The following land subdivision principles, standards, and requirements
shall be applied by the Planning Commission in evaluating the plans
for proposed subdivisions and shall be considered minimum requirements.
A.
Land shall be suited for the purpose for which it is to be subdivided
in accordance with the interest and purpose of the elements of the
Fairview Area Comprehensive Plan.
B.
Land subject to hazards of life, health and safety shall not be subdivided
until such hazards have been removed.
C.
Where not prohibited by this or any other laws or ordinances, land
located in any designated floodplain area may be platted for development,
provided that the developer constructs all buildings, structures,
and improvements so that the possibility of flood damage from the
100-year flood is eliminated.
D.
No proposed subdivision and/or land development shall be approved
within any approximate floodplain area if it may cause an increase
in the 100-year flood elevation of more than one foot at any point.
E.
Building sites for residences or any other type of building or structure
or accommodation shall not be permitted in any floodway and coastal
and bluff recession hazard areas. Sites for these uses may be permitted
outside the floodway area if the sites or dwellings are elevated up
to the regulatory flood elevation.
F.
Building sites for structures or buildings other than for residential
uses shall not be permitted in any floodway and coastal and bluff
recession hazard areas. Sites for such structures and buildings outside
the floodway area shall be elevated up to the regulatory flood elevation.
G.
If the Board of Supervisors determines that only a part of a proposed
tract can be safely developed, it shall limit development to that
part.
A.
Proposed streets shall be properly related to Township, county and
state roads and highway plans which have been prepared and officially
adopted. The standards set forth in this chapter are intended for
new streets in residential subdivisions. New local roads not in such
a subdivision proposed for dedication shall comply with the design
standards herein or the applicant may request alternative standards.
When such a request is received, the Supervisors shall consult with
the Township Engineer to consider the proposed use of the road. New
principal, arterial, marginal access, collector roads, roads for industrial
or commercial subdivisions, or existing private roads proposed for
dedication shall, at a minimum, comply with the appropriate road design
standards as set forth by the Pennsylvania Department of Transportation,
Publication 70M, "Guidelines for the Design of Local Roads and Streets,"
latest edition.
B.
Streets shall be logically related to the topography so as to produce
usable lots and reasonable grades.
C.
Minor streets shall be so laid out as to discourage through traffic,
but provisions for street connections into and from adjacent areas
will be generally required.
D.
Temporary dead-end streets shall be permitted when it is clear that
through traffic at such a street end may be essential to the street
system in that district, and under the said conditions, a dead end
must have adequate turning space for vehicles, which is a minimum
right-of-way radius of 65 feet.
E.
Any street or way already established shall be continued at not less
than its existing width.
F.
Any street or way that is planned, though not already established,
shall be continued at not less than its width as planned.
H.
Minimum grades on all streets shall not be less than 1%.
I.
Vertical curves shall be installed on all street grade changes exceeding
1%.
J.
Alignment:
L.
Widths:
(1)
Minimum street right-of-way widths and cartway widths shall
be as follows:
|
Type of Street
|
Cartway
(feet)
|
Right-of-Way
(feet)
|
|---|---|---|
|
Minor
|
26
|
50
|
|
Collector
|
30
|
60
|
|
Arterial
|
As prescribed by the Pennsylvania Department of Transportation
| |
(2)
In cases where a new subdivision is planned to join the street
system on an existing subdivision, the above minimum requirements
shall apply except where the existing streets and rights-of-way are
larger than required. In this event, the Planning Commission may require
that the new streets and rights-of-way be as large as those in the
existing subdivision. Private covenants may apply if their provisions
are in excess of this chapter.
M.
Culs-de-sac. Culs-de-sac may be permitted where the length shall
be at least 250 feet and does not exceed 600 feet and where a vehicular
turnaround with a right-of-way diameter of 130 feet is provided. Extension
of a cul-de-sac shall be permitted to connect to a street system of
a new or extended subdivision provided that the maximum street lengths
for blocks and culs-de-sac are met. Culs-de-sac shall be avoided unless
it is clear that a through street is not essential to the street system
of the plan or the adjacent area.
N.
Street intersections:
(1)
(2)
A clear sight triangle shall be provided and maintained at all
intersections.
(a)
The leg of the triangle shall be 120 feet in length along the
center line of all arterial and collector streets.
(b)
The leg of the triangle shall be 100 feet in length along the
center line of all minor streets and access drives.
(c)
No obstruction greater than three feet in height shall be located
within a clear sight triangle.
(3)
Clear sight triangles shall be indicated on the plans.
(4)
When fences, hedges or other plantings, structures, or walls
on any lot corner would create a traffic hazard by limiting vision
clearance across a corner lot from a height of three feet above the
finished paved area, at the center line of the right-of-way, the applicant
shall cut such structure and/or vegetation in conjunction with grading
the right-of-way to provide a sight line in accordance with the criteria
of AASHTO "A Policy on Geometric Design of Highways and Streets,"
or most current regulation.
(5)
Proper safe stopping sight distance shall be provided with respect
to both horizontal and vertical road alignments at all intersections.
(a)
The required and available safe stopping sight distance shall
be included on the plans for all existing and proposed intersections.
(b)
Street intersections shall be located at a point that provides
optimal sight distance in both directions.
(c)
Sight distance at street intersections shall provide the following
minimum stopping distance for a vehicle traveling on an approaching
street which has no stop or signal control as outlined in PennDOT
Publication 13M, Design Manual 2, Chapter 2, Section 1.17.D, latest
edition.
(d)
Inadequate sight distance remedies. If it is impossible to achieve
required safe stopping sight distance in both directions, the Township
may:
[1]
Prohibit left turns by entering or exiting vehicles;
[2]
Require alteration of the horizontal or vertical geometry of
the roadway or access; all such work shall be at the expense of the
applicant;
[3]
Require removal of physical obstruction from the line of sight,
at the expense of the applicant;
[4]
Require installation of a separate left turn standby lane; or,
[5]
Deny access to the roadway.
(6)
Where the grade of any street at the approach to an intersection
exceeds 5%, a leveling area shall be provided with a transitional
grade not to exceed 2% for a distance of 50 feet from the nearest
right-of-way line of the intersection.
(7)
Intersection of more than two streets shall be avoided.
(8)
All street intersection angles shall be 90°, or as near
thereto as site conditions permit.
O.
Street offsets. Street offsets of less than 125 feet are not permitted.
P.
Private streets shall not be approved nor shall improvements be approved
for private streets.
Q.
Streets. The finished elevation of any proposed street shall be one
foot or more above the regulatory flood elevation.
R.
New streets shall not be proposed within any coastal and bluff recession
hazard areas.
S.
Access drives.
(1)
The cartway of all access drives shall be constructed in accordance
with the collector street specifications of this chapter.
(2)
Access drives do not require a specific right-of-way; however,
the following standards for cartway width shall apply:
|
Number of Lanes
|
Cartway Width
(feet)
|
|---|---|
|
3
|
36
|
|
2
|
24
|
|
1
|
12
|
(3)
Parallel parking may be permitted along one side of access drives
provided the required width is increased by eight feet.
(4)
The same vertical and horizontal alignment standards shall be
required for access drives that are required for minor streets in
this chapter.
(5)
The same intersection standards shall be required for access
drives that are required for local streets in this chapter.
(6)
Access drives shall be located a minimum of 15 feet from side
or rear property lines.
(7)
Access drives shall be provided with an unobstructed green area
(setback) that is parallel to, and along the entire length of, the
access drive.
(a)
The width of the green area shall be measured from the edge
of pavement and be a minimum of 15 feet in width.
(b)
The drive shall be accessible throughout its entire length for
essential service vehicles, including emergency vehicles, delivery
trucks, utility service vehicles including waste disposal.
(c)
The green area may be utilized for stormwater management facilities,
utilities, lighting, landscaping and other compatible uses. In no
case shall any building or structure be located within the required
green area.
A.
All lots shall be designed in accordance with the lot and area requirements
of the Fairview Township Zoning Ordinance and shall apply as follows:
|
District
|
Minimum Lot Size
(square feet)
|
Maximum Depth/Width Ratio
|
Minimum Frontage
(feet)
|
Minimum Depth
(feet)
|
|---|---|---|---|---|
|
R-1 single-family
|
10,000
|
2:1
|
80
|
125
|
|
R-1 other
|
20,000
|
3:1
|
100
|
125
|
|
R-2 single-family
|
20,000
|
3:1
|
100
|
175
|
|
R-2 other
|
1 acre
|
3:1
|
135
|
175
|
|
R-3 single-family
|
15,000
|
3:1
|
90
|
150
|
|
R-3 multifamily
|
14,500
|
3:1
|
90
|
150
|
|
R-3 other
|
1 acre
|
3:1
|
135
|
150
|
|
B-1
|
20,000
|
3:1
|
100
|
175
|
|
B-1 in Village
|
10,000
|
3:1
|
80
|
175
|
|
B-2
|
20,000
|
3:1
|
100
|
175
|
|
B-2 in Village
|
10,000
|
3:1
|
80
|
175
|
|
B-3
|
20,000
|
3:1
|
135
|
175
|
|
I-1
|
1 acre
|
3:1
|
135
|
250
|
|
I-2
|
1 acre
|
3:1
|
135
|
250
|
|
I-3
|
1 acre
|
3:1
|
135
|
250
|
|
A-1 single-family
|
1 acre
|
4:1
|
135
|
200
|
|
A-1 other
|
2 acres
|
4:1
|
170
|
200
|
|
A-2
|
2 acres
|
5:1
|
150
|
250
|
|
A-2 other
|
10 acres
|
5:1
|
300
|
400
|
|
A-3
|
Requirements of adjacent district
| |||
B.
All lots shall be designed to accommodate the off-street parking
and loading requirements of the Fairview Township Zoning Ordinance.
C.
The frontage width of lots fronting a cul-de-sac shall be determined
as the width between the two intersections of the street right-of-way
of the cul-de-sac and the property line. Minimum lot widths for cul-de-sac
vehicular turnarounds:
D.
All lot lines shall be set perpendicular or radial to the center
line of the street whenever possible. All nonradial lines shall be
denoted as such on the plat.
E.
Lots abutting local streets shall front upon the streets which parallel
the long dimension of the block, if possible.
F.
All lots shall abut by their full frontage on a publicly dedicated
street or on a street that has received the legal status as such.
Lots abutting exclusively on a private street or easement shall not
be approved. Frontage is defined for the purpose of providing primary
access to the principal use.
G.
No flag lots shall be permitted unless the lot side abutting a street
right-of-way is the minimum lot width at right-of-way for that district.
H.
Corner lots shall have a minimum front yard setback distance from
both rights-of-way.
All building setback lines shall be provided as required in
the Fairview Township Zoning Ordinance.
A.
Block length shall not exceed 1,200 feet without a crosswalk (see Subsection C) nor be less than 500 feet.
B.
Blocks shall be at least two lots in depth except for reverse or
double-frontage lots.
C.
Exceptionally long blocks shall be provided with crosswalks with
a minimum right-of-way reservation of 12 feet and a five-foot paved
walk. The crosswalk shall be located at the mid-point of the block.
Where desirable or expedient, adequate easements or dedications
for public service utilities shall be provided for sanitary sewer,
storm sewer, water, electric power and gas lines, and similar services.
No structure, planting or obstruction of any kind shall be placed
or allowed to be placed in or on any underground easement or access
easement or interfere in any way with any easement.
A.
Utility easements shall have a minimum width of 20 feet and be placed
at the side or rear of lots whenever possible. When the Township Engineer
determines that conditions are suitable for essential services, an
easement reservation will be required.
B.
Anchor easements shall be approximately four feet by 30 feet and
placed on a lot line.
C.
Aerial easements shall be a minimum of 15 feet.
Sidewalks and crosswalks, where required, shall be installed
by the applicant along public streets in the R-1 Village (Zoning)
District and in its corresponding "Village Area" Business Districts
as designated in the Fairview Township Zoning Ordinance, or where
deemed necessary for public safety, as recommended by the Planning
Commission and approved by the Board of Supervisors. Sidewalks shall
be installed in accordance with the Fairview Township Sidewalk Ordinance
and Illustration D11 of this chapter. The developer shall be responsible
for compliance with required ADA standards.
Reserved strips surrounding the property or areas, reserved
for any purpose which shall make any area unprofitable for regular
or special assessments or which may revert to untended nuisance areas,
will not be recommended by the Planning Commission and approved by
the Board of Supervisors.
The applicant may choose his street names subject to the recommendations
of the Planning Commission and approval of the Board of Supervisors.
No street, other than an extension, may be given the name of an existing
street in the Township or County.
In subdividing land, it shall be done in a manner that will
not have the effect of debarring adjacent property owners from access
to the street rights-of-way of the neighborhood.
A.
The Planning Commission may recommend and the Board of Supervisors
may require that areas for parks and playgrounds of a size not to
exceed 10% of the land area to be subdivided, free of wetlands, floodplains
or steep slopes, be reserved for acquisition or dedicated to the Township
for recreation purposes where such facility is planned in accordance
with the Fairview Area Comprehensive Plan.
B.
The dedication or reservation for acquisition of recreation areas
in any proposed subdivision shall be compared with similar existing
reservations or dedications in adjoining tracts or subdivisions in
order to provide usable recreation areas without imposing hardships
on the part of any applicant or Fairview Township.
C.
In lieu of 10% recreation land dedication or reservation for acquisition,
upon mutual agreement of the applicant and the Township, fee equal
to the market value of 10% of the recreation land dedication or reservation
may be substituted on the following basis:
(1)
A fixed per-lot fee payable to the Township and retained in
a fund established for the purchasing of future recreation lands or
improvements.
A.
Driveways shall be installed by the property owner in accordance
with the Fairview Township Driveway Ordinance.
B.
In the preparation of land development and subdivision plans, evidence
shall be submitted to show that the requirements set forth in the
Fairview Township Driveway Ordinance can be met for each proposed
building lot. A note shall be placed on the plan, before it is recorded,
stating that each individual lot owner will be responsible for obtaining
a driveway permit as required by the Fairview Township Driveway Ordinance.
The note shall make specific reference to the number and name of the
Fairview Township Driveway Ordinance.
C.
Driveway locations shall be provided on the plan for all corner lots.
Driveways shall be located as to provide the minimum required safe
sight stopping distance at the intersection with streets and shall
not be located within any clear sight triangle.
All installations, locations, and materials shall comply with
Township and PennDOT standards.
A.
Traffic regulatory sign details and procedures. Note: If it is necessary
for the Township to take official action relative to certain signs
(for example, to set a speed limit), the developer will recommend
the appropriate action and be responsible for sign installations after
the required action is taken.
(1)
Stop signs.
(2)
Speed limit signs (25 mph, unless noted).
(3)
"No outlet" signs.
(4)
Yield signs.
(5)
Weight, size, and load restrictions.
(6)
Turning restrictions.
(7)
Stopping, standing, and parking restrictions.
(8)
Hazardous grade speed limits.
(9)
"No passing" zones.
(10)
No turns on red restrictions.
(11)
Removal of traffic hazards.
(12)
School zones and school zone speed limits.
(13)
Special speeds on bridges or elevated structures.
(14)
Creation of one-way streets.
(15)
Arrows to indicate the flow of traffic.
B.
All traffic control signs (other than street name signs) must use
the following specifications:
(1)
One sign per post.
(2)
Must use easy erect channel.
(3)
Eight-foot long galvanized steel posts.
(4)
Three-foot counter sink posts.
(5)
Breakaway hardware.
(6)
Theft-proof nuts and bolts.
(7)
All traffic control signs must be at least six feet to the bottom
of the sign, and two feet to five feet behind the outside edge of
pavement.
(8)
Signs, when not at an intersection, should be placed between
lots, on lot lines.
C.
Street name signs:
(1)
The standard Township street sign must match existing street
signs presently in use throughout the Township and meet current state
requirements.
D.
Final approval:
(1)
All identification and traffic warning and regulatory signage
must be purchased and installed by developer prior to the issuing
of any occupancy permits.
(2)
Bonds shall not be released for the streets until all signage
installations receive final approval from the Township Engineer.
(3)
When all signs have been installed, the developer must request
the Township Engineer to review the installation. The Township Engineer
will give written notice of acceptance or denial. A copy shall go
to the Township.
(4)
All developers must purchase and install all signs on their
own.
