Article IV Design Standards

Residential blocks shall ordinarily not exceed 1,200 feet in length, and commercial blocks shall ordinarily not exceed 1,200 feet in length.

Pedestrian interior walks may be required where necessary to assist circulation or provide access to community facilities. Such crosswalks shall have a width of not less than 10 feet and be all-weather-surfaced for not less than four feet in width.

Blocks shall be of sufficient width to permit two tiers of lots of appropriate depth, except where an interior street parallels a major street or where it backs up to a railroad, creek or other natural barrier or unsubdivided area.

Where a subdivision adjoins a major state highway (one which is designated and marked for two lanes or more and carries at least 100 vehicles per day), the greater dimension of the block shall front along said highway, and interior streets may be required to minimize the number of points of access. Such streets may be required whenever topographic conditions, traffic density or lack of proper sight distance dictate for reasons of health and safety. Any subdivision of five lots or more with frontages averaging less than 300 feet along the highway may be subject to this requirement if the Township Board of Supervisors determines, after inspection, that such is necessary for the above-stated reasons.

Cul-de-sac streets, permanently designed as such, shall not exceed 600 feet in length and shall furnish access to not more than 12 dwelling units. Cul-de-sac streets shall have at the closed end a turnaround with the right-of-way having a minimum outside radius of not less than 50 feet and shall be paved to a radius of not less than 40 feet. Drainage of culs-de-sac shall preferably be toward the open end.

Lots.

All side lines of lots shall be at approximate right angles to straight street lines and radial to curved street lines, except where a variation to this rule will provide a safer layout.

Double frontage lots shall ordinarily not be platted, except as specifically provided herein. In that event, a planting strip of at least 20 feet in width may be required along the back of the lot.

If remnants of land exist after subdividing, they shall be incorporated in existing or proposed lots.

Corner lots shall have an average width of at least 100 feet. Either of the two sides of a corner lot may be designated as the front, provided that the rear yard shall always be opposite the frontage so designated. All corner lots shall have a curve with a minimum radius of 10 feet joining the intersecting right-of-way lines.

All lots shall front on a public or private street, existing or proposed. However, upon written request by the subdivider, the Township may grant a waiver from the street requirements of this chapter to permit access to a single-family residential lot from a private drive, provided that a release has been given to the Township making clear that the Township is exempted from all responsibility for the maintenance of the same and the lot in question is not capable of being subdivided further or is so restricted.

(6)

The following development standards shall apply:

[Amended 12-30-1985; 3-11-1991 by Ord. No. 1-1991; 9-11-1995; 12-14-1998; 3-10-2003; 11-13-2006]

Standard	Off-Site Sewage and Water	Off-Site Sewage or Water	On-Site Sewage and Water
Minimum area (square feet)	43,560***	65,340***	87,120***
Minimum average width (feet)	70	100	150
Minimum average depth (feet)	100	150	150
Minimum front yard* (feet)	25*	25*	25*
Minimum rear yard (feet)	15	15	15
Minimum side yard (feet)	15	15	15
Minimum side yard (feet) for a preexisting lot** for residential purposes	10	10	10
Maximum building height (feet)	35	35	35
Maximum lot coverage	40	35	30

	NOTES:
	*	From the edge of any right-of-way.
	**	For purposes of this subsection amendment, a "preexisting lot" is a lot or parcel of land which was established by deed of conveyance recorded of public record or by will devise probated prior to the adoption of the Salem Township Subdivision and Land Development Ordinance on October 17, 1983.
	***	Pursuant to § 99-23B(6), said area is exclusive of rights-of-way.

(7)

Monuments.

Monuments shall be placed at perimeter corners and the corner of each street, and markers set at the corner of each lot, to permanently and accurately define the metes and bounds of the blocks and lots created. Monuments shall be of the following type or approved equal:

Reinforced concrete, four by 48 inches.

[2]

Cut stone, preferably granite, four by 48 inches.

[3]

Galvanized iron pipe, two by 48 inches, filled with concrete.

[4]

Brass pin, 3/4 inch in diameter, grouted four inches into rock.

Monuments shall extend 42 inches below ground or to solid rock. Lot corner markers shall be of pipe or steel at least 3/4 inch in diameter and 10 inches in length and must be set at all corners of all lots prior to final approval.

§ 99-24 Common open space.

Not less than 5% of the gross area of the entire tract, exclusive of lakes or ponds, shall be reserved for common open space and the recreational use of the residents of that subdivision or the general community, except where such area would be less than one acre. This requirement may be waived in instances of exceptionally sized lots. The following and similar facilities shall meet this requirement: swimming pools, tennis courts, riding and cycling paths, playgrounds, community centers and other open areas. Such areas designated for play lots, parks and other outdoor recreational facilities shall be of a size, shape and other physical characteristics so as to be free of health and safety hazards and suitable for the designated use. Sites so dedicated shall not be deemed to be accepted by the Township unless and until the municipality has taken formal action with regard to the same.

§ 99-25 Water supply.

Where public water supply is available within 1,000 feet of the proposed residential development, the subdivider shall construct a system of water mains and connect with such system and provide a connection for each lot. Regardless of this requirement, all subdivisions and land developments shall be served with an adequate water supply. Plans and specifications for off-site water systems (i.e., extension of an existing system or a proposed new facility) shall be prepared by an engineer and shall conform to accepted engineering practices. The system shall be designed to furnish adequate main sizes and fire hydrants located to meet the specifications of the Association of Fire Underwriters and the Salem Township Fire Department. Approval of such system shall be shown on the final plan. Suitable agreements shall also be established for the design, specifications, construction, ownership and maintenance of such distribution system. The following standards shall apply:

Off-site water supply. An off-site water supply system shall meet the requirements stated herein prior to the approval of a preliminary subdivision or land development plan which proposes to use such central water system.

Existing utility. The utility shall submit plans for extension of its present distribution system to Salem Township. The utility shall also secure such permits and certificate of convenience to furnish such services from the appropriate state agencies where required by this chapter. The utility shall demonstrate an adequacy of supply to provide a minimum of 110 gallons per capita per day (GPCD) and/or 400 gallons per day (GPD) for each residential dwelling unit to be serviced. Service to industrial or commercial establishments shall show adequacy of supply to meet said industrial or commercial needs as established by the American Water Works Association.

Proposed utility. Any proposed new utility shall be engineered by a registered professional engineer well-versed and knowledgeable in the field of water supply engineering.

Deep well source requirements for off-site water supplies.

Wells shall be sited, drilled and tested under the direct supervision of a registered professional engineer or a professional groundwater geologist.

Well construction shall be consistent with good practice and the guidelines of the Pennsylvania Department of Environmental Resources.

Wells shall be so located that no potential pollution sources can exist within a one-hundred-foot radius. The well shall be located on a reserved parcel.

The effect of a real drawdown shall be carefully evaluated and reported.

§ 99-26 Sewage disposal.

When a public sewage disposal system is located within 1,000 feet of the proposed residential development, the subdivider shall provide a system of collection lines to connect to said system. Regardless of this requirement, all subdivisions and land developments shall be provided with an adequate sewage disposal system. All residential lots shall contain suitable areas for on-lot sewage disposal systems or be served by an approved sewage disposal system. Plans and specifications, including a planning module for land development complete with all appropriate components as required by the Pennsylvania Department of Environmental Resources (to revise or supplement the Township Official Plan), shall be submitted with all preliminary subdivision or land development plans. Following preliminary plan approval, the Township will submit copies of the module and necessary documentation to the commonwealth for review. Commonwealth approval of the module and the Township's revision or supplement to its Official Plan shall be required prior to final approval.

Central sewers are required for all residential lots and nonresidential developments where the Township SEO (Sewage Enforcement Officer) or the Department of Environmental Resources determine that on-site conditions are unsuitable for on-lot subsurface sewage disposal systems.

Design standards, materials and specifications shall be as outlined in current Pennsylvania Department of Environmental Resources requirements and all other requirements, either federal or state, necessary to secure the requisite permit from such agencies.

Where connection to neither a centralized water system nor a centralized sewage system is required, on-site systems shall be provided in accordance with criteria set forth by the Pennsylvania Department of Environmental Resources. The Township Sewage Enforcement Officer's site and soils evaluation by test-pit method and favorable report are required prior to preliminary plan approval. The Sewage Enforcement Officer shall determine the number and location of test pits and soil percolation tests necessary to determine the general suitability of soils throughout the subdivision or land development for on-lot subsurface sewage disposal.

Sanitary sewers shall be designed and constructed in strict accordance with Pennsylvania Department of Environmental Resources standards and Township standards.

Sanitary sewers shall not be used to carry stormwater.

§ 99-27 Erosion and sedimentation.

In the event that any developer shall intend to make land changes by grading, filling, excavating or the removal or destruction of the natural topsoil or vegetative covering thereon in accordance with a subdivision plan submitted to the Township, the same shall only be approved and accomplished after the developer has submitted to the Township an erosion and sedimentation plan and otherwise complied with commonwealth regulations respecting such plans. Measures in the plan shall meet with the approval of the Wayne County Conservation District.

§ 99-28 Storm drainage.

A stormwater drainage plan may be required in certain cases for major subdivisions or land developments and will be required in all cases in which the proposed subdivision exceeds 100 acres in size. Such a plan, along with that in § 99-27 above, shall comply with Chapter 102 of the Pennsylvania Department of Environmental Resources regulations. Such a plan shall also be prepared in consultation with the Wayne County Conservation District and the Soil Conservation Service, which shall suggest methods and appropriate measures for meeting the intent of the Pennsylvania Stormwater Management Law.[1] The following additional requirements shall apply:

Lots shall be laid out and graded to prevent cross-lot drainage away from proposed building areas. Natural draingecourses shall be maintained.

The existing points of natural drainage discharge onto adjacent property shall not be altered, nor shall the rate of water runoff be increased because of development, without the written approval of all affected landowners.

No stormwater runoff or natural drainage water shall be so diverted as to overload existing drainage systems or create flooding or the need for additional drainage structures on other private properties or public lands without complete approval of provisions being made by the developer for properly handling such conditions.

Storm drainage facilities should be designed not only to handle the anticipated peak discharge from the property being subdivided, but also the anticipated increase in runoff that will occur when all of the property at a higher elevation in the same watershed is fully developed.

Where a subdivision is traversed by a watercourse, there shall be provided a drainage easement of at least 25 feet to each side of the stream from that stream bank or such additional width as will be adequate to preserve the unimpeded flow of natural drainage.

Drainage structures that are located on state highway rights-of-way shall be approved by the Pennsylvania Department of Transportation, and a letter from that office indicating such approval shall be directed to the Township prior to final plan approval.

All streets shall be so designed as to provide for the discharge of surface water from their rights-of-way. The slope of the crown on proposed streets shall be one-fourth (1/4) inch per foot away from the center line.

All proposed surface drainage structures shall be indicated on the preliminary plan.

Drainage plans shall include all appropriate designs, details and dimensions necessary to clearly explain proposed construction materials and elevations.

Whenever storm drains are required by the Commission and Board of Supervisors, such storm sewer systems shall be separate from the sanitary sewer system. Storm drains or storm sewer facilities may be required in any development situation where the Township Planning Commission and Supervisors determine that surface drainage facilities are inadequate to prevent excessive erosion and lot or road maintenance problems.

Drainage systems shall be designed in accordance with such design standards as may be promulgated by the Pennsylvania Department of Environmental Resources or the Pennsylvania Department of Transportation using hydraulic computations to show effects of the flow of water. In no case shall any pipe system of less than 15 inches in diameter be used underneath a street or driveway. All dams, lakes, ponds or stream encroachments shall be designed in accordance with the design standards of the Department of Environmental Resources.

If it can reasonably be anticipated that there will be an increase in the flow of water onto the property of some other person as a result of action, a drainage release shall be submitted with the application. Where possible, the drainage releases will be obtained, by and at the expense of the applicant, from all property owners over whose land additional drainage will flow. All drainage releases shall be notarized and recorded, by and at the expense of the applicant, in the county office of the Recorder of Deeds. If a drainage release cannot be obtained from any affected property owner, the Township may nonetheless issue a permit if it determines that there is no reasonable and prudent alternative available to the applicant and the applicant executes an indemnification agreement acceptable to the Township.

Where a subdivision is traversed by a watercourse, draingeway, channel or stream, there shall be provided a drainage easement conforming substantially to the line of such watercourse, drainageway, channel or stream and of such width as will be adequate to preserve the unimpeded flow of natural drainage or for the purpose of widening, deepening, relocating, improving or protecting such drainage facilities. Any changes in the existing drainageway shall be subject to the approval of the Pennsylvania Department of Environmental Resources, Water and Power Resources Board, Division of Dams and Encroachments.

All drainage systems and structures shall be subject to the approval of the Township Engineer, Township Supervisors or any such other qualified person as may be appointed for this purpose by the Township Supervisors.

Editor's Note: See 32 P.S. § 680.1 et seq.

§ 99-29 Streets.

General. The arrangement, character, extent, width, grade and location of all streets shall conform to the Comprehensive Plan. Where not shown on the Comprehensive Plan, the arrangement and other design standards of streets shall conform to the provisions found herein. Every subdivision shall have access to a public right-of-way.

Design and arrangement.

In general, all streets shall be continuous and in alignment with existing streets and shall compose a convenient system to ensure circulation of vehicular and pedestrian traffic, with the exception that minor streets shall be laid out including the use of loop streets and culs-de-sac so that their use by through traffic will be discouraged.

Where a subdivision abuts or contains an existing or proposed arterial street, marginal access streets may be required in order to protect residential areas from heavy traffic and also to provide separation between local and through traffic.

Streets shall be logically related to the topography so as to produce usable lots and reasonable grades as required by this chapter and other Township ordinances.

New half or partial streets will not be permitted. Wherever a tract to be subdivided borders an existing half or partial street, the remaining portion of the street shall be platted within such tract.

Dead-end streets shall be prohibited, except as stubs to permit future street extension into adjoining tracts or when designed as culs-de-sac.

(6)

Where adjoining areas are not subdivided, the arrangement of streets in new subdivisions shall make provision for the proper protection of streets.

(7)

Streets shall be laid out to intersect as nearly as possible at right angles; in any event, no street shall intersect another at less than 60°. Intersections of more than two streets shall be avoided. Where this proves impossible, such intersections shall be designed with care for safety, and suitable curbs, barriers, signs and other devices may be required. Streets entering on the opposite side of another street shall be laid out directly opposite one another or offset a minimum of 160 feet.

(8)

Street and driveway intersections with arterial streets shall not be so numerous nor so close to each other as to impede the flow of traffic.

(9)

Clear sight triangles shall be provided at all street intersections. Within such triangles, no vision-obstructing object other than utility poles, streetlights, street signs or traffic signs shall be permitted which obscures vision above the height of 30 inches and below 10 feet measured from the center-line grade of intersecting streets. Such triangles shall be established from a distance of 75 feet from the point of intersection of the center lines, except that clear sight triangles of 150 feet shall be provided for all intersections with collector or major streets. Wherever a portion of the line of such triangles occurs behind (i.e., from the street) the building reserve (setback) line, such portion shall be shown on the final plan of the subdivision and shall be considered a building setback (reserve) line.

(10)

No vacation of any street or part of a street dedicated for public use shall be approved if such vacation interferes with the uniformity of the existing street pattern or any future street plans prepared for the area.

Alleys. Alleys may be permitted in residential areas under special circumstances, but in no case shall an alley provide the only means of access to a lot. Alleys are required on the rear of all commercial and industrial lots if no other provisions are made for adequate service access or for parking.

Street grades.

Profiles.

No street grade shall be less than five-tenths percent (0.5%) or exceed the following, with due allowances for reasonable vertical curves:

	Street Type	Grade
	Major traffic streets	6% (up to 8% for 250 feet)
	Collector streets	8% (up to 12% for 250 feet)
	Minor streets	12% (up to 16% for 250 feet)
	Alleys	10%

Streets shall have a grade not to exceed 3% for a distance within 25 feet of the street right-of-way line of any intersecting street.

Cross section. The gradients of streets shall be not less than five-tenths percent (0.5%) without curb and gutter and three-tenths percent (0.3%) with curb and gutter. On streets where curbs, gutters and sidewalks are not required, there shall be a berm, the width of which shall be determined by the applicable street cross-section regulations.

Minimum vertical and horizontal visibility [measured 4 1/2 feet, eye level, to taillights, 18 inches, above ground level] for curves, shall be as follows:

	Street Type	Minimum Vertical and Horizontal Visibility (feet)
	Major highways	500
	Collector streets	300
	Streets shorter than 500 feet	100
	Minor streets	150

Street and alley width.

The width of all major thoroughfares shall conform to the width designated on the municipality's Official Map or Major Thoroughfare Plan.

The minimum right-of-way widths for streets and alleys are as follows:

	Type of Street or Way	Minimum Right-of-Way Width (feet)
	Major streets	80
	Collector streets	60
	Minor streets	50
	Marginal access streets	40
	Crosswalks	4

Dead-end streets. Any dead-end street of a temporary nature, if longer than 200 feet or fronted by existing lots, shall have a surfaced turning area equal in diameter to the right-of-way width of said street at its termination.

Grading.

The entire width of the travelway of each street in a proposed subdivision shall be graded and suitably prepared for installation of paving, drainage structures, curbs and gutters in accordance with the appropriate standards for the class of street.

The subgrade shall be free of sod, vegetative matter or other similar material. Where poor subsurface drainage conditions exist, adequate drainage shall be installed. The subgrade construction shall conform to minimum standards as adopted by the municipality.

Pavement.

The width of pavement will vary, depending upon the character of the development served and the amount of traffic expected to utilize the street. The following are minimum street pavement widths:

Type of Street	Minimum Shoulder Width (Each Side) (feet)	Minimum Clearance Beyond Shoulder (Each Side) (feet)	Minimum Pavement Width (feet)
Major streets, 2 lanes	10	10	24
Collector streets	10	8	22
Minor streets	8	4	20

The pavement shall be constructed in accordance with specifications and standards as adopted by the municipality.

Berms and embankments.

Street shoulders shall be constructed with materials as specified by municipal ordinance. The entire shoulder area shall be uniformly and thoroughly compacted by rolling and must be level with the top of the road paving or as directed by the engineer.

Embankments at the sides of streets and cross sections of drainage ditches shall not exceed a maximum slope of two feet horizontally to one foot vertically in a cut or fill section. In special cases, the engineer may require more rigid standards.

Curbs and gutters.

In commercial developments or where other similar intensive uses exist or are anticipated, curbs shall ordinarily be required on primary, secondary and minor highways if such construction is deemed necessary for public safety.

Minimum curb or pavement-edge radii at street intersections shall be 30 feet.

Where curbs exist on abutting properties, their extension will ordinarily be required throughout the proposed subdivision.

Curbs shall not be constructed where pavements are less than 22 feet in width. Where curbs are not required, adequate gutters shall be graded and protected by seeding or appropriate surfacing.

Curbs may be of the wall-type or may be combined with gutters built of concrete. Curbs, combined curbs and gutters and graded gutters shall be constructed in accordance with the specifications and standards as adopted by the municipality.

Walls, slopes and traffic guards.

Where the grade of the street is above or below the grade of the adjacent land, walls or slopes shall be constructed in a manner satisfactory to the Township and shall be sufficient to support the street or the adjacent land, as the case may be.

Where the grade of the street is three feet or more above the grade of the adjacent land, guards shall be built to protect travel, if required by the Township.

Street name signs. Four-way street name signs of a design approved by the governing body will be installed at each street intersection by the subdivider at his or her own expense. Streets that are extensions of or obviously in alignment with existing streets shall bear the name of existing streets. Street names shall not be repeated within the Township and shall be subject to Township approval.

Street improvements. All streets, including culs-de-sac and alleys, shall be constructed as shown in the preliminary and final plan as approved by the Supervisors. The streets shall be constructed of such materials as may be required by the Township Road Ordinance.[1]

Editor's Note: See Ch. 95, Streets and Sidewalks, Art. II.

Streetlighting. Streetlighting is the responsibility of the applicant to provide and the lot owners to maintain and operate. The Township Engineer will determine when and if streetlighting is necessary, evaluating need on the basis of safety considerations and commonly accepted standards of lighting. Whether or not streetlights are initially installed, the developer shall be responsible for providing utility easements for future streetlighting installation upon consultation with the public service utility company involved.

Shade trees. Reasonable efforts should be made by the subdivider to preserve existing shade trees. In addition, deciduous hardwood trees with a minimum caliper of 1 1/2 inches should be provided in accordance with conditions to be agreed upon by the Township and, if necessary, the appropriate public utility. Where provided, such trees should be planted between the street right-of-way and the building reserve (setback) line at least 10 feet from the public street right-of-way. No trees or shrubs shall be planted between the sidewalk and the right-of-way line.

Any tree planted in a commercial or industrial area shall have a minimum caliper of three inches.

A street tree planting plan shall be furnished for approval by the Township as to kind, size and location of trees.

Requirement for road occupancy and other permits.

No driveway, local road or drainage facility or structure shall be constructed or altered within a state right-of-way, and no drainage facility of the Pennsylvania Department of Transportation shall be altered or connected onto without first obtaining a permit from the Pennsylvania Department of Transportation.

No driveway, local road or drainage facility or structure shall be constructed or altered within a state right-of-way, and no drainage facility of Salem Township shall be altered or connected onto without first obtaining a permit from the Salem Township Supervisors.

Private drives.

[Amended 12-30-1985; 8-14-2007]

In subdivisions involving three or fewer lots, minimum street requirements shall be as follows, provided that the Township is given satisfactory evidence, in the form of a declaration of restrictive covenants, the private status of said road or street is permanent:

Right-of-way: 25 feet.

Cartway: 16 feet.

Every such private drive shall be constructed according to the standards on the Typical Cross-Section of Road - Private Driveway, which is attached hereto and made a part hereof.[2]

[2]

Editor's Note: The Typical Cross Section of Road - Private Driveway is located at the end of this chapter.

§ 99-30 Commercial, industrial and other nonresidential land developments.

If there is a potential for resubdivison of any of the lots created such that eventually more than three lots meeting current standards might result, the subdivider shall provide such additional right-of-way width as necessary to serve the maximum potential number of lots. Cartway width and other standards shall not be affected.

[Amended 12-9-1996]

Application and procedure. All commercial, industrial and other nonresidential land developments shall comply fully with the procedures set forth in Article III of this chapter, Plan Submission and Review Requirements, regardless of whether or not any actual conveyance of land by metes and bounds or other means is involved. Preliminary and final plans for any new or expanded commercial, industrial or other nonresidential development shall be prepared and submitted for review and approval in the same manner as preliminary and final plans for residential subdivisions.

Street systems.

Traffic movements in and out of commercial and industrial areas should not interfere with external traffic nor should they create hazards for adjacent residential areas.

The design of streets, service drives and pedestrianways should provide for safe and hazard-free internal circulation, including provision for fire lanes where appropriate.

The points of ingress shall be designed so as not to require commercial or industrial traffic to pass through residential areas.

The impacts of additional traffic associated with any land development shall be mitigated with appropriate design measures approved by the Pennsylvania Department of Transportation or Salem Township, if such impacts would result in a significant decline in the level of service of any existing highway or intersection. Traffic delays shall be maintained at a level below where the highway is expected to be in 10 years absent the new land development.

Traffic impact studies, conducted generally in accordance with the requirements of the Pennsylvania Department of Transportation Highway Occupancy Permit Handbook, shall be prepared for any nonresidential land development on a state or Salem Township highway which will generate more than 25 vehicles per hour during the a.m. or p.m. peak hour of the highway, as determined from the Institute of Transportation Engineers latest trip generation report.

Plan review standards. Plans shall be prepared to address specific site conditions and, more particularly, the site requirements of § 99-22 of this chapter, delivering the best possible service to customers in terms of traffic circulation, parking and pickup and delivery services, while also protecting the public health safety and general welfare.

Lot, block and setback standards.

Block lengths shall be a minimum of 600 feet. Where safety considerations mandate, 800 feet may be required as a minimum.

Lot sizes shall be sufficient to provide adequate space for off-street parking and loading, landscaping and other facilities. They shall also be substantial enough to buffer the use from adjacent residences and mitigate any negative environmental impacts on the community or neighborhood. Lots shall, in no case, be less than 20,000 square feet in lot area, and where on-site water supply and sewage disposal facilities are to be utilized, a minimum of 40,000 square feet shall be required.

The following minimum setbacks, as provided for under Section 503(4.1) of the Pennsylvania Municipalities Planning Code,[1] shall apply to all commercial, industrial and nonresidential land developments in Salem Township:

	With Off-Site Water Supply and Sewage Disposal (feet)	With On-Site Water Supply and Sewage Disposal (feet)
Front lot line setback	25	50
Side lot line setback	20	50
Side lot line setback for preexisting lot* [Added 12-14-1998]	20	25
Rear lot line setback	20	50

*NOTE:

For purposes of this subsection, a "preexisting lot" is a lot or parcel of land which was established by deed of conveyance recorded of public record or by will devise probated prior to the adoption of the Salem Township Subdivision and Land Development Ordinance on October 17, 1983, and where said lot does not conform to the minimum lot size requirements as established by said Subdivision and Land Development Ordinance.

Editor's Note: See 53 P.S. § 10503(4.1).

Any setback which does not adequately buffer a land development from adjacent residences or otherwise mitigate environment impacts on the community or neighborhood shall be increased as may be necessary to accomplish these purposes. However, the additional buffer area shall be restricted to the minimum required to effectively limit such impacts to the property being developed (e.g., maintain odors, lights, vibrations and noise on-site, ensure that industrial operations are fully screened, etc.).

§ 99-31 Multifamily residential subdivisions.

All setbacks in the case of uses which may generate significant amounts of commercial truck traffic, floodlighting, noise or odors, including trucking terminals or staging areas where trucks or trailers are temporarily parked for later pickup, solid waste transfer stations, distributions facilities, amusements parks, auto racetracks, wood products manufacturers, all-night recreational facilities or similar enterprises shall be increased to a minimum of 200 feet where off-site water supply and sewage disposal facilities are provided and a minimum of 300 feet where on-site water supply and sewage facilities are used. Landscaping or other buffer screening may be required within these areas if not forested. Also, in those instances where greater setback are demanded by other Township regulations, those greater setbacks shall apply. "Significant" shall mean any degree or amount of impact which can be seen, felt, heard, smelled or otherwise detected by the human senses from 200 feet away on a regular and continuing basis.

[Amended 8-14-2007]

The general design standards and the residential design standards contained in this chapter and the following additional standards shall apply to all multifamily dwelling subdivisions and developments.

All multifamily projects shall be considered major subdivisions and land development and will be subject to the requirements of Article III, regarding plan submission and review requirements for major subdivisions, in addition to the standards herein set forth. This major subdivision classification shall apply to all subdivisions of the property in connection to the development, regardless of whether or not the same are connected with the building development, and the approvals required shall be requested and acted upon concurrently as one subdivision.

All sewage disposal and water supply systems proposed to serve said developments shall comply with the Pennsylvania Department of Environmental Protection requirements.

Setbacks. A setback of 50 feet for any structure shall be maintained from all existing or proposed public or private rights-of-way and the boundary line of the entire project parcel. Space between buildings shall be no less than the height of the tallest building involved. No structure in a multifamily-dwelling project shall be constructed within 20 feet of the edge of the shoulder of any access drive (without a designated right-of-way) to or through the development or within 10 feet of any parking area. Setbacks of multifamily project buildings from access roads through the project shall meet these standards; however, setbacks of adjacent buildings shall be varied so that adjacent buildings have a setback variation of not less than five feet.

Number of units. There shall be a maximum of 12 dwelling units per building for multifamily buildings. The maximum height of these buildings shall be 2 1/2 stories or 35 feet. The Pennsylvania Department of Labor and Industry certificate shall be delivered where required.

Lot area sizes. Within a multifamily -dwelling development, a minimum of 10,000 square feet per residential dwelling unit is required. Within the total area required, a minimum of 5,000 square feet of area of less than 15% slope and free of health and safety hazards shall be provided for each dwelling unit. The total area may be subdivided into individual lots or provided as common open space dedicated to the exclusive use or ownership of the residents or dwelling unit owners of the development. All multifamily residential developments shall be provided with off-site water supply and sewage disposal.

Open space. All areas of a multifamily development not conveyed to individual owners, and not occupied by buildings and/or required or proposed improvements, shall remain as permanent open space or be dedicated as a recreation area to be used for the sole benefit and enjoyment of the residents of the particular units being proposed. Such open space shall be subject to the following regulations:

Recreation areas shall be immediately adjacent to the proposed units, shall be freely and safely accessible to the residents and shall not be used to fulfill open space requirements or to provide recreation areas for residents of other units. Recreation areas shall be contiguous and part of the same parcel. No less than 50% of the open space to be provided shall be dedicated to a recreation area for the sole benefit and enjoyment of the residents of the particular units being proposed.

Land designated simply as open space shall be maintained as open space and may not be separately sold, used to meet the open space or recreation area requirements for other developments, nor subdivided or developed, except that a holding zone may be reserved for future development pursuant to the density requirements as they presently exist, provided such lands are specifically defined as "reserved for future development" on the submitted maps. Such lands shall not be included in calculating the permitted density requirements of the proposed development.

Open space areas shall be maintained in perpetuity so that their use and enjoyment as open space are not diminished or destroyed. Such areas may be owned, preserved and maintained by either or both of the following mechanisms:

Dedication to a property owners' association, which assumes full responsibility for maintenance of the open space.

Deed-restricted private ownership, which shall prevent development of the open space, provide for its maintenance and protect the right of owners of the dwelling units to use and enjoy in perpetuity that portion dedicated for recreation.

Streets. The requirements of § 99-29, Streets, shall apply as a minimum for the design standards of multifamily residential subdivisions.

Parking. Parking spaces of two per unit shall be provided; plus, for every two units intended for rental or other transient occupancy, one additional space will be provided. No more than 60 parking spaces shall be provided in one lot nor more than 15 in a continuous row without being interrupted by landscaping. All off-street parking shall be adequately lit and so arranged as to direct the lights away from the buildings. All parking lots shall be arranged so that no cars back directly onto a street.

Where a property line is not wooded, a planting strip of 50 feet in width shall be required to buffer adjoining property and ensure privacy.

Stormwater management. All multifamily projects submitted under this chapter shall be reviewed and approved by the Township Engineer as to compliance with (Chapter 91 of the Code of the Township of Salem.)

Usable land area. Determination of the maximum number of permitted dwelling units on any given property shall be based upon the usable land area of the site. The usable land area shall be determined by multiplying the acreage classified as being in the categories of constrained land (described below) by the numerical density factor for the category of constrained land. The following areas of constrained land shall be deducted from the total (gross) tract area:

All land within the rights-of-way of existing public streets or highways, or within the rights-of-way for existing overhead rights-of-way of utility lines.

All land under existing private streets.

Wetlands: multiply the acreage of designated wetlands by 0.95.

Floodways: multiply the acreage within by 1.0.

Floodplains: multiply the nonwetland portion of floodplain by 0.50.

The following table shall determine the allowable standards for project density, size and additional standards:

Project Standards	Townhouses	Garden Apartments	Apartment Houses
Minimum size for project parcel (acres)	6	4	2
Density: number of dwelling units per acre of usable land area	1.3	1.3	13
Maximum number of dwelling units per building	6	8	12
Maximum building height (feet)	35	35	35
Maximum lot coverage	—	40%	50%

Additional townhouse standards.

Minimum lot size for townhouse units for individual sale: 1,000 square feet.

Minimum lot width at house location: 18 feet.

Minimum front and rear yard setback:

Front: 10 feet.

Rear: 15 feet.

Minimum side yard setback for end unit: 15 feet.

§ 99-32 Planned residential developments.

Maximum lot coverage for individual townhouse parcels: 75%.

The general principles of design and the minimum requirements for the laying out of subdivisions stipulated in this Article may be varied by the Township in the case of a planned residential development or planned unit development. This planned residential development or planned unit development must meet the following conditions:

The planned residential development must contain at least 50 dwelling units.

The development will be served with central water supply and central sewage disposal services. Those which will serve an excess of 10 dwelling units shall be constructed and operational at the time of occupancy of these structures in the planned residential development begins.