The following standards shall be applied by
the Township Planning Commission, Adams County Office of Planning
and Development, and the Township Supervisors in evaluating plans
submitted for review and/or approval. It is intended that these standards
be considered the minimum requirements and may be modified as necessary
to protect the health, safety and general welfare of the public.
The following requirements and guiding principles
for subdivisions and land developments shall be observed with respect
to factors affecting the suitability of the site for such development.
A. The land development plan shall conform to the Municipal
Comprehensive Plan and Official Map or to such parts thereof, as shall
have been officially prepared and adopted by the municipality in which
the development is situated.
B. A land development must be coordinated with existing
land development in the neighborhood so the entire area may be developed
harmoniously.
C. Land proposed for land development shall not be developed
or changed by grading or excavating or by the removal or destruction
of the natural topsoil, trees or other vegetative cover unless provisions
for minimizing erosion and sedimentation are provided as required
by the Erosion Control Regulations of the Pennsylvania Department
of Environmental Protection.
D. In a development where the average slope exceeds 15%,
the Township may require modification to these regulations.
E. In all developments, every precaution shall be taken
to preserve all natural and historic features determined to be worthy
of preservation by the Township. Examples of such features would include,
but not be limited to, large trees, watercourses, historic areas and
structures, scenic view, etc. To ensure the protection of such features,
the Township may require the following additional information to be
submitted:
(1) A grading plan showing the existing and proposed ground
elevations relative to the features.
(2) The accurate location of the features to be protected.
(3) An explanation of the precautions to be taken by the
developer to protect such features.
(4) Any plans for the alteration of a watercourse shall
be incorporated into the design plan and subject to approval by the
Township, or where deemed necessary, the United States Army Corps
of Engineers, and/or the Pennsylvania Department of Environmental
Protection.
F. Land subject to hazards to life, health or property
as may arise from fire, disease, excessive noise, odor or falling
aircraft or considered uninhabitable for other reasons may not be
developed unless the hazards have been removed or the plans show adequate
safeguards against them.
[Amended 9-3-2020 by Ord. No. 2020-06]
G. In all developments where wetland exists the location
of all wetland shall be accurately shown on the plan.
H. No building permits shall be issued for the development
of lots on a proposed street until such proposed street has been improved
to a mud-free condition.
[Amended 8-21-2003 by Ord. No. 2003-5; 11-2-2017 by Ord. No.
2017-04]
A. The following provisions shall apply adjacent to a
collector or arterial street when a lot is proposed for a subdivision
or land development:
(1) When two abutting business uses are in common ownership,
the parking lots shall include an interconnection to allow motorists
and pedestrians to travel from one business to another business without
needing to reenter a public street. The interconnection shall consist
of an asphalt surfaced driveway with a minimum width of 24 feet built
upon a stone base.
(2) Abutting lots not in common ownership.
(a)
Where two abutting lots involving current or
future businesses are not in common ownership, the applicant for a
subdivision or land development shall seek permission from the abutting
lot owner to allow a vehicle interconnection between the parking lots.
Unless the abutting property owner refuses to permit the interconnection,
the subdivision or land development shall include the construction
of a vehicle and pedestrian interconnection between the parking areas.
(b)
The applicant shall present written evidence
that a request was made to the abutting property owner to allow a
connection. Any written response from the abutting property owner
shall be submitted to the Township. If the abutting property owner
refuses to permit the interconnection or the interconnection is currently
not feasible, the Board of Supervisors may require that the subdivision
or land development include an easement allowing a future interconnection
and/or construct the interconnection as a stub up to the applicant's
property line.
(3) Where an interconnection is required or planned between
two uses or lots, the subdivision or land development shall include
a suitable cross access easement that permits vehicles and pedestrians
from one use or lot to have access through the parking lot and driveway
of the adjacent use or lot. The easement shall be recorded with the
deed.
(4) The Board of Supervisors may establish a condition
upon a subdivision or land development approval that requires that
any driveway onto an arterial street be permanently closed or be limited
to right turns only once suitable alternative traffic access is available
from a driveway on an adjacent lot.