A.
Generally.
(1)
The standards and requirements contained in this article
shall apply as minimum design standards for subdivisions and/or land
developments. Whenever other Township ordinances or regulations impose
more restrictive standards and requirements than those contained herein,
the more restrictive shall apply.
(2)
To the extent the design standards contained in this chapter differ (more or less restrictive) from the Village Overlay Development provisions of Chapter 220, Zoning, the standards of the Village Overlay Development shall govern.
(3)
Subdivisions and/or land developments shall be designed to comply with the requirements of Chapter 220, Zoning, regulations of the East Cocalico Township Authority, regulations of the Department of Environmental Protection, and regulations of the Department of Transportation, as applicable.
(4)
Whenever Chapter 220, Zoning, provides that the use proposed by the applicant for subdivision and/or land development approval shall constitute a use by special exception or a conditional use, the applicant shall obtain such special exception or conditional use approval from the Zoning Hearing Board or the Board of Supervisors, as applicable, prior to the submission of the final plan. The plan shall be designed and developed in accordance with any conditions which have been imposed upon the granting of such special exception or conditional use by the Zoning Hearing Board or the Board of Supervisors, as applicable.
(5)
Whenever the applicant proposes to develop a subdivision and/or land development in a manner that would require a variance from any requirements of Chapter 220, Zoning, the applicant shall obtain such variance from the Zoning Hearing Board prior to the submission of the final plan. The plan shall be designed and developed in accordance with any conditions which have been imposed upon the granting of such variance or variances by the Zoning Hearing Board.
B.
Property analysis. Characteristics, such as site configuration,
geology, soil, topography, water bodies, ecology, vegetation, structures,
road network, visual features and past/present use shall be considered
in the design of the proposal. To the greatest extent possible, designs
should:
C.
Preservation of natural and cultural features. The
following specific areas shall be preserved and incorporated into
the overall design:
D.
General design goals. The development shall be laid
out to avoid unnecessary impervious cover and to mitigate adverse
effects of shadow, noise, glare, odor, traffic, drainage, and utilities
on neighboring properties.
E.
Conformance with adopted plans. Design of the development
shall take into consideration all adopted Township, county and state
plans for the Township and surrounding community.
A.
General street circulation.
(1)
Streets, alleys, driveways, and access drives form
the circulation system. The circulation system shall be designed to:
(a)
Permit the safe, efficient and orderly movement
of vehicles and facilitate adequate access for emergency vehicles;
(b)
Provide, when possible, two directions of vehicular
access by means of a street or access drive to and within a development;
(c)
Meet the needs of the present and future population;
(d)
Provide a simple and logical pattern;
(e)
Function under a hierarchy system where the
intensity of intersections decreases as traffic volumes and speed
increase;
(f)
Respect the natural features and topography;
and
(g)
Present an attractive streetscape.
(2)
All street design elements shall conform to the standards
of this chapter and the rural design criteria in the latest edition
of the Pennsylvania Department of Transportation Design Manual Part
2, Highway Design and AASHTO A Policy on Geometric Design of Highways
and Street.
(3)
All plans shall comply with the "Spur Road and Reading
Road Corridor Assessment Policy," adopted October 18, 2000, as amended.
B.
Private street.
(1)
Private streets are prohibited, unless such streets
meet the design standards of this chapter and the objectives of the
development warrant private ownership of streets. In all situations,
the approval of a private street shall be at the discretion of the
Board of Supervisors.
(2)
Applications that propose private streets shall include
an agreement that shall be recorded with the office of the Lancaster
County Recorder of Deeds in conjunction with the final plan. To avoid
a delay, the applicant is encouraged to submit the agreement with
the preliminary plan. Said agreement shall stipulate the following:
(a)
The street shall be constructed and maintained
in conformance with the public street standards of this chapter.
(b)
Any future offer of dedication will include
sufficient funds, as estimated by the Township.
(c)
An offer for dedication will include whole streets
and adequate circulation.
(d)
Provision for assessing maintenance and repair
cost to the owners of adjacent lots.
(e)
Provision whereby an agreement by the owners
of a set percentage of the frontage is binding on the remaining lot
owners.
(f)
Provision whereby all amendments to the agreement
are subject to the review and approval of the Township.
C.
Improvements to existing street.
(1)
Improvement to existing streets may be required by
the Township when a subdivision and/or land development abuts a Township
street and/or state route that does not conform to the right-of-way
or improvement standards of this chapter.
(2)
Compliance with traffic impact report. Where the traffic
impact report indicates that improvements are required, the application
shall include the installation of the improvements. The applicant
shall be responsible for the improvements required to meet the goals
of the traffic impact report. The goals of the traffic impact report
are to:
(a)
Provide safe and efficient movement of traffic
within the site and on surrounding roads;
(b)
Minimize the impact of the project upon non-site
trips;
(c)
Not allow the levels of service at intersections
currently rated A or B to be worse than C;
(d)
Maintain levels of service that are C or D;
and
(e)
Improve levels of service E or F to D.
D.
Designated design speed. Horizontal and vertical street
alignments shall be consistent with the proposed posted speed limit.
The development plan must identify the designated design speed for
each street. The designated design speed is subject to Township approval.
Arterial streets shall not exceed a design speed of 55 miles per hour.
Collector streets shall not exceed a design speed of 35 miles per
hour. All other streets shall not exceed a design speed of 25 miles
per hour. The posted speed limit shall not exceed the design speed
limit.
E.
Street function.
(1)
Streets shall be designed to form continuations of
streets with similar function and access streets of a greater function.
(2)
Local streets shall be laid out to discourage use
by through traffic and excessive speeds. Streets shall conform to
the circulation routes of the Township, adjoining development patterns,
topography, and natural features.
(3)
The arterial street provides for traffic flow between
municipalities. Direct access to adjoining properties is a minor and
secondary responsibility of an arterial street. Development that adjoins
arterial streets is required to conform to the following:
(a)
No vehicular access is permitted along an arterial
street when alternative access is possible from a street of lesser
classification.
(b)
Access to arterial streets must be designed
for use by adjoining properties to coordinate and reduce the number
of access points. Shared access drives, feeder roads, marginal access
streets, reverse frontage lots, or other such treatment shall be utilized
to reduce the number of intersections along arterial streets.
(c)
Intersections of streets or alleys with arterial
streets shall not be located closer than 1,000 feet, measured along
the center line of the arterial street. Intersections of access drives
with arterial streets shall not be located closer than 500 feet.
F.
Street provisions for future development.
(1)
Where the Township determines it appropriate, areas
shall be reserved for future street usage in conjunction with the
development of adjacent land. Areas reserved for street usage shall
include sufficient area to establish street and lot grades and the
extent of area necessary to construct the street. The Township may
require the extension of sanitary sewer and water supply lines within
the future street area. An agreement satisfactory to the Township
and Township Solicitor shall be submitted for the construction and
future removal of the temporary turnaround.
(2)
Wherever there exists a dedicated or platted area
reserved for future street usage along the boundary of a property
being developed, the adjacent street shall be extended into the proposed
project, provided this use is not adverse to significant man-made
or natural features of the site.
(3)
When connecting a proposed street to an existing temporary
cul-de-sac, such connection and all restoration work required to restore
the adjacent lots in the area of the existing turnaround shall be
the responsibility of the developer proposing the connection.
G.
Street signs, traffic controls and street names.
(1)
Street 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. Street
name signs shall provide six inch high letters on a maximum size sign
of eight inches by 36 inches. Street 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)
Streets that are continuations of existing streets
shall be known by the same name. Names for new streets shall not duplicate
or closely resemble names of existing streets within the same postal
area. All new street names are subject to approval by the Township,
and Lancaster County Emergency Management and local U. S. Postal Office.
H.
Vertical street alignment. Vertical street alignments
shall be measured along the center line. The minimum grade of all
streets shall be 3/4%. The maximum grade for streets shall not exceed
10%. Local streets, where access is also available over streets with
10% or less, may have grades up to 12%. A cul-de-sac street shall
not exceed 10% and the cross-slope of a turnaround shall not exceed
5%.
(1)
Vertical curve. Vertical curves shall be used in changes
of grade exceeding 1%. The minimum lengths (in feet) of vertical curves
shall be as follows:
|
Design Speed
|
Minimum Sight
| |
|---|---|---|
|
20 miles per hour
|
125 feet
| |
|
25 miles per hour
|
150 feet
| |
|
30 miles per hour
|
200 feet
| |
|
35 miles per hour
|
250 feet
| |
|
40 miles per hour
|
325 feet
| |
|
45 miles per hour
|
400 feet
| |
|
50 miles per hour
|
475 feet
| |
|
55 miles per hour
|
550 feet
|
(2)
Vertical alignment at street intersection. A leveling
area shall be provided where the approaching grade, within 100 feet
of the center line intersection, exceeds 7% on streets at a four-way
street intersection, or the terminating street at a three-way intersection.
Such leveling area shall have a maximum grade of 5% for a minimum
length of 100 feet measured from the intersection of the center lines.
(3)
Vertical alignment at street turnaround. The grade,
in all directions, within the diameter of a turnaround at the terminus
of a permanent cul-de-sac shall be at least 3/4% and not exceed 5%
in all directions.
(4)
Street side slope.
(a)
All areas within the street right-of-way shall
be graded substantially consistent with the street center line. The
maximum slopes of banks located outside of the street right-of-way,
measured perpendicular to the right-of-way of the street, shall not
exceed 3:1 for fills and 2:1 for cuts.
(b)
The Board of Supervisors may accept steeper
slopes to avoid disruption of significant natural features, provided
adequate safety and maintenance issues are addressed.
(c)
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 PennDOT standards.
I.
Horizontal street alignment. Horizontal street alignments
shall be measured along the center line. Horizontal curves shall be
used at all angle changes. Single, long radius curves shall be used,
rather than a series of curves with varying radii and/or a series
of short curves separated by short, straight segments. The minimum
center line radii for horizontal curves are as follows:
|
Design Speed
|
Minimum Center Line Radius
| |
|---|---|---|
|
20 miles per hour
|
100 feet
| |
|
25 miles per hour
|
150 feet
| |
|
30 miles per hour
|
230 feet
| |
|
35 miles per hour
|
310 feet
| |
|
40 miles per hour
|
430 feet
| |
|
45 miles per hour
|
550 feet
| |
|
50 miles per hour
|
700 feet
| |
|
55 miles per hour
|
850 feet
|
(1)
Perimeter street. Street locations along the perimeter
of a property shall be required to provide building setback lines
and clear sight triangles within the adjacent properties; permission
for these encroachments shall be obtained in the form of a right-of-way
from the adjacent landowner.
(2)
Cartway alignment. The center line of the street cartway
shall correspond with the center line of the street right-of-way.
(3)
Intersection. Right-angle intersections shall be used
whenever possible. No street shall intersect another at a center line
angle of less than 75°, or more than 105°. Intersections shall
be approached on all sides by a straight center line with a minimum
length of 50 feet.
J.
Street right-of-way and cartway width.
(1)
The minimum street rights-of-way shall be 60 feet
and the minimum cartway width shall be 36 feet.
(2)
The extension of existing streets that are presently
constructed with a cartway different from the standards of this chapter
shall be provided with a transition area, the design of which is subject
to Township approval.
K.
Street improvement specification. All streets shall
be designed and constructed in accordance with the latest edition
of PennDOT Publication 408, PennDOT Publication 242, PennDOT Publication
72M, and the following:
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(1)
Pavement base drain shall be installed on all new,
reconstructed, and widened streets to drain subsurface water beneath
the pavement structure. Combination storm sewer/underdrain may be
used in lieu of base drain wherever a conflict exists between the
proposed base drain and proposed storm sewer. Alleys are exempt from
this requirement.
(3)
A pavement design, in accordance with PennDOT Publication 242, shall be required for all facilities or developments that will generate a total of 100 or more Equivalent 18-kip Single Axle Loads (ESALS) in a given weekday in all directions. The pavement design requirements will be determined by the Transportation Engineer and will take into account the supporting road networks' capacity to handle additional heavy vehicle loading. No proposed pavement section determined by the pavement design may be less than the minimum requirements of § 194-25K.
(4)
Access drives, parking lots, and driveways shall be
graded, surfaced with 1 1/2 inches HMA wearing course over two
inches HMA binder course over six inches subbase, at a minimum. Engineering
judgment shall be applied in all instances in determining the required
pavement thickness based upon traffic volumes, vehicle loadings and
soil conditions specific to the site being developed.
(5)
A subgrade soil evaluation shall be conducted for
all new, reconstructed and widened streets and alleys. This evaluation
must include, as a minimum:
|
Gradation test to determine the percent of given
particle sizes of the different soil types of the project. Gradation
test results shall be used to determine the Unified Soils Classification
for the subgrade.
| |
|
In-place moisture content and optimum moisture
content.
| |
|
In-place density and dry mass density.
| |
|
California Bearing Ratio (CBR).
| |
|
These tests shall be performed on the existing
subgrade material (in-situ) on which the streets will be built. Select
borrow materials placed as part of the street construction must be
tested prior to the placement .of the pavement. Stabilizing will be
required if the CBR values are equal to 5 or less. Under no circumstances
are the in-situ subgrade soils or select borrow materials with a CBR
less than 3 to be used in the street construction.
| |
|
The exact number of tests required will be determined
at the discretion of the Transportation Engineer, given the size of
the project and soil conditions. At a minimum three tests will be
required. All test locations require the approval of the Transportation
Engineer before beginning field work.
|
(a)
Soil cement, geogrids and/or Class 4, Type C
Geotextiles may be used in lieu of undercutting to stabilize weak
subgrades, at the Engineer's discretion.
(b)
The subgrade soil shall be prepared and tested
in strict accordance with PennDOT Publication 408, Section 210. Field
Dynamic Cone Penetration (DCP) test shall be conducted by the applicant
and observed by the Engineer on the prepared subgrade soil prior to
the placement of stone subbase. The location and number of the test,
will be determined by the Engineer for the given site conditions.
Subgrades that display a CBR correlation from DCP testing of less
than 3 shall be deemed unacceptable for street construction and will
require removal prior to placement for the subbase stone.
(c)
No stone shall be laid on frozen ground.
(6)
Subbase. Prior to the placement of the subbase, the subgrade shall be prepared and tested in accordance with Subsection K(5)(b). A final proof roll with a fully loaded tri-axle truck shall be conducted under the observation of the Engineer immediately prior to the placement of the subbase. All defects in the subgrade, including wheel ruts, soft patches and other defects, shall be fully corrected to the satisfaction of the Engineer. Subbase placed without fully complying with Subsection K(5)(b) shall be considered defective and shall be removed at the applicant's sole expense. PennDOT Publication 408, Section 350, shall be strictly enforced for subbase placement, except as amended by applicable Township ordinances, and shall include all testing requirements to be performed by the applicant under the supervision of the Engineer at the applicant's sole expense.
(7)
HMA base course. Prior to the placement of the base course, the subbase shall be prepared and tested in accordance with Subsection K(6). A final proof roll with a fully loaded tri-axle truck shall be conducted under the observation of the Engineer immediately prior to the placement of the base course. All defects in the subbase, including wheel ruts, soft patches and other deficiencies shall be fully corrected to the satisfaction of the Engineer. Base course placed without fully complying with Subsection K(6) shall be considered defective and shall be removed at the applicant's sole expense. PennDOT Publication 408, Section 309, shall be strictly enforced for base course placement, except as amended by applicable Township ordinances, and shall include all testing requirements to be performed by the applicant under the supervision of the Engineer at the applicant's sole expense. All base course placement and compaction shall be observed by the Engineer.
(8)
Tack coat. Tack coat shall be provided between sections,
according to PennDOT Publication 408,-Section 460.
(9)
HMA binder course. Prior to the placement of the binder course, the base course shall be prepared and tested in accordance with Subsection K(7). A final proof roll with a fully loaded tri-axle truck shall be conducted under the observation of the Engineer immediately prior to the placement of the binder course. All defects in the base course, to include cracking, wheel ruts, soft patches and other deficiencies, shall be fully corrected to the satisfaction of the Engineer. Binder course placed without fully complying with Subsection K(7) shall be considered defective and shall be removed at the applicant's sole expense. PennDOT Publication 408, Section 409, shall be strictly enforced for binder course placement, except as amended by applicable Township ordinances, and shall include all testing requirements to be performed by the applicant under the supervision of the Engineer at the applicant's sole expense. All binder course placement and compaction shall be observed by the Engineer.
(10)
HMA wearing course. Prior to the placement of the wearing course, the binder course shall be prepared and tested in accordance with Subsection K(9). A final proof roll with a fully loaded tri-axle thick shall be conducted under the observation of the Engineer immediately prior to the placement of the wearing course. All defects, in the binder course, to include cracking, wheel ruts, soft patches and other deficiencies, shall be fully corrected to the satisfaction of the Engineer. Wearing course placed without fully complying with Subsection K(9) shall be considered defective and shall be removed at the applicant's sole expense.
(a)
PG 64-22 sealant shall be placed wherever pavement
abuts curb, inlets or other structures. Sealed pavement notches, in
accordance with PennDOT Publication 72M, RC-28M, shall be installed
wherever proposed pavement ties into existing pavement.
(b)
Longitudinal pavement joints for the proposed
HMA wearing course that fall within an existing travel lane are not
permitted. The applicant shall extend the wearing course by milling
the travel lane to a depth of 1 1/2 inches and installing the
wearing course to the edge of the existing travel lane. All longitudinal
pavement joints shall be sealed with PG 64-22.
(c)
PennDOT Publication 408, Section 409, shall
be strictly enforced for wearing course placement, except as amended
by applicable Township ordinances, and shall include all testing requirements
to be performed by the applicant under the supervision of the Engineer
at the applicant's sole expense. All wearing course placement and
compaction shall be observed by the Engineer.
(11)
Weather limitations:
(a)
The placing of HMA base course or HMA binder
course shall terminate after October 31 of each year, and shall not
be resumed until April 1 of the following year. When the air temperature
falls below 50° F., extra cold weather precautions shall be taken
in drying the aggregate, controlling the temperature of the delivered
material and compacting the mixture. HMA base course or HMA binder
course shall not be placed on wet surfaces, nor when the air temperature
is 40° F. or lower.
(b)
The placing of HMA wearing course or surface
course shall terminate after October 15 of each year, and shall not
be resumed until April 1 of the following year. When the air temperature
falls below 50° F., extra cold weather precautions shall be taken
in drying the aggregate, controlling the temperature of the delivered
material and compacting the mixture. HMA wearing course or surface
course shall not be placed on wet surfaces, nor when the air temperature
is 45° F. or lower.
(12)
Backfilling. Utility excavations within the
legal right-of-way of the streets shall be backfilled, in accordance
with the following standards:
(a)
Backfilling shall be done as promptly as possible.
(b)
The trench shall be filled with hand-placed
stone acceptable to the Township, to a height of at least one foot
above the top of the conduit, pipe or pipe bell.
(c)
The remainder of the trench shall be backfilled
with 2-RC or 2A and promptly compacted. The backfill material shall
be mechanically tamped in approximately six-inch layers.
(d)
Where openings are made behind the curbline,
work shall be performed as required in these specifications, and the
opening covered with good topsoil to a depth of six inches, and seeded
or sodded to the satisfaction of the Township.
(e)
Whenever the trenches have not been properly
filled, or if settlement occurs, they shall be refilled, compacted,
smoothed off, and finally made to conform to the surface of the ground.
(f)
Frozen material shall not be used for backfill,
nor shall any backfilling be done when materials already in the trench
are frozen.
L.
Street intersection.
(1)
State route. All intersections with a state route shall be subject to the approval of PennDOT. 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)
Multiple intersections. Multiple intersections involving
the junction of more than two streets are prohibited. Only three-
and four-way intersections are permitted.
(3)
Separation. The distance between the center line intersections
of streets shall be measured along the center line of the street being
intersected and conform with the following:
|
Function
|
Minimum Separation
| |
|---|---|---|
|
Arterial
|
1,000 feet
| |
|
Local
|
150 feet
|
(4)
Radii.
(a)
The cartway edge at intersections shall be designed
for the largest vehicle anticipated to use the intersection. The minimum
radii shall conform to the latest edition of the AASHTO Design Manual,
Exhibit 9-20, Edge of Traveled Way for Turns at Intersections.
(b)
At a minimum, the cartway edge shall be rounded
with a fifty-five-foot tangential arc for arterial streets, and thirty-foot
tangential arc for local streets.
(c)
The Township may require acceleration and/or
deceleration lanes when warranted by traffic speed, traffic volume,
or other traffic flow characteristics.
(d)
The right-of-way radii at intersections shall
be substantially concentric with the cartway edge.
(5)
Sight triangle. On corner lots, there shall be provided
and maintained a clear sight triangle of at least 100 feet, as measured
along the center line from the intersecting roads. No structure, planting,
excavation, nor other visual obstruction shall be permitted above
a height of 30 inches and below a height of 10 feet. All such clear
sight triangles shall be depicted upon proposed subdivision and land
development plans. A public right-of-way shall be reserved for removing
any visual obstruction within the clear sight triangle.
 |
(6)
Safe stopping distance. All intersections shall be
designed to comply with the minimum sight distance requirements, as
described in 67 PA Code § 441.8(h)(2)(iv) and PennDOT Publication
282, page 27, as amended. The diagrams below, and the following measurement
procedures, shall be used to establish the minimum sight distance
for vehicles intending to cross over a travel lane, and to the rear
of a vehicle intending to turn left into an access. See PennDOT Publication
282, page 18, Note 1(a), for information on measuring sight distance
for vehicles exiting an access location.
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(a)
To measure sight distance between a vehicle
intending to turn left into an access and a vehicle approaching in
the opposite direction, the position of the driver of the turning
vehicle is taken to be 35 feet in advance of the driveway center line
(allows a twenty-five-foot turning radius, plus ten-foot distance
from the front of the car to the driver's eye). The available sight
distance is measured from the center line of the intersection to the
point where an approaching vehicle can first be seen. The eye height
of the driver intending to turn left is established at 3 1/2
feet. The eye height of the driver of the vehicle approaching the
intersection from the opposite direction is established at 4 1/4
feet.
(b)
To measure sight distance for a motorist approaching
a vehicle stopped to make a left-turn into an intersection from the
rear of the left-turning vehicle is taken to be 45 feet from the center
line of the intersection (allows a twenty-five-foot turning radius,
plus 20 feet for the length of the vehicle). The available sight distance
is measured from the rear of the left-turning vehicle to the point
where approaching vehicles can first see the vehicle waiting to turn
left. The eye height of the approaching driver is established at 3 1/2
feet. The eye height of the driver of the vehicle waiting to turn
left is established at 4 1/4 feet.
(c)
To determine roadway grades when measuring sight
distance an average grade should be calculated over the length of
roadway in which the approaching motorist will physically apply the
brakes of the vehicle. This length of roadway can be determined by
subtracting the perception/reaction time component of the minimum
safe stopping sight distance equation from the measured sight distance.
See Pennsylvania Code 67, § 441.8(h)(2)(iv).
(d)
The prevailing speed of traffic shall be considered
when evaluating the available sight distance for an intersection.
If it is evident that prevailing speeds are higher than the posted
speed limit, and the available sight distance is near to the sight
distance required for the posted speed limit, an 85th percentile speed
should be measured near the intersection. The 85th percentile speed
would then be used to calculate the minimum safe stopping sight distance
requirements.
M.
Cul-de-sac street.
(1)
A cul-de-sac is not permitted, unless required by
topography or land configuration. Temporary or permanent cul-de-sac
streets shall have a minimum length of 250 feet and not exceed 1,000
feet in length or provide access to greater than 20 dwelling units.
The cul-de-sac length is measured from the center line intersection
with a street that is not a cul-de-sac, to the center of the cul-de-sac
turnaround. At the discretion of the Township, cul-de-sac streets
may serve more than 20 dwellings when adequate provisions are made
for vehicular circulation.
(2)
All cul-de-sac streets, whether permanently or temporarily
designed, shall be provided with a fully paved, closed-end turnaround
at a minimum width/diameter of 100 feet and a right-of-way width/diameter
of 120 feet. The use of a temporary turnaround shall be guaranteed
until the street is extended. A left side center line offset for the
turnaround is desired. A right side center line offset of the turnaround
is prohibited.[2]
(3)
A snow drop-off area shall be provided at the terminus
of the turnaround area. The snow drop-off area shall be 28 feet wide
and 20 feet deep from the street curbline. The snow drop-off area
shall be centered on the center line of the street as the street approaches
the turnaround area. The snow drop-off area shall be free of utility
terminal boxes, mailboxes, and other facilities that may hamper snow
storage, or may require accessibility during snow periods.
 |
N.
Streetlights. Streetlighting shall be provided along all new streets, except for streets located in the Agricultural Zone, Conservation Zone and Rural Residential Zone, as designated in Chapter 220, Zoning. Streetlights shall be in accordance with an illumination plan designed by Pennsylvania Power and Light Company, or in conformance with Illuminating Engineering Society lighting standards. Spacing of standards shall be equal to approximately four times the height of the standard. The maximum height of standards shall not exceed the maximum permitted building height, or 20 feet, whichever is less. The height and building of light standards shall provide proper illumination without hazard to drivers or nuisance to residents, and the design of the lighting standard shall be subject to approval of the Township. In residential areas, all fixtures shall be the PPL "Traditional" fixture.
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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.
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.
A.
Driveways shall only be used to provide vehicular access between a street and a tract of land containing one single-family dwelling. Driveways shall conform to the standards contained in Chapter 220, Zoning, as may be amended from time to time. The Township may require the subdivision plan to identify the potential location of driveways when site conditions may limit available driveway locations.
B.
Driveway intersections with a state route shall be subject to the approval of PennDOT. 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)].
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
|
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.
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.
A.
Schedule of required number of parking spaces. The required number of off-street parking spaces is specified in Chapter 220, Zoning.
B.
Access drive. All parking lots shall connect to streets by way of an access drive. The design standards for access drives are provided in § 194-28.
C.
Surfacing. All parking lots and loading areas shall be constructed and maintained to the street improvement specification stated in § 194-25K.
D.
Separation from streets and sidewalks. Parking spaces
shall be guarded by curbs or other protective devices, which are arranged
so that parked vehicles cannot project into the streets, sidewalks
or setback areas.
E.
Setback. All parking lots shall be set back a minimum
of 10 feet from all property lines. Such setbacks shall be used for
landscape strips.
F.
Drainage. Parking lots shall be provided with adequate facilities to collect and convey stormwater in accordance with Chapter 185, Stormwater Management.
G.
Parking space sizes. The following lists required
minimum space sizes in feet:
[Amended 6-20-2007 by Ord. No. 2007-07]
|
Type
|
Size
| |
|---|---|---|
|
Parallel
|
22 by 8
| |
|
Nonparallel
|
18 by 9
|
H.
Design standard for handicapped parking space. Off-street
parking facilities shall conform with the latest edition of the Americans
With Disabilities Act Accessibility Guidelines.
I.
Aisle.
(1)
Aisles are intended principally to provide vehicular
access within a parking compound and entrance/exit area for individual
parking spaces. Aisles may not be used to intersect streets. All aisles
shall have the minimum widths indicated in the following table:
|
Angle of Parking
|
Width of Driveway in Feet
One-Way Traffic
|
Width of Driveway in Feet
Two-Way Traffic
| |
|---|---|---|---|
|
90°
|
24
|
24
| |
|
60°
|
18
|
22
| |
|
45°
|
13
|
22
| |
|
30°
|
12
|
22
| |
|
Parallel
|
12
|
22
|
(2)
All aisles in areas where there is no parking permitted
shall be 12 feet wide for each lane of traffic.
J.
Marking of parking space and interior drive. All parking
lots shall be adequately marked and maintained for defining parking
stalls and interior drives. For paved parking areas, the lines of
all parking stalls and interior drives (including directional arrows,
etc.) shall be solid and four inches in width. Painted lines, arrows
and dividers shall be provided and maintained to control parking and
direct vehicular circulation. Parking lots with greater than 30 parking
spaces shall define parking areas from aisles by raised curb.
K.
Curb radius. Not less than a four-foot radius of curvature
shall be permitted for horizontal curves in parking areas.
L.
End stall. All dead-end parking lots shall be designed
to provide sufficient backup area for all end stalls.
N.
Landscaped strip.
(1)
A landscaped strip shall be provided on the property
along the entire street line when a parking lot is located in a yard
which abuts a street. If there is no building or other structure on
the property, the parking lot shall be separated from the street by
the landscaped strip. This strip shall be measured from the street
right-of-way. The strip may be located within any other landscaped
strip required to be located along a street. The following lists required
width of landscape strips:
|
Number of Spaces in Parking Lot, Including
Joint Facilities
|
Landscape Strip Width Measured from Street
Right-of-Way
| |
|---|---|---|
|
Less than 100
|
15 feet
| |
|
100 to 250
|
20 feet
| |
|
Over 250
|
25 feet
|
P.
Interior landscaping.
(1)
Five percent of the total area of the lot shall be
devoted to interior landscaping in any parking lot containing 20 or
more parking spaces (except a parking garage). Interior landscaping
may be used at the end of parking space rows to break up parking areas
at least every 10 parking spaces, and to help visually define travel
lanes through or next to the parking lot.
(2)
Landscaped areas situated outside of the parking lot,
such as peripheral areas and areas surrounding buildings, shall not
constitute interior landscaping.
(3)
For computing the total area of any parking lot, all
areas within the perimeter of the parking lot shall be counted, including
all parking spaces and access drives, aisles, islands, and curbed
areas.
(4)
Ground cover alone is not sufficient to meet this
requirement. Trees, shrubs or other approved material shall be provided.
At least one shade tree shall be provided for each 300 square feet
(or fraction) of required interior landscaping area. These trees shall
have a clear trunk at least five feet above finished-grade level.
(5)
Parked vehicles may not overhang interior landscaped
areas more than 2 1/2 feet. Where necessary, wheel stops or curbing
shall be provided to insure no greater overhang.
(6)
The interior landscaping shall be provided for the
entire parking lot, if a parking lot of under 20 spaces is built without
interior landscaping, and later additional spaces are added so that
the total is 20 or more.
Q.
Speed bump. All speed bumps provided as part of access
drives or parking lot aisles shall be marked with permanent, yellow
diagonal stripes. Speed bumps may be in the form of mounds or depressions
in the pavement. There shall be warning signs posted at each entrance
to a parking area that has speed bumps. In no case shall the overall
height (or depth) or speed bumps exceed two inches.
A.
Schedule of required loading space. The required number of off-street loading spaces is specified in Chapter 220, Zoning.
B.
Location. Ground level loading areas may be located
in the side and rear yard. No exterior portion of a loading facility
and its access drive shall be located within 50 feet of a residential
zone. Where possible, loading facilities shall be located along the
wall of a building that does not face a residential zone.
C.
Access. Every loading space shall be connected to a street by means of an access drive. The access drive shall be at least 24 feet wide for two-way travel, or 15 feet wide for one-way travel, exclusive of any parts of the curb and gutters. Section 194-28 specifies other requirements for access drives.
D.
Circulation. Off-street loading spaces shall be designed
so that there will be no need for service vehicles to back over streets
or sidewalks. Furthermore, off-street loading spaces shall not interfere
with off-street parking lots.
E.
Surface. The surface of the loading area shall be constructed according to the local street standards in § 194-25K.
F.
Stormwater management. Off-street loading facilities shall conform to the stormwater management provisions of Chapter 185, Stormwater Management.
G.
Required size. The following lists required minimum
loading space sizes, in feet (excluding access drives, entrances and
exits):
|
Facility
|
Length
|
Width
|
Height
(If Covered or Obstructed)
| |
|---|---|---|---|---|
|
Industrial, wholesale and storage uses
|
63 feet
|
12 feet
|
15 feet
| |
|
All other uses
|
33 feet
|
12 feet
|
15 feet
|
A.
Warrants. Sidewalk shall be provided along all street frontages, except for streets that are located in the Agricultural Zone, Conservation Zone, and Rural Residential Zone as designated in Chapter 220, Zoning. Additionally, sidewalk shall be required in the following circumstances:
B.
Location.
(1)
Sidewalk which is located along streets or access
drives shall be located along the side(s) of the street upon which
lots front. Sidewalk along streets shall be located two feet inside
the street right-of-way and physically divided from the street cartway
by curb or grass strip.
(2)
Sidewalk which is provided off-street or off-access
drives shall be located along anticipated pedestrian traffic routes.
Pedestrian easements, which may be required by the Township to facilitate
pedestrian circulation or to give access to community facilities,
shall have a minimum right-of-way width of 10 feet to accommodate
a walkway width of four feet. This walkway shall be improved to the
standards assigned by the Township.
 |
C.
Improvement standard.
(1)
Sidewalks shall be constructed of Class A cement concrete
four inches thick, containing steel mesh of six by six by 14 inch
gauge, upon a properly prepared subgrade. Where sidewalks are subject
to vehicle crossings (e.g., driveways), a minimum concrete thickness
of six inches is required. Four inches of AASHTO #57 crushed stone
shall be properly compacted using a mechanical tamper. Concrete shall
be poured in separate slabs 24 feet in length. The slabs shall be
completely separated by 1/4 inch expansion joints and scored every
four feet.
(2)
Sidewalk located outside of the public right-of-way
(e.g., adjacent to driveways, access drives and parking compounds)
may be constructed of any stable and mud-free material. Sufficient
protection shall be provided to restrict parked vehicles from encroaching
on the sidewalk.
D.
Width. Sidewalk shall have a minimum width of four
feet.
E.
Vertical alignment. Sidewalk shall be graded to discharge
stormwater runoff. A minimum cross slope of 2% shall be provided.
The maximum slopes of banks located along sidewalks shall not exceed
3:1 for fills and 2:1 for cuts, measured perpendicular to the sidewalk.
F.
Maintenance and repair. Maintenance and repair costs
for sidewalk are the sole responsibility of the landowner.
G.
ADA requirement. Sidewalk shall conform with the latest
edition of the Americans With Disabilities Act Accessibility Guidelines.
A.
Warrants.
(1)
Curb shall be provided along all streets except those streets located in the Agricultural Zone, Conservation Zone, and Rural Residential Zone as designated in Chapter 220, Zoning.
(2)
Depending on storm drainage conditions, curb may be
required in blocks where a street grade exceeds 5%.
(3)
The Township may require curb where unusual or particular
conditions prevail with respect to stormwater runoff, traffic, on-street
parking, and/or safety of pedestrians.
B.
Transitions. Transitions in curb type shall be subject
to approval by the Township.
C.
Improvement standard. Curb shall be constructed in
accordance with PennDOT Manual Form 408, Section 641, "Plain Cement
Concrete Curb Gutter, Type A, C and D," as amended. All curb shall
be placed on a four-inch crushed stone base.
D.
ADA requirement. Curb shall conform with the latest
edition of the Americans With Disabilities Act Accessibility Guidelines.
E.
Curb types.
(1)
Vertical curb shall be 22 inches deep, seven inches
wide at the top, and eight inches wide at the base. The distance from
the top of the curb to the flow line of the gutter shall be seven
inches.
F.
Shoulders. Shoulders shall be provided along all streets
without curbs. The minimum shoulder width is four feet. Shoulders
shall be stabilized according to PennDOT standards, and, in areas
that exceed 7%, paved according to PennDOT standards.
A.
General. The configuration of blocks and lots shall be based upon the lot area requirements of Chapter 220, Zoning, traffic circulation, salient natural features, existing man-made features and land use. Lot configurations should provide for flexibility in building locations, while providing safe vehicular and pedestrian circulation.
B.
Residential block. All blocks in a residential subdivision
shall have a maximum length along any side of 1,600 feet and a minimum
length of any side of two tiers of lots that conform to the prevailing
standards.
C.
Nonresidential block. Block configurations in nonresidential
areas shall be based primarily upon safe and efficient traffic circulation,
and salient natural features.
D.
Lot configuration.
(1)
Side lot lines shall be at right angle or radial to
street lines, whenever practical.
(2)
Lot lines shall, wherever feasible, follow municipal
boundaries, rather than cross them. The minimum standards of both
municipalities shall apply where a lot is divided by a municipal boundary.
(3)
Lots with areas that are two or more times the minimum
area requirements shall, wherever feasible, be designed with configurations
that allow for additional subdivision. The Township may require a
sketch plan of such large lots that indicates the potential future
subdivision is generally in conformance with the design standards.
(4)
All lots shall front on a street. Satisfactory guarantee
of the street construction shall be provided to the Township, when
a lot is provided with street frontage solely from a proposed street
that is located within an adjoining municipality.
(5)
Lots that front upon two parallel streets, or upon
two streets that do not intersect, shall restrict vehicular access
to only one of the streets. One frontage shall be designated as the
rear yard and have a planted buffer easement of at least 20 feet in
width located immediately contiguous to the street right-of-way. Vehicular
access shall be prohibited from the rear of the lot.
(7)
All remnants of land (areas remaining after subdivision)
shall conform to the lot size and configuration requirements.
(8)
All lots shall be designed to provide sufficient building
area based upon building setbacks, easements, floodplains, etc.
E.
Lot annexation. A parcel of land may be added to an
existing lot of record, provided:
(1)
The parcel to be added is contiguous to the receiving
lot and maintains or improves the straightness of lot lines of both
parcels.
(2)
Both the resulting remnant lot and expanded lot conform
to the lot area and configuration requirements of the Township.
(3)
The subdivision plan includes the following note:
|
"This plan creates a lot annexation(s). Lot
No.(s) _____ cannot be represented as, or conveyed as, a separate
buildable lot(s), nor can Lot No.(s) _____ be used by itself (themselves)
by any party for any construction or other land development.
| |
|
"The property transfer will result in the recording
of a deed with the Lancaster County Recorder of Deeds. A copy of the
recorded deed will be provided to the Township within seven days of
its recording."
|
(4)
The subdivision plan includes the following signed
and notarized statement from the intended purchasers that:
|
"I/We hereby certify that, as the owners of
adjacent land (Deed Reference No. _____) to the parcel shown as lands
of ______________ on this plan, it is my/our intention to acquire
said parcel upon approval and recording of this plan. I/we hereby
agree to incorporate Lot No. _____ with my/our adjacent landholdings
into one tract of land with one encompassing description within 90
days of transfer to my/our ownership. I/We further agree to provide
a copy of the recorded deed to East Cocalico Township within seven
days of its recording."
|
F.
Lot size and/or intensity. Lot areas, including lot areas that result from annexation, shall conform to the requirements of Chapter 220, Zoning.
G.
Vehicle access to lots and units of occupancy.
(1)
The location and number of vehicle access points (streets,
access drives) shall be adequate for, and appropriate to, the size
and nature of the land use and means of access. The Township may require
at least two vehicle access points, where deemed necessary in the
public interest and for the public safety.
(2)
All lands subdivided into more than 20 lots and/or
all lands developed into more than 20 residential dwelling units shall
provide for at least two vehicle access points to an existing public
street.
(3)
In situations involving nonresidential subdivision
or development, the Township may require at least two vehicle access
points, when deemed necessary by the Township in the public interest
and for public safety.
(4)
When additional access points cannot be provided in accordance with the standards for a street or access drive, Township may allow an alternate means of ingress and egress for the sole use of emergency vehicles when the primary access is rendered unusable. Such alternate means of ingress and egress shall be at an adequate width and improvement to be usable by emergency vehicles at all times. Use and maintenance of the alternate access shall be specified in easements according to § 194-36.
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.
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.
A.
Permanent stone or concrete monuments shall be accurately
placed along one side of the right-of-way lines of each street and
on the property lines of the parent property. Monuments shall be placed
at the intersection of all street lines forming angles, changes in
direction, and at the end of each curved line. An intermediate monument
shall be placed wherever topographical or other conditions make it
impossible to sight between two otherwise required monuments.
B.
Markers shall be set at all points where lot lines
intersect curves and/or other property lines, and at both high and
low elevation points to provide easy identification.
C.
Monuments shall be of concrete or stone, with a flat
top having a minimum width or diameter of four inches and a minimum
length of 30 inches. Concrete monuments shall be marked with a 3/4
inch copper or brass dowel; stone or precast monuments shall be marked
on the top with a proper inscription and a drill hole.
D.
Markers shall consist of iron pipes or steel bars
at least 30 inches long and not less than a 3/4 inch diameter.
E.
All monuments and markers shall be placed by a registered
land surveyor so that the scored or marked point shall coincide exactly
with the point of intersection of the lines being monumented or marked.
F.
All monuments/markers shall be set flush with the
finished grade, except for temporary placement and/or woodland conditions.
G.
Existing monuments and lot line markers shall be delineated
on the preliminary plan. All existing and proposed monuments and lot
line markers shall be delineated on the final plan.
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.
A.
Wetland studies are required by § 194-14E(7).
B.
A ten-foot-wide buffer zone shall be provided around
the perimeter of wetland. Soil or vegetation shall not be disturbed
in the wetland buffer zone. Any proposed encroachment into the wetland
shall include a copy of the permit or approval from the applicable
state and federal agencies. No subdivision or land development shall
involve uses, activities or improvements that will entail encroachment
into, the grading of, or the placement of, fill in wetlands in violation
of state or federal regulations. No action by the Township shall be
relied upon instead of a permit issued by the appropriate agency.
A.
Protection of natural features.
(1)
The finished topography of the site shall adequately
facilitate the proposed development, without excessive earthmoving
and destruction of natural amenities. Natural features shall be preserved
and incorporated into the final landscaping wherever possible and
desirable. The applicant shall demonstrate the means whereby the natural
features are protected during construction.
(2)
Protection shall be provided from invasive flora species,
including, but not limited to, the following species under Section
3(b) of the Noxious Weed Control Law [3 P.S. § 255.3(b)]:
(a)
Cannabis sativa, commonly known as marijuana.
(b)
The Lythrum salicaria Complex: any nonnative
Lythrum, including Lythrum salicaria and Lythrum virgatum, their cultivars
and any combination thereof.
(c)
Cirsium arvense, commonly known as Canadian
thistle.
(d)
Rosa multiflora, commonly known as multiflora
rose.
(e)
Sorghum halepense, commonly known as Johnson
grass.
(f)
Carduus nutans, commonly known as musk thistle.
(g)
Cirsium vulgare, commonly known as bull thistle.
(h)
Datura stramonium, commonly known as jimson
weed.
(i)
Polygonum perfoliatum, commonly known as mile-a-minute.
(j)
Puerria lobata, commonly known as kudzuvine.
(k)
Sorghum bicolor cv. drummondii, commonly known
as shattercane.
(l)
Heracleum mantegazzianum, commonly known as
Giant Hogweed.
(m)
Galega officinalis, commonly known as Goatsrue.
B.
Existing wooded area. Existing wooded areas shall
be protected to prevent unnecessary destruction. Healthy trees with
a caliper of six inches or more, as measured at a height of 4 1/2
feet above existing grade, shall not be removed, unless their location
interferes with a planned improvement that cannot be relocated to
coordinate with the existing wooded areas. At least 25% of the number
of trees (size described above) that exist at the time of plan submission
shall be maintained or replaced immediately following construction.
Plans shall be submitted showing the location of existing tree masses
and proposed construction in conformance with this section. The Township
may require an assessment of the number of trees by a forester or
landscape architect.
C.
Street trees. When required by § 194-25O, street trees shall be planted between the street right-of-way line and the building setback line, at a maximum spacing of 50 feet. The following varieties are acceptable street trees:
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American Linden
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American Red Maple
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American Beech
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Black Oak
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Bradford Pear
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Bur Oak
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Columnar Norway Maple
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Common Hackberry
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Crimean Linden
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Eastern Poplar
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European Beech
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Ginkgo (male only)
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Green Ash
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Greenspire Linden
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Japanese Pagodatree
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Japanese Zelkova
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Little Leaf European
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Marshall's Seedless Ash
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Norway Maple
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Pin Oak
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Purple Beech
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Red Oak
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Sawtooth Oak
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Scarlet Oak
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Shingle Oak
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Silver Linden
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Sugar Maple
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Sycamore
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Thornless Locust
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Tilia Linden
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Tulip Poplar
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White Ash
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White Oak
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Willow Oak
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D.
Strip and interior landscaping.
(1)
Any required landscaping shall include a combination
of deciduous trees, ground covers, evergreens, shrubs, vines, flowers,
rocks, gravel, earth mounds, berms, walls, fences, screens, sculptures,
fountains, sidewalk furniture, or other approved materials. Artificial
plants, trees, and shrubs may not be used to satisfy any requirement
for landscaping or screening. No less than 80% of the required landscape
area shall be vegetative in composition, and no outdoor storage shall
be permitted within required landscape areas.
(2)
For each 750 square feet of required area for landscape
strips, one shade/ornamental tree shall be provided. All required
landscape strips shall have landscaping materials distributed along
the entire length of the lot line abutting the yard.
E.
Landscape screening. Any required landscape screening
shall include a combination of evergreens (trees, hedges or shrubs),
walls, fences, earth berms, or other approved similar materials. Wall
or fence shall not be constructed of corrugated metal, corrugated
fiberglass, or sheet metal. Screening shall be arranged to block the
ground level views between grade, and a height of six feet. Landscape
screens must achieve this visual blockage within two years of installation.
F.
Landscape material.
(1)
Plantings shall be typical of their species and variety,
have normal growth habits, well-developed branches, densely foliated,
vigorous, fibrous root systems and shall be free from disease, insects,
insect eggs, and larvae. Plantings shall be selected from stock that
was grown under climatic conditions similar to the locality of the
property. All planting shall be performed in conformance with good
nursery and landscape practice. Plantings shall be properly maintained
and replaced if dead.
(2)
The varieties of plantings shall be subject to the
approval of the Township. The applicant is encouraged to be creative
in selecting varieties and locations to achieve a pleasing appearance.
Planting materials shall meet the following criteria:
(a)
Shade trees shall be a minimum trunk caliper
of two inches at a height of six inches above finished grade.
(b)
Flowering and/or ornamental trees shall be a
minimum trunk caliper of 1 1/2 inches at a height of six inches
above finished grade. Evergreen trees shall be a minimum height of
six feet.
(c)
Shrubs shall be a minimum diameter of 24 inches.
(3)
Requirements for the measurements, branching, grading,
quality, balling, and the burlapping of trees shall follow the code
standards recommended by the American Association of Nurserymen, Inc.,
in the American Standard for Nursery Stock, ANSI Z60, 1-1973, as amended.
G.
Ground cover. Ground cover shall be provided on all
areas of the project to prevent soil erosion. All areas that are not
covered by paving, stone, pine needles, bark mulch, or other solid
material shall be protected with a vegetative growth. Varieties of
ground cover shall be subject to the approval of the Township.
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:
(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.
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Average Slope of Lot
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Minimum Percent of Undisturbed Area1
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Maximum Impervious Surface
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|---|---|---|---|
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20-30%
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85%
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10%
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Over 30%
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90%
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10%
|
|
NOTES:
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|---|---|
|
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.
A.
When the Pennsylvania Sewage Facilities Act, Act 537
of 1966, as amended, requires a sewer facilities plan revision (Plan
Revision Module for Land Development), or supplement, approval of
the revision or exemption shall be submitted with the final plan application.
C.
Sanitary sewer systems shall be designed in accordance
with the prevailing rules and regulations of the PA DEP and any applicable
bona fide sewer authority, or cooperative association of lot owners.
D.
When sanitary sewage disposal is provided by means
other than by an individual on-lot system for use by a single unit
of occupancy, the final plan application shall include:
(1)
Evidence that the supplier is a certified public utility;
a bona fide cooperative association of lot owners; or a municipal
corporation, authority or utility. Acceptable evidence shall be a
copy of a certificate of public convenience from the Pennsylvania
Public Utility Commission, or an application for such certificate
a cooperative agreement, or a commitment or agreement to serve the
area in question, whichever is appropriate.
(2)
Notice of approval of the design, capability to service,
method of installation, and possible financial guarantee from the
provider.
(3)
Appropriate measures, as deemed necessary by the Board
of Supervisors, to ensure adequate future maintenance of the system.
E.
Where individual on-site sanitary sewage disposal
facilities are to be utilized, each lot so served shall be of a size
and shape to accommodate the necessary subsurface sewage disposal
system and a replacement system at a safe distance from building and
water supply, in accordance with Title 25, Chapter 73, Rules and Regulations
of the Pennsylvania Department of Environmental Protection, as amended,
and the Pennsylvania Sewage Facilities Act, Act 537 of 1966, as amended.
On-site sanitary sewage disposal facilities shall be set back from
street right-of-way a sufficient area to accommodate future street
improvements without disturbing the function of the disposal facility.
A.
Water supply systems shall be designed in accordance
with the prevailing rules and regulations of the PA DEP and any applicable
bona fide water authority, or cooperative association of lot owners.
B.
Fire hydrants shall be provided wherever the water
supply system contains sufficient capability, or will in the near
future, with or without developer assistance. Type and location of
fire hydrants shall meet the specifications of the fire department
that services the project, any applicable bona fide water authority,
and the Insurance Services Office. Fire hydrants shall typically be
located at street intersections no more than 10 feet from the curb.
The maximum distance between fire hydrants shall be 600 feet. All
fitting types shall be in accordance with the standards of the applicable
fire department. The large fitting shall face the street and be a
minimum of 16 inches above the ground level.
C.
Where an individual on-site water supply system is
to be utilized, each lot so served shall be of a size and shape to
allow safe location of such a system, in accordance with all applicable
standards.
D.
If water is to be provided by means other than by
an individual on-site water supply system (wells that are owned and
maintained by the individual lot owners), the final plan application
shall include:
(1)
Evidence that the supplier is a certified public utility;
a bona fide cooperative association of lot owners; or a municipal
corporation, authority or utility. Acceptable evidence shall be a
copy of a certificate of public convenience from the Pennsylvania
Public Utility Commission or an application for such certificate,
a cooperative agreement, or a commitment or agreement to serve the
area in question, whichever is appropriate.
(2)
Notice of approval of the design, installation and
possible financial guarantee from the provider.
(3)
Appropriate measures, as deemed necessary by the Board
of Supervisors to ensure adequate future maintenance of the system.
A.
This section applies to all applications involving
structures or land that are:
B.
All applications that include historic features shall
be designed to preserve, adaptively reuse, or otherwise provide for
the historic features. Modifications and exterior alterations to historic
features or sites, or new construction adjacent to historic features,
shall be consistent with the Interior's Standards for Rehabilitation
of Historic Properties, as published by the National Park Service.
C.
Subdivisions and land developments shall also be designed so that new structures do not block historic views, or obstruct the view of historic properties. Landscape screening shall be provided, in accordance with § 194-41E, in all cases where the proposed size, construction material, or type of use would jeopardize the historic value of a site or structure.
A.
Purpose. All subdivisions and land developments shall
provide for suitable and adequate recreation and open space in order
to insure adequate recreation areas and facilities to serve the future
residents of the subdivision or land development, and insure that
all future Township residents have the opportunity to engage in a
variety of recreational activities.
B.
Requirements for reservation of recreation areas.
(1)
Residential and agricultural development. The developer
shall set aside recreation areas exclusive of paved areas within the
subdivision or land development or at some other nearby location,
if approved by the Township. The developer shall set aside no less
than 2,000 square feet of recreation area for each lot or dwelling
unit, whichever is greater. Where the developer proposes dedication
of lands to the Township, such dedication shall include an appraisal
of property value by a state-certified appraiser.[1]
(2)
Nonresidential land development. For nonresidential
land developments, including nonresidential agricultural uses, and
excluding public uses and private schools, the developer shall dedicate
a minimum of 2.5% of the proposed development's total land area, including
areas of current and proposed public right-of-way, to the Township.
Where the developer proposes dedication of lands to the Township,
such dedication shall include an appraisal of property value by a
state-certified appraiser.
(3)
In lieu of setting aside areas for recreation, and
upon agreement of the Township, the developer shall pay the Township
a fee in lieu of dedication.
(4)
The amount of any fee to be paid in lieu of dedication of land shall be equal to the average fair market value of the land otherwise required by this section of the chapter. The formula to be used in computing the fee based upon fair market value shall be the number of required acres x average fair market value of one acre. The number of acres required to be dedicated for recreation and open space purposes shall be calculated in accordance with §§ 194-46B(1) and (2). The applicant shall provide the Township with an appraisal by a state-certified appraiser acceptable to the Township to determine the fair market value of the land.
(5)
An applicant aggrieved by the fee established shall
have the right to secure a second opinion of value of the property
by a state-certified appraiser acceptable to the Township. The two
estimated values shall be averaged, with the result being the amount
upon which the fee will be based.
(6)
Such fee shall be payable to the Township prior to
the recording of each final phase of the plan and shall be in an amount
equal to the percentage of the total number of dwelling units or nonresidential
acreage.
(a)
Upon agreement with the Township, the developer may provide privately owned recreation facilities acceptable to the Township. The developer shall design and operate the same in accordance with the provisions of § 194-46C; however, the developer shall receive a credit equal to his in-place costs measured against the required formula of § 194-46B. If the developer's credit exceeds the chapter requirements, the developer is not entitled to any compensation from the Township. The developer shall make arrangements for the perpetual ownership and maintenance of the recreation areas for those intended to remain privately owned.
(b)
In those instances where a development or subdivision
will be phased, the developer shall enter into a separate agreement
with the Township for dedication of recreation area.
(c)
Such agreement shall provide that, if the entire
development or subdivision is not completed within a time schedule
specified within the agreement, the entire recreation area shown on
the approved plan shall be dedicated to the Township, along with appropriate
access to the area to be dedicated. Such time schedule shall be consistent
with the time schedule provided by the developer in this chapter and
the Pennsylvania Municipalities Planning Code, as amended.
C.
General standards for recreation areas set aside by
the developer.
(1)
Land shall be suitable to serve the purpose of active
recreation by reason of its size, shape, location, and topography
and shall be subject to the approval of the Township. Examples of
active recreation areas are athletic fields and hard-surfaced courts,
pools, open turf areas, and apparatus areas.
(2)
Land shall be easily and safely accessible from all
areas of the development to be served and have suitable ingress and
egress from a public roadway for maintenance equipment. However, no
public roadways shall traverse the site(s).
(3)
Land shall be contiguous and regular in shape.
(4)
Land shall have a suitable topography and soil conditions
for use and development as a recreation area.
(5)
A minimum of 75% of the reserved area shall have a
maximum slope of 7%.
(6)
A maximum of 25% of the reserved area may be within
floodplain or wetland areas.
(7)
Land shall be easily accessible to all essential utilities.
(8)
Land shall be suitable for development as a particular
type of active recreation facility, as categorized by the National
Recreation and Park Association's National Park, Recreation and Open
Space Standards and Guidelines, 1983, as amended.
(9)
Land shall be designed and developed according to
the standards established by the National Recreation and Park Association
upon agreement between the Township Supervisors and the developer.
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.
A.
Designation of area.
(1)
Areas subject to this section shall include all areas
of Epler, Ontelaunee, Stonehenge, Richland, Snitz Creek, and Millbach
Formations. See Carbonate Areas Map on following page.[1]
[1]
Editor's Note: Said map is included at the end of this chapter.
(2)
In carbonate areas, alteration and development of land may be hazardous with respect to foundation safety of structures, the creation of unstable land as a result of changes in drainage, and the contamination of ground and surface waters. Within the limitations of the information available at the time of review of individual applications, the Township shall attempt to make reasonable judgments as to the applicant's compliance with the standards of § 194-48B.
(3)
The Township may deny the application, should the
Township find that an applicant may create a significant risk to the
public's health or safety, in spite of taking all reasonable actions
to minimize such risks, or should the Supervisors determine that the
applicant has not taken all reasonable actions to minimize such risks.
(4)
A hydrogeologic report shall be submitted [see § 194-14E(10)], when, in the opinion of the Township, there is a probable likelihood that a project will affect or be affected by carbonate geologic hazards.
(5)
The final plan and individual deeds shall acknowledge
the presence of areas that will be affected by carbonate geologic
hazards.
(6)
Under no circumstances shall the Township, or any officer or employee of the Township, assume any liability for any damages that may result from an applicant's or any interested party's reliance upon the regulations of § 194-48B, or any decisions made by the Township in the administration of such regulations.
B.
Groundwater standards. Land grading or construction
of buildings or other site improvements shall not directly or indirectly
diminish the flow of natural springs or contaminate existing or potential
water supplies. If warranted by the Township, water table data from
observation wells shall be provided by the applicant.
C.
Improvement standards. All buildings, structures,
roads and other impervious surfaces and storm drainage facilities
and other utilities shall be so situated, designed and constructed
as to minimize the risk of structural damage from existing or future
sinkholes. A recognized professional with competence in the field
shall demonstrate that a minimal risk of structural damage due to
sinkholes will exist, or indicate mitigating measures to be taken
to minimize the risk of structural damage.
D.
Detention or retention basin standards. A geological
evaluation of the proposed location shall be conducted to determine
susceptibility to sinkhole formation, whenever a detention or retention
basin for the control of stormwater will be located in a carbonate
area. The design of all facilities over limestone formations shall
include measures to prevent groundwater contamination and, where necessary,
sinkhole formation. Soils used for the construction of basins shall
have low-erodibility factors ("K" factors). The Township may require
the installation of an impermeable liner in basins. All detention
facilities shall be aboveground, unless otherwise approved by the
Township.
E.
Construction guidelines.
(1)
Care should be taken to prevent collection and drainage
of surface water into excavated or low-lying areas of the site during
excavation and construction.
(2)
Soft and wet conditions should be located wherever
they may exist or be encountered. Soft and wet areas should be removed
and replaced with suitable fill compacted in accordance with recognized
standards, such as ASTM.
(3)
The bottom of all excavations should be inspected
for soft or unusually moist conditions. A visual inspection of the
excavated bearing surface, together with soundings or probes of the
soil at regular intervals, should be done. Any soft or unusually moist
soil should be further excavated and a determination made of the extent
of the problem. Remedial measures should be adopted as necessary.
(5)
Excavation should be kept to a practical minimum.
(6)
Water from roof drains or other drainage systems should
be collected and conveyed away from structures to prevent infiltration
near foundations. If possible, roof drains should discharge directly
into a storm sewer system or the street gutter.
(7)
Subsoil erosion/sinkholes that occur during the construction
of a project should be corrected as quickly as possible under the
supervision of a qualified geotechnical engineer.
(8)
Blasting should be avoided.
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.
