The use of alleys is prohibited, except where
required to provide access to off-street parking. The use of alleys
is limited to providing a secondary means of access to the side and/or
rear of those lots with street frontage and designed to discourage
through traffic. Alleys shall conform to the following standards:
A. No part of any dwelling, garage or other structure
shall be located within 18 feet of the cartway of an alley.
B. Alleys shall be designed in accordance with the street standards in §
194-25A,
B,
G,
H,
I,
K,
L, and
M.
C. An alley that terminates in a dead-end (cul-de-sac)
shall be provided with an improved turnaround to the standards of
a street.
D. A minimum right-of-way width of 30 feet and a minimum
cartway width of 20 feet shall be provided for alleys.
E. On-street parking is prohibited along alleys and this
prohibition must be acknowledged both on the plan and on the site.
F. All alleys shall be privately maintained. The plan
shall contain a note which shall state that the alley shall not be
offered for dedication and shall be privately maintained. If an alley
is to be for the common use of two or more properties, the applicant
shall provide for the maintenance of such alley. The applicant shall
provide for private maintenance through the formation of a homeowners'
association, or through the setting forth of the maintenance responsibilities
in easements in the deeds to the lots which have the right to use
the alley. If a homeowners' association is formed, a document setting
forth the maintenance responsibilities of such association, and the
right of such association to assess lots within the development, shall
be recorded at the same time as the final plan is recorded. All such
documents shall be in a form acceptable to the Township Solicitor.
G. All alleys shall be illuminated according to the streetlight standards in §
194-25N.
Access drives are private drives which provide
vehicular movement between a street and a tract of land containing
any use other than one single-family dwelling unit or farm. Access
drives shall conform to the following:
A. Number per lot. The number of access drives intersecting
with a street may not exceed two per lot. A waiver for additional
access points may be requested to meet exceptional circumstances,
such as intensity of development and extensive road frontage.
B. Vertical alignment. The vertical alignments of access drives shall conform to the specifications for streets, as stated in §
194-25H.
C. Horizontal alignment. The horizontal alignments of
access drives shall be measured along the center line. Horizontal
curves shall be used at all angle changes more than 2°. All curves
shall be tangential arcs. The minimum horizontal curve radius shall
be 75 feet.
D. Intersection. All access drive intersections shall
be:
(1) Subject to approval of PennDOT when intersecting a state route. The applicant shall include Township comments with the submission of a PennDOT highway encroachment permit. Evidence of such submission is required with the preliminary plan submission [see §
194-14F(4)].
(2) Set back 100 feet from the intersection of any street
right-of-way lines.
(3) Set back 100 feet from the intersection of any other
access drive located upon the same lot (measured from cartway edges).
(4) Set back 10 feet from any side and/or rear property
lines; however, this setback, except when located along the property
line of a joint parking lot, is shared by adjoining uses.
(5) Located in relationship to access drive intersections
on adjacent properties to provide safety and efficient movement of
vehicles.
(7) Illuminated, in accordance with the street illumination requirements in §
194-25N, if intersections are with arterial streets.
(8) The Township may require acceleration and/or deceleration
lanes when warranted by traffic speed, traffic volume, or other traffic
flow characteristics.
E. Cul-de-sac.
(1) Access drives which form a cul-de-sac shall not exceed
1,000 feet in length, measured from the center line intersection of
a street or access drive which is not a cul-de-sac. Access drive culs-de-sac
that do not terminate in a parking compound shall be provided at the
terminus with a fully paved turnaround with a minimum diameter of
100 feet.
(2) The Township may permit an alternative turnaround
design, including a turnaround incorporated in a parking court or
a landscaped island, provided safe movement of traffic is assured.
F. Parking. When vehicular parking is prohibited along
access drives, the prohibition must be acknowledged on the plan and
properly signed along the cartway.
G. Improvement. The cartway of all access drives shall be constructed to the local street improvement specification stated in §
194-25K.
H. Cartway width. The following table specifies various
access drive width requirements:
|
Function
|
Required Cartway Width
|
---|
|
Two lanes of traffic with parallel parking along
the cartway
|
36 feet
|
|
Two lanes of traffic without parallel parking
along the cartway
|
24 feet
|
|
One lane of traffic with one lane of parallel
parking along the cartway*
|
20 feet
|
|
One lane of traffic without parallel parking
along cartway*
|
12 feet
|
|
NOTES:
|
---|
|
*The one-way direction of traffic must be identified
along the cartway.
|
I. Side slope.
(1) The maximum slopes of banks located within 20 feet
of the cartway shall not exceed 3:1 for fills and 2:1 for cuts. The
Board of Supervisors may accept steeper slopes to avoid disruption
of significant natural features, provided safety and maintenance issues
are addressed.
(2) Guide rail protection is required along embankments
when a barrier is indicated, as warranted in latest version of Design
Manual Part 2, Highway Design, Pennsylvania Department of Transportation.
Guide rail shall be constructed according to the PennDOT standards.
J. Access drive signs, traffic controls and name signs.
(1) Access drive signs, including name, traffic controls
and parking controls, shall be constructed and installed by the developer
according to the specifications of the Township and PennDOT. Name
signs shall provide six-inch-high letters on a maximum size sign of
eight inches by 36 inches. Name signs shall be in reflectorized white
on a green background (see PennDOT Publication 236M). High intensity
or high performance sheeting (Type III or IV) shall be used for all
signs (see PennDOT Publication 408M).
(2) Access drives that are continuations of existing access
drives shall be known by the same name. Names for new access drives
shall not duplicate or closely resemble names of existing streets
or access drives within the same postal area. All new names are subject
to approval by the Township, and Lancaster County Emergency Management
and local U.S. Postal Office.
All nonlicensed vehicle lanes shall be designed
according to one of the following standards:
A. Bicycle paths. Bicycle paths shall be provided, if
such paths have been specified as part of an adopted Township Comprehensive
Plan or recommended in an adopted transportation study.
(1) Bicycle paths shall be placed in the outside lane
of a roadway, adjacent to the curb or shoulder. When on-street parking
is permitted, the bicycle path shall be between the parking lane and
the outer lane of moving vehicles. The bicycle path shall be delineated
with markings, preferably striping. Raised reflectors or curbs shall
not be used.
(2) Two-way off-street bike path should have a minimum
paved width of eight feet and a maximum width of 12 feet. A one-way,
on-street bicycle path on a curbed street shall have a minimum width
of four feet measured from the face of the curb. A one-way bicycle
path next to a parking lane shall be located between the parking lane
and the travel lane and have a minimum width of five feet. A one-way
bicycle path on a street without a curb or gutter shall have a minimum
width of four feet. The street shoulder should be used when possible.
(3) Choice of surface materials for a bicycle path includes
bituminous mixes, concrete, gravel, soil cement, stabilized earth,
and wood planking. The type of material shall be based upon the projected
intensity of use and may be determined by the developer, subject to
approval by the Township. When the bicycle path is located within
a street, the paving material and construction shall be the same as
the street.
(4) Grade of a bicycle path should generally not exceed
a grade of 5%, except for short distances where the grade shall not
exceed 15%.
(5) The radius of curvature shall be based on the grade
of the bicycle path at the entrance to the curve. The following table
shall be used to determine the radius:
|
Percent Grade
|
Minimum Radius
|
---|
|
0-5%
|
70 feet
|
|
5-15%
|
125 feet
|
(6) The intersection of a bicycle path and a street shall conform with §
194-29C.
B. Carriage lanes. Carriage lanes shall be provided if
such lanes have been specified as part of an adopted Township Comprehensive
Plan or recommended in an adopted transportation study.
(1) Carriage lanes shall be located adjacent to the outside
travel lane of the cartway and may be contained within the shoulder.
When on-street parking is permitted, the carriage lane shall be located
between the outside travel lane and the parking lane. Movement within
the nonmotorized lanes shall flow in the same direction as the adjacent
travel lane.
(2) Carriage lanes shall be a minimum width of six feet
and shall not exceed a width of eight feet.
(3) Carriage lanes shall be constructed with a four-inch
bituminous stabilized course or a three-inch base course, and a one-inch
binder course of materials specified in the latest edition of the
Pennsylvania Department of Transportation Manual Form 408. An additional
eight-inch gravel course is recommended if the subbase is in poor
condition. The finished lane shall maintain a 1/4 inch per foot slope
draining toward the outside edge of the lane.
(4) All carriage lanes shall be subject to the approval
of the roadmaster and/or a certified engineer before occupancy is
permitted.
(5) The intersection of a bicycle path and a street shall conform with §
194-29C.
C. Nonlicensed vehicle crossings. All recreation or nonlicensed
vehicle trail crossings (e.g., bicycle, carriage, equestrian, golf
carts, off-road vehicles, and snowmobiles) of a street, alley, access
drive, or driveway shall be:
(1) Designed in a manner consistent with the existing
stormwater drainage of the area being crossed.
(2) Easily identifiable in all directions.
(3) Perpendicular to the street, alley, access drive,
or driveway.
(4) Located no less than 15 feet from the cartway edge
of a street, alley, access drive, or driveway intersection.
(5) Provided with a clear sight triangle and sight distance as required for a street, in accordance with §
194-25L(5) and
(6).
(6) Not exceeding a slope of 8% within 25 feet of the
cartway being crossed.
(7) Signed to warn both motorists and individuals crossing
the location. The surface of the crossing shall be brightly painted
with angle stripes.
Easements for public or shared services and
utilities (e.g., sanitary sewer, water supply, stormwater management,
electric, telephone, television cable, natural gas, pedestrian access)
shall meet the following standards:
A. Easements shall be adjacent to property lines, to
the fullest extent possible.
B. Nothing shall be placed, planted, set, or put within
the area of an easement that would adversely affect the function of
the easement or conflict with the easement agreement.
C. The plan notes and easement agreement shall clearly
identify who has the right of access and responsibility for function
of the easement area.
D. Pedestrian easements shall have a minimum width of
10 feet.
E. Sanitary sewer easements shall have a minimum width
of 30 feet. Water supply easements shall have a minimum width of 20
feet. In the case of a shared utility easement, sufficient area shall
be provided to allow a minimum of 10 feet between the center line
of the utility and the edge of the right-of-way.
F. Stormwater easements shall have a minimum width of
20 feet and shall be adequately designed to provide area for:
(1) Collection and discharge of water;
(2) Maintenance, repair and reconstruction of the drainage
facilities; and
(3) Passage of machinery for such work.
G. Where any existing electric or telephone transmission
or petroleum product transmission line traverses a property, the applicant
shall determine from the applicable company the minimum distance required
between each structure and the center line of such transmission line.
All applications shall include a copy of the recorded agreement or
a letter from the owner of the transmission line stating any conditions
on the use of the property and the right-of-way width.
Stormwater management shall be regulated as set forth in Chapter
185 of the Code of the Township of East Cocalico.
All subdivision and land development plans shall conform to the floodplain standards specified in Chapter
220, Zoning.
Steep slope conservation standards shall apply
to where construction and/or modifications to the existing topography
or vegetative cover is located within areas which contain 20% or greater
slope.
A. Boundary interpretation.
(1) An initial determination as to whether the steep slope
conservation standards apply to a subdivision or land development
plan shall be based upon the presence of 20% or greater slope, as
documented in one of the following:
(a)
Topographic survey prepared by a registered
land surveyor;
(b)
The Lancaster County Soil Survey, the U.S. Soil
Conservation Service; or
(c)
The topographic survey prepared by the U.S.
Geodetic Survey.
(2) Should a dispute arise concerning the boundaries of
the steep slope conservation area, a topographic survey prepared by
a registered land surveyor with minimum vertical intervals of five
feet shall be submitted. The Township shall make final boundary interpretation.
B. General design requirement. The following requirements
are based upon the average slope of a lot. Whenever other ordinances
or regulations impose more restrictive standards than those contained
herein, the more restrictive shall apply.
|
Average Slope of Lot
|
Minimum Percent of Undisturbed Area1
|
Maximum Impervious Surface
|
---|
|
20-30%
|
85%
|
10%
|
|
Over 30%
|
90%
|
10%
|
|
NOTES:
|
---|
|
1 Undisturbed area
shall be defined as land in its natural state before development.
|
C. Setback. No change in existing topography, which results
in a slope greater than the predevelopment condition, may be located
within 25 feet of the neighboring property.
Refuse disposal sites shall be provided for
each lot. Lots with multiple units of occupancy shall provide containers
in sufficient number and capacity to properly store all refuse.
A. Community refuse disposal and recycling area.
(1) Disposal and recycling areas shall be screened with
densely planted evergreens or other thick foliage, solid or closely
woven fences, stone walls or planted earth berms. The storage area
and access pad shall be provided with a minimum six-inch-thick poured
concrete slab over a minimum six-inch stone base. The concrete slab
shall be certified to develop a compressed stress of at least 3,500
psi at 28 days. The configuration of the area shall be based upon
the needs of the collection company.
(2) The storage, collection and disposal shall be so managed
as to create no health hazards, rodent harborage, insect-breeding
areas, accident, fire or air pollution. All refuse shall be stored
in flytight, watertight, rodent-proof containers.
(3) Racks or holders shall be provided for all containers.
Such containers shall be so designed as to prevent tipping, to minimize
spillage and container deterioration, and to facilitate cleaning around
them.
B. Construction refuse disposal. Debris, rubbish, or
other waste material resulting from construction activities shall
be removed from the lot prior to the release of the issuance of a
certificate of use and occupancy. No debris, rubbish, or other waste
material resulting from construction activities shall remain in the
area covered by an improvement guarantee when a request is made for
a release of the improvement guarantee.
All subdivision and land developments shall conform to the wellhead protection standards specified in Chapter
220, Zoning.
In those instances where open space is required in Chapter
220, Zoning, or when an applicant proposes the use of open space, other than that specified in §
194-46 of this chapter, such open space shall comply with the following:
A. Required open space shall be designed and arranged
to achieve at least one of the following objectives, and the applicant
shall demonstrate those specific measures employed to achieve these
objectives:
(1) Protection of important natural resources (e.g., streams,
ponds, wetlands, steep slopes, woodlands, unique geologic features,
wildlife habitats, aquifer recharge areas, etc.).
(2) Protection of important historical and/or archaeological
sites.
(3) Provision of usable play and recreation areas that
are conveniently accessible to residents within the development and
the Township.
(4) Integration of greenbelts throughout the development
that link residences with on-site or adjoining parks, schools or other
similar features.
B. An essential element of the provision of open space
is a written description regarding its ownership and/or disposition.
Such ownership and/or disposition shall be accomplished through one
of the following:
(1) An offer of dedication to the Township. The Township
shall not be obligated to accept dedication of the common open space.
(2) With permission of the Township, and with appropriate
deed restrictions in favor of the Township, and in language acceptable
to the Township Solicitor, the developer may transfer ownership of
the common open space, or a portion thereof, to a private, nonprofit
organization among whose purposes is the preservation of open space
land and/or natural resources. The organization shall be a bona fide
conservation organization with a perpetual existence, the conveyance
must contain appropriate provision for reverter or retransfer if the
organization is unable to maintain the land, and the organization
must enter into a maintenance agreement with the Township.
(3) The developer shall provide for and establish an organization
for the ownership and maintenance of the common open space which shall
be generally consistent with the requirements for unit owners' associations
found in the Pennsylvania Uniform Condominium Act, 68 Pa.C.S.A. § 3101
et seq. If such an organization is created, the agreements of sale
and deeds for all lots shall contain the following requirements in
language acceptable to the Township Solicitor:
(a)
Such organization shall not dispose of the common
open space by sale or otherwise, except to the Township, unless the
Township has given prior written approval. Such transfer shall be
made only to another organization which shall maintain the common
open space in accordance with this chapter.
(b)
The organization and all lot owners shall enter into a maintenance agreement with the Township, and shall agree to be bound by the provisions of Article
VII of the Pennsylvania Municipalities Planning Code relating to the maintenance of deteriorating common open space by municipalities.
(c)
The Township may require the establishment of
a reserve fund to provide for maintenance of, or capital improvements
to, the common open space.