A. 
Contents of article. This article includes specific standards for the design of subdivisions and land developments and requirements for improvements. General goals for design and development are listed in § 178-29. Minimum standards and requirements are specified for each element of design or improvement in the sections following § 178-29. Modifications to the design standards and required improvements of this article may be granted pursuant to Article II, § 178-22, Modifications, waivers and flexibility provions.
B. 
Site analysis. The design of a subdivision or land development shall be based upon an analysis of existing conditions of the site, which includes consideration of the site's natural and man-made features and of the opportunities and constraints for development that are associated with these features. The site analysis shall also consider the relationship of the site to surrounding developed and undeveloped areas and to applicable municipal, county, and regional plans. The required project narrative should summarize how the analysis of existing conditions has influenced the design of the subdivision or land development.
C. 
Alternative development plan. Before considering requests for waivers or modifications of standards or requirements contained in this article that will reduce the attainment of the goals listed in § 178-29, the Township may require the applicant to prepare alternative development plans which more nearly meet the requirements of this chapter. Such alternative plans may include a reduction in the otherwise allowable density or intensity of development on the total site. The original plan shall be approved only if the applicant demonstrates to the satisfaction of the Township that an alternative plan is not practical or feasible.
Subdivisions and land developments shall be designed to achieve the major goals or outcomes that are listed in this section.
A. 
Minimize damage to the environment. All subdivisions and land developments shall be designed to minimize environmental damage by carefully fitting the subdivision or development to the natural environment of the site.
(1) 
Minimize grading. The layout of streets and building sites or lots shall be accomplished with as little disturbance or the land as possible. Streets should generally follow contours and minimize both cutting and filling. Building sites should utilize naturally level areas.
(2) 
Protect steep slopes. Wooded hillsides are important environmental and aesthetic resources. Development shall be located to minimize disturbance of steeply sloped areas and to preserve the visual character of wooded hillsides.
(3) 
Protect watercourses and wetlands. Watercourses are the natural drainage ways for the conveyance of surface waters, including runoff. Streams, land bordering streams, and wetlands provide habitat for aquatic and terrestrial plants and animals and may function as wildlife corridors. The larger streams are primary elements of the visual character of the Township and are resources for recreation and domestic water supply. Development shall be designed to minimize disturbance of watercourses and wetlands so that they can continue to serve all of these functions.
(4) 
Protect other identified natural resources. Special care must be taken in the design and construction of subdivisions and land developments to protect habitats in which rare or endangered plants or animals are found and other ecologically important sites.
(5) 
Protect historic, architectural, and archeological resources. Sites containing structures of historic or architectural significance should be designed to preserve and reuse such structures. Archeological resources must be protected in accordance with applicable state regulations.
B. 
Avoid hazardous development. Where hazardous or potential hazardous features are present on proposed development sites, the design of subdivisions and land developments shall consider such features. Extra precautions shall be required to ensure that development will be safe and that the public health and welfare will be protected.
(1) 
Landslide-prone areas. In areas where soils or underlying geology may be unstable, geotechnical investigation shall be required to ensure the safety of any proposed disturbance.
(2) 
Undermined areas. In areas where mining has occurred in the past, subsidence risk assessments may be required to establish that proposed development will be safe.
(3) 
Floodplain areas. In identified floodplain areas, new development shall be in accordance with Chapter 97, Floodplain Management.
(4) 
Contaminated sites. In order to protect the public health, no subdivision or land development in areas which may have been contaminated by former industrial or other uses shall be approved unless the site has been made safe for development. Development of contaminated sites shall be limited to uses which will not pose health risks for site occupants.
C. 
The general layout of subdivisions and land development should respect the natural resources of the site, the character of the surrounding area, and be suitable for the intended uses. The design of blocks and lots shall comply with the requirements of Chapter 200, Zoning, and shall provide suitable sites for buildings. The design of subdivisions and land development shall consider the topography and other natural features of the site, requirements for safe and convenient pedestrian and vehicular circulation, and the character of surrounding development. Subdivisions and land developments should be compatible with municipal, county, and regional comprehensive plans and components thereof. For larger residential developments, use of the planned residential development provisions is encouraged to accomplish this goal.
D. 
Provide a full range of improvements in subdivisions and land developments as required to ensure the public health, safety, and welfare and the creation of desirable communities for living, working, and recreation.
(1) 
Water. A safe and sufficient supply of potable water shall be provided for every subdivision and land development. New development shall not degrade the quality of potable water supplies.
(2) 
Sanitary sewage facilities. Sanitary sewage facilities shall be provided in accordance with applicable regulations of the commonwealth.
(3) 
Stormwater management. Every subdivision and land development shall manage stormwater flows in accordance with the Pennsylvania Stormwater Management Act.
(4) 
Other public utilities. Other public utilities shall be provided or available to every subdivision and land development, including electricity, telephone, and, where accessible, natural gas and cable TV.
(5) 
Public and community services. All new development shall be provided with a full range of community services and facilities, such as public safety and emergency services, schools, libraries, and recreation.
(6) 
Transportation facilities. The design and construction of subdivisions and land developments shall include transportation facilities that will provide access to all lots, buildings, and to open spaces intended for use by people. Transportation facilities that are developed in subdivisions and land developments shall be designed as parts of the larger system of transportation facilities which serve the community. Transportation facilities of the community include streets, public transit facilities such as passenger waiting areas and shelters and park and ride lots, sidewalks, bikeways, and multipurpose trails for nonmotorized transportation.
E. 
Land development shall include landscaping. Land development shall include landscaping which is designed to improve community appearance, to contribute to the environmental quality and livability on new development areas, to mitigate the negative impacts of development upon other areas of the community, and to enhance the natural features of the site. Uses and structures shall be sited to minimize adverse impacts from or upon adjoining uses.
A. 
Purpose. The purpose of these standards is to ensure public health, safety, and welfare and to protect property by preventing rock and soil slippage, loss and degradation of natural drainageways, increased soil erosion and sedimentation, and other soil- and water-management-related problems.
B. 
Application. The following general standards shall apply unless a more stringent standard is contained in another section of this chapter, in which case the stricter standard shall govern.
C. 
General standards for grading.
(1) 
No grading, stripping of topsoil, excavation, or any other land disturbance activity which changes the existing contours of the land; and no clearing, grubbing, or any other activity which results in the removal of existing vegetation (other than the removal of dead or diseased plant material, agricultural activities or logging) shall be permitted before the final land development plan has been approved. However, a disturbance of one acre of less for construction or landscaping of an individual single-family dwelling or structure accessory thereto shall be exempt from this standard.
(2) 
Grading shall be limited to the minimum area necessary to provide for buildings, streets, utilities, and other facilities shown on the approved land development plan.
(3) 
Grading in areas susceptible to landslides, subsidence, or flooding, on steep slopes, or in wetlands shall comply with the additional provisions of § 178-41, Protection of steep slopes; § 178-32, Protection of watercourses and wetlands; and § 178-35, Avoidance of hazardous development.
(4) 
A soil erosion and sedimentation control plan shall be prepared in accordance with the standards and specifications of the County Conservation District as described in the "Erosion and Sedimentation Control Handbook" and approved by the County Conservation District prior to the commencement of any grading or other regulated earth-disturbance activity, unless the County Conservation District determines that a soil erosion and sedimentation control plan is not required.
(5) 
The applicant shall be responsible for protecting adjacent and downstream properties from any damage which occurs as a result of earth disturbance on the development site. Such protection shall include cleaning up and restoring to their original condition any adjacent and downstream properties adversely affected by silt, debris, flooding, or other damage resulting from the earth disturbance activity.
(6) 
The top and bottom edges of cut or fill slopes shall be kept back from property or right-of-way lines three feet plus 1/5 the height of the cut or fill, which total distance need not exceed 10 feet.
(7) 
Topsoil stripped from the site in preparation for earthmoving activities shall be stockpiled and replaced on the site over all regraded, nondeveloped areas, at a minimum depth of four inches.
(8) 
Fill areas shall be prepared by removing organic material such as vegetation and rubbish, and any other material determined by the engineer to prevent proper compaction and stability.
(9) 
Proposed grading shall be accomplished so that existing stormwater runoff flows are neither increased from predevelopment rates nor concentrated at the point of release onto abutting properties.
(10) 
Maximum steepness of graded slopes shall be no greater than two horizontal to one vertical (2:1) except under the following conditions:
(a) 
Where the height of a proposed slope will not exceed 10 feet, then a maximum slope steepness of 1:1 may be allowed where soil conditions permit as verified by a competent geotechnical engineer and where doing so will help to preserve existing vegetation or other significant natural features. The cut or fill shall be located so that a line having a slope of two horizontal to one vertical and passing through any portion of the slope face will be entirely inside the property lines of the proposed development.
(b) 
Where a retaining wall, designed and sealed by an engineer, is constructed to support the face of the slope.
(11) 
Excavation adjacent to any building foundation walls, footings, or structures shall not extend beyond the angle of repose or natural slope of the soil under the nearest point of same unless the footings, foundations, or structures have been sufficiently underpinned or otherwise protected against settlement.
(12) 
Graded slopes of 20 or more feet in height shall be benched every 12 feet. Benches shall have a minimum width of six feet and a maximum slope of 5%. Benches shall be planted with trees at a rate of one tree per 30 linear feet of bench. Trees shall have a minimum caliper of 1.5 inches DBH. Species of trees may be mixed, but shall consist of hardy native species. New plantings, which die or become diseased or damaged, shall be shall be replaced.
A. 
Purpose. This section is intended to protect the most steep slopes which are considered natural and scenic resources from development.
B. 
Limitations on disturbance. The following standards shall apply to all grading and disturbance of land with slopes of 25% or greater. If any of the delineated steep slope areas include soils or geologic features which indicate possible instability, the additional standards contained in Article III, § 178-35, Avoidance of hazardous development, shall apply.
(1) 
Slopes between 16% and 25%. No more than 25% of slope areas with existing grades between 16% and 25% shall be stripped of vegetation or disturbed through grading.
(2) 
Slopes exceeding 25%. No development or disturbance shall be allowed on slopes exceeding 25%. Very limited disturbance for utilities may be allowed if the applicant demonstrates that no feasible alternative location exists.
A. 
Purpose. The regulations contained in this section are intended to promote the public health, safety, and welfare by ensuring that watercourses and wetlands will be preserved in or restored to their natural condition so that they may convey and store water, provide habitat for flora and fauna, and serve as recreational and aesthetic resources.
B. 
Setback or open space easement required. No grading, cutting, filling, removal of vegetation, or other disturbance of land shall be permitted within 50 feet from the top of the bank of any watercourse or from the edge of a wetland.
(1) 
Minor earth disturbance and construction within the area of the required setback or easement, required for development in other areas of the site, may be allowed in accordance with all regulations of the Department of Environmental Protection (DEP) and Chapter 97, Floodplain Management, where applicable.
(2) 
Construction may also be allowed within the required setback area of watercourses to enable the development of uses that require proximity or access to the watercourse, in accordance with applicable federal, DEP, and Township regulations.
(3) 
In planned residential developments and in larger subdivisions and land developments, the required setback area should be integrated into a system of public or common open space. In smaller subdivisions and land developments, the preservation of these open space areas shall be ensured through recorded easements, deed restrictions, or other means acceptable to the Township.
(4) 
Where the required setback or easement would render a site unusable under Chapter 200, Zoning, because of the limited size or dimensions of a parcel of land prior to its subdivision, the Township may reduce the depth of the setback to not less than 25 feet along a watercourse or wetland edge. Any reduction in depth of setback which may be allowed by the Township does not supersede any requirement for a greater setback imposed by federal, state, or Township regulations.
C. 
Alteration of drainage. When a proposed subdivision or land development encompasses or adjoins a watercourse or wetland, the design of the proposed development shall ensure that site drainage is not altered in ways that will reduce the ability of any watercourse or wetland to support the vegetation and animal life that characterized the area before development.
A. 
County Natural Heritage Inventory. Every subdivision and land development site plan shall consider, protect, and, to the maximum extent feasible, ensure the preservation of the natural areas and resources that are identified in the Washington County Natural Heritage Inventory, January 1994, prepared by the Western Pennsylvania Conservancy.
B. 
Protected resources. Where a proposed subdivision or land development includes an identified natural feature, such as a rare or endangered species, which is regulated by municipal, state, or federal law, the applicant shall provide evidence of compliance with any applicable regulation.
C. 
Unprotected resources. Where proposed development sites include identified natural resources that are not protected or regulated by Township, state, or federal law, the development plan shall incorporate preservation of the feature as an element in the site design.
A. 
Identification of resources. Structures of known historic or architectural significance and locations of known or probable archeological sites shall be identified on the existing conditions map and described in the preliminary application materials.
B. 
Notification to PHMC. Where the presence of such features is known or suspected, or where required by DEP or another permitting agency, the applicant shall notify the Pennsylvania Historical and Museum Commission of the proposed subdivision or land development and request a determination concerning the presence of significant resources from the PHMC.
(1) 
A copy of the notification to the PHMC shall be submitted with the application for preliminary approval.
(2) 
The Township shall condition preliminary approval upon the applicant's receipt from the PHMC of a determination that:
(a) 
No significant resources are present on the site or that the proposed subdivision or land development will not adversely impact resources that may be present; or
(b) 
Significant resources are present or likely to be present on the site; together with an approved plan or program for the mitigation of any adverse impacts of the proposed subdivision or land development upon the historic or archeological resource.
(3) 
A copy of the required determination by the PHMC shall be submitted with an application for final approval, and no subdivision or land development requiring such a determination shall be finally approved without it.
A. 
Landslide-prone areas. No grading, removal of vegetation, construction, or other disturbance shall be permitted on soils that are classified as slide-prone or unstable in the Soil Survey of Washington County, on any land that is delineated as unstable on the Landslide Susceptibility Map of Washington County, or on any other areas of a proposed development site that exhibit signs of instability, except in accordance with the provisions of this section.
(1) 
Unstable areas of a site may be set aside as common or private open space.
(2) 
Limited disturbance of unstable areas may be allowed if the applicant demonstrates to the satisfaction of the Township that the proposed disturbance will not cause sliding or movement or any unsafe condition either on the development site or on any property adjacent to it.
(3) 
Evidence of the safety of any proposed disturbance shall require site investigation and certification in writing by an engineer with experience in soils engineering or engineering geologist that the proposed activity will not create or exacerbate unsafe conditions.
B. 
Undermined areas. No land development involving construction of buildings and no subdivision of land intended to create lots for building construction shall be approved on a site which has been undermined at shallow depths or in an area where there is evidence of past subsidence unless the applicant demonstrates that the proposed subdivision or land development will be safe and will not create hazards for adjacent properties. Evidence of safety shall be one of the following:
(1) 
If the site or any area of the site has been undermined and has 100 feet or less or overburden, evidence of the safety of the proposed subdivision or land development shall require site investigation and verification in writing by an engineer, experienced in subsidence risk assessment, that the proposed development will be safe.
(2) 
If the site has been undermined at a depth exceeding 100 feet of overburden, a subsidence risk assessment by an engineer and written certification that the proposed subdivision or land development will be safe may be required if the Township or applicant has knowledge of any past occurrences of subsidence in the general vicinity of the site.
C. 
Floodplain areas. To the maximum extent feasible, land development should not be undertaken in identified floodplain areas; however, where development is necessary in an identified floodplain area the following shall apply:
(1) 
All construction and development shall comply with Chapter 97, Floodplain Management, and with the minimum requirements of the Pennsylvania Department of Community and Economic Development; and
(2) 
Construction in the floodway portion of an identified floodplain area shall comply with Pennsylvania Department of Environmental Protection regulations.
D. 
Contaminated sites. The Township shall not approve the subdivision or development of land which is known to contain substances which are classified as hazardous unless the site has been made safe for the proposed development.
(1) 
A contaminated site shall be considered safe for subdivision or development when a remediation plan has been completed and approved by DEP.
(2) 
The subdivision of contaminated land, not including any development or earth disturbance, may be approved prior to remediation if a notation approved by the Township is placed on the recorded plan, which indicates that the site or specified lots within the site contain or may contain hazardous substances.
A. 
Blocks.
(1) 
No block shall be longer than 1,200 feet nor less than 500 feet except in unusual circumstances. Where a subdivision adjoins an arterial street, the greater dimension of the blocks shall front along such arterial street, and marginal access streets, reverse frontage lots or other arrangements shall be introduced to minimize the number of points of ingress or egress.
(2) 
Blocks shall be of sufficient width to permit two tiers of lots of appropriate depth, except where they back up to a railroad, arterial or collector street, creek or other natural barrier.
(3) 
Blocks in nonresidential areas may vary from the requirements of this section, according to the nature of the use. The depth and width of such blocks shall be adequate to provide for safe and convenient traffic circulation, off-street parking and loading areas, setbacks, and landscaping, as required by this chapter and Chapter 200, Zoning.
B. 
Lots.
(1) 
Land shall be suited to the purpose for which it is to be subdivided whether for residential, business or industrial use.
(2) 
The lot arrangement and design shall be such that all lots will provide building sites, accessible driveways, and usable yards and open space areas with the minimum possible disturbance to the site.
(3) 
All side lines of lots shall be at approximate right angles to straight street lines and radial to curved street lines except where a variation to this rule will provide a better street and lot layout. Lots with double frontage shall be avoided except where they back up to a an arterial or collector street.
(4) 
Lots shall be laid out so as to provide positive drainage away from buildings, water wells and sewage disposal fields when developed.
(5) 
Business or industrial lots shall be of such size and shape as may be suitable for their prospective use including sufficient off-street parking and loading areas, and for water supply and sanitary sewage disposal if either or both are to be provided by individual on-lot facilities. The minimum lot dimensions shall be in accordance with the applicable zoning regulations or as approved by the governing body.
(6) 
Every lot shall abut on a street. Lots fronting directly on the following streets shall be avoided, where possible:
S.R. 0050
S.R. 4016
S.R. 0018
S.R. 4037
S.R. 0519
S.R. 4015
S.R. 4047
S.R. 4039
(7) 
If remnants of land exist after subdividing, they shall be suitably incorporated in existing or proposed lots, or they may be dedicated to public use if acceptable for such public use.
(8) 
Lots shall meet the minimum area, yard, and dimensional requirements of Chapter 200, Zoning. Land developments shall meet the minimum area, yard, dimensional, lot coverage, density, and bulk requirements of Chapter 200.
A. 
Purpose. The standards contained in this section are intended to promote public health, safety, and welfare by filtering noise, softening or diverting light and glare, modifying microclimatic conditions such as wind and heat, reducing stormwater runoff and air pollution, and controlling traffic hazards. The standards contained in this section are also intended to increase the value to the community from new developments by recognizing the role that landscaping plays in overall community appearance and livability.
B. 
General requirements. In general, all areas of a site proposed for development shall be landscaped with trees, shrubs, groundcovers, grasses, and other herbaceous plants, except for those areas which are occupied by buildings and other structures and facilities, or are paved.
C. 
Application. The requirements and standards of this section are supplemental to the requirements and standards of Chapter 200, Zoning, as they pertain to proposed subdivisions and land developments. The higher requirement or standard shall govern.
D. 
Landscaping defined. Landscaping shall be understood to include the provision of street trees, bufferyards, replacement woodlands, and other new planted areas as well as the provision of undisturbed ground, where such is fully integrated into the design and layout of the subdivision or land development and preserves existing natural features of the site.
E. 
Street trees. Street trees shall be optional improvements; however, when street trees are provided in new residential and nonresidential developments, they shall be provided in accordance with the following standards:
(1) 
Street trees shall be provided along the entire length of the street right-of-way and on both sides of the street if the street lies within the development.
(2) 
Street trees shall be located between the right-of-way and the front building line.
(3) 
Street trees shall be located to enable the maintenance of utilities, required sight distances, and visibility of street and traffic signs.
(4) 
The species chosen shall be appropriate to the location. Factors such as microclimate, soils, habit of growth, salt and disease tolerance, proximity of sidewalks, overhead utility lines, and special conditions (likelihood of soil compaction, damage from air pollution, dogs, deer, etc.) shall be considered.
(5) 
Street trees shall have the following minimum calipers at the time of planting:
(a) 
Large trees, defined as those trees whose ultimate height will exceed 40 feet, shall have a minimum caliper of 2.5 to 3.0 inches DBH.
(b) 
Medium trees, defined as those trees with an ultimate height of 25 to 40 feet, shall have a minimum caliper of 2.0 to 2.5 inches DBH.
(c) 
Small trees, defined as those trees whose ultimate height will not exceed 25 feet, shall have a minimum caliper of 1.5 to 2.0 inches DBH.
(6) 
Street trees shall be spaced with regard to the ultimate spread of the fully developed canopy. Spacing requirements are as follows:
(a) 
Large and medium trees shall be spaced at a maximum distance not to exceed the average spread of the fully developed canopy plus five feet.
(b) 
Small trees shall be spaced a maximum distance of 25 feet on center.
(7) 
Mature tree, woodlands, or other high-quality existing vegetation which remains undisturbed adjacent to the street right-of-way may be used in place of or in conjunction with the requirements of this section.
F. 
Landscaping and screening of parking areas. All new parking areas that have five or more parking spaces, or any existing parking area that will be expanded by five or more parking spaces, shall be landscaped in accordance with the following provisions:
(1) 
Perimeter landscaping. Where the parking area is adjacent to any public street, walk, right-of-way or where Chapter 200, Zoning, requires parking area screening, the perimeter of the parking lot shall be landscaped. Such landscaping shall be in addition to any required bufferyard or street trees and shall be provided in accordance the following criteria:
(a) 
The landscaped area shall be at least 15 feet wide.
(b) 
The landscaped area shall be planted with at least one large or medium tree, or two small trees, per five adjacent parking spaces, and sufficient shrubs to form a hedge or screen. The height of hedges and screens at the time of planting shall not be less than 2.5 feet.
(c) 
The caliper and spacing of all new trees shall be as in Subsection E(5) and (6) [street trees] of this section.
(d) 
Masonry walls, fencing, berms, or a combination thereof may also be used. Walls, fences, and berms adjacent to neighboring properties shall have a minimum height of four feet. The height of walls, fences, berms, and hedges adjacent to public streets, walks, and rights-of-way may be reduced in areas where public safety is a concern. All berms shall have a maximum slope of 33%, and shall be completely covered with shrubs, grasses, or other plant material. Walls or solid fencing shall be planted with at least one shrub or vine per 10 linear feet of wall. Nonsolid fencing shall be planted with at least three shrubs or vines per 12 linear feet.
(e) 
Mature trees, woodlands, or other high-quality existing vegetation which remains undisturbed between the parking area and the right-of-way or adjoining properties may be used to satisfy the requirements of this section. New shrubs or trees may be added as needed to help provide an effective screen.
(2) 
Landscaping in interior areas. Landscaping in the interior of parking areas shall be designed to provide visual and climatic relief from large expanses of paving, and to channelize and define areas for safe pedestrian and vehicular circulation. Landscaping in the interior of parking areas containing more than 30 parking spaces shall be required.
(a) 
At least 7% of any parking lot containing more than 30 parking spaces shall be landscaped.
(b) 
At least one large tree and three shrubs, or one medium tree, one small tree, and three shrubs shall be planted per 10 parking spaces.
(c) 
The caliper of all new trees shall be as in Subsection E(5) and (6) [street trees] of this section.
(d) 
Trees required in this section shall be planted in protected areas such as along walkways, or within curbed islands located between rows of parking spaces, at the ends of bays, or between parking stalls.
(e) 
Curbed landscaping islands shall have a minimum width of nine feet, exclusive of curbing.
G. 
Bufferyards.
(1) 
Purpose.
(a) 
Landscaped open areas or bufferyards may be needed to provide separation of incompatible land uses as required by Chapter 200, Zoning, and supplemented by these regulations. Careful site planning can minimize the need for constructed bufferyards; uses should be arranged to avoid locating incompatible uses in close proximity; natural topographic and vegetative features of a development site should be used to separate uses which would otherwise negatively affect each other.
(b) 
This subsection includes requirements for bufferyards that apply when such landscaping or screening is required by Chapter 200, Zoning, and where land uses with differing visual, functional, and operational characteristics are located in close proximity. These situations are most likely to arise within multi-use land developments, on development sites that are located at the edges of zoning districts, and on development sites bordering arterial highways, railroads, and public transit lines.
(2) 
Calculation of bufferyard requirement. The type of bufferyard and the extent of planting or other screening that must be provided within it shall be a function of the difference or incompatibility between adjacent land uses.
(a) 
Land use compatibility classes. The magnitude of incompatibility shall be determined in accordance with the following table, which categorizes land uses into five compatibility classes. Uses within each class are assumed to be similar in visual, functional, and operational characteristics and require no separation beyond yards required by zoning and landscaping required by other subsections of this section. Requirements for bufferyards, planting, and screening increase as the numerical difference between compatibility classes increases.
Land Use Compatibility Classes
Compatibility Class
Land Uses
1
Single-family dwelling, two-family dwelling, passive recreation
2
Multifamily residential, mobile home parks, churches, schools, neighborhood business, semipublic uses, and public uses but not including public maintenance and storage facilities
3
Recreation facilities, entertainment facilities, motels, all commercial uses except those in Compatibility Class 4 and billboards
4
Public maintenance and storage facilities, billboards, major regional shopping center, transport and trucking terminals, essential services, warehousing, sale and storage of building materials, all industrial uses, railroads, expressways and major arterial highways
(b) 
Bufferyard types. The following table defines three types of bufferyards, ranging from 15 feet to 75 feet in width, which shall be required to separate land uses in different compatibility classes. The planting and screening component of each bufferyard type is described qualitatively in terms of the result to be achieved, rather than quantitatively.
Bufferyard Types
Bufferyard Type
Description of Bufferyard Objective
Minimum Width
(feet)
A
Moderate separation, partial visual screening; trees, hedge, three- to four-foot fence appropriate
15 to 25 as required by Chapter 200, Zoning
B
Substantial separation; total visual screening; varied landscape materials; solid fence or berm appropriate
40
C
Maximum spatial separation; total visual screening plus mitigation of traffic, noise, lights, emissions
75
(c) 
Required bufferyard. The following table specifies the bufferyard type which must be provided to separate land uses in different compatibility classes.
Required Bufferyard Type
Proposed Use Class
Existing Class of Adjacent Use
or Zoning District
1
2
3
4
1
*
A
B
C
2
A
*
A
B
3
B
A
*
A
4
C
B
A
*
NOTES:
* Bufferyard not required in same use class
(d) 
Options for flexibility.
[1] 
The Supervisors may permit the provision of a narrower bufferyard in combination with denser planting and/or screening devices if the applicant demonstrates that a narrower bufferyard will provide acceptable mitigation of the effects of heavy traffic, noise, glare, fumes, and other potential impacts and that the proposed plant materials will still be able to thrive if spaced more closely.
[2] 
The Supervisors will also consider alternatives to densely planted linear strips if the applicant demonstrates that another design will function as effectively to mitigate the negative impacts of adjoining uses upon each other.
(3) 
Required plantings. Bufferyards shall be planted with a mix of hardy native trees, shrubs, grasses, and perennials. Minimum sizes of trees shall be as specified in Article III, § 178-37E(5). Quantities and spacing of plant material shall be determined by the density of screening needed. Existing natural features, woodlands, or other high-quality existing vegetation preserved within the bufferyard may be used to satisfy planting requirements.
(4) 
General standards for bufferyards.
(a) 
Bufferyards shall be provided by the applicant along the perimeter of the site or lot and shall extend to the property or right-of-way line. Different bufferyards may be required along various portions of the site perimeter if more than one category of land use adjoins the site.
(b) 
Bufferyards shall be maintained by the owner of the property. Plant materials shall be inspected yearly, and all dead, diseased, and damaged plant materials shall be replaced.
(c) 
No structure or vehicular use areas, buildings, accessory uses, utilities, light standards, etc., shall be permitted in a bufferyard. Access drives are permitted only in bufferyards which separate a proposed development from a street.
(d) 
Bufferyards may be used for passive recreation uses such as pedestrian and bicycle trails, provided that the required separation and screening is maintained.
A. 
Water supply required. An adequate supply of potable water shall be provided for every building to be used for human occupancy or habitation in a subdivision or land development.
B. 
Public water supply.
(1) 
Existing. Where public water supply is located within 1,000 feet of the development or less, the subdivider or developer shall construct a system of water mains in conformance with the standards and requirements of DEP and the water supplier whose facilities will serve the development, connect with such public water supply, and provide a connection for each lot. Water mains shall be extended to the subdivision boundary.
(2) 
New. Where an existing public water system is not available to the proposed development, water may be supplied by a new public water system, subject to the approval of DEP.
(3) 
In the case of an existing or a new public water supply system, the applicant shall present evidence to the Township that the subdivision or land development is to be supplied with water by a certificated public utility, a bona fide cooperative association of lot owners, or by a municipal corporation, authority, or utility. A copy of a certificate of public convenience form the Pennsylvania Public Utility Commission or an application for such certificate, a cooperative agreement or a commitment or agreement to serve the area, whichever is appropriate, shall be acceptable evidence.
(4) 
Fire hydrants. In all subdivisions and land developments where public water is to be provided, fire hydrants, which meet the specifications of the Township and the fire company which will serve the development, shall be installed. Every lot in a subdivision and all development in a land development shall be within 600 feet of a fire hydrant.
C. 
Individual water supply.
(1) 
Where public water supply systems are not available and cannot be extended to the site or where new public water systems cannot be developed, the applicant may provide potable water through individual water supplies, designed and constructed in conformance with the standards and requirements of DEP.
(2) 
Individual private wells shall be located at least 25 feet from property lines; 50 feet from all septic tanks; approximately 100 feet from all tile disposal fields and other sewage disposal facilities; 10 feet from all cast-iron sewer lines; 30 feet from any vitrified sewer tile lines; and shall not be located within any floodplain.
(3) 
As a precaution against seepage, a watertight seal shall be provided around the pump mounting.
(4) 
All abandoned wells shall be sealed in a manner that will render them watertight.
(5) 
The use of private water systems, especially where on-lot sewage facilities are present or proposed, shall not be permitted in any subdivision or land development with more than 10 lots unless the applicant provides hydrogeologic data, acceptable to the Township, assuring that adequate quantity and quality of water are available.
(6) 
In all cases where it has been determined that individual water supplied from private wells is not feasible, a public water distribution system will be required.
A. 
Sanitary sewage facilities required. All subdivisions and land developments, unless excepted in Subsection G, shall be provided with sanitary sewage facilities which are in accordance with the Township sewage facilities plan and which have been approved by DEP and the Township, authority, or other public agency responsible for the collection, conveyance, and treatment of sanitary sewage.
B. 
Sanitary sewers, when required. If a subdivision or land development can be reasonably served by the extension of an existing public sanitary sewer for 800 feet or less, or a separate treatment works is to be constructed, the subdivider or developer shall provide a system of sanitary sewer mains and shall provide lateral connections for each lot. Sewer mains shall be extended to the subdivision or land development boundary when required by the Supervisors.
C. 
Standards for community facilities. All sanitary sewers and related facilities shall be constructed in accordance with requirements of DEP and the construction standards of the Township.
D. 
Standards for individual on-lot systems. If on-lot sewage disposal systems are to be used, on-lot sewage disposal systems shall be installed in accordance with the Sewage Facilities Act (35 P.S. § 750.1 et seq.).
E. 
Requirements for preliminary approval. No application for preliminary approval of a plan of subdivision or land development shall be approved unless a complete sewage facilities planning module, as required for the proposed development, has been approved by the Township and transmitted by the Township to DEP, together with a resolution adopting the revision to its sewage facilities plan, if required.
F. 
Requirements for final approval. No final plat shall be approved or recorded until the plans and specifications for sanitary sewage facilities have been approved and permits issued, as required by DEP.
G. 
Exceptions.
(1) 
Plans with no new lots. Sewage facilities shall not be required for subdivisions in which no new lots are created.
(2) 
Plans with no new development. Subdivisions and land developments in which no development of buildings or improvement of land for purposes requiring sewage facilities is proposed need not provide sanitary sewage facilities, provided that a properly executed request for nonbuilding waiver which follows the most recent DEP guidance be provided. Where a waiver is approved by DEP, the final plat for recording shall include the notation specified in Appendix 1, Paragraph 6 (Other required statements), Subsection a (For plans where sewage facilities are not required).
A. 
General requirement. All lots in a subdivision and land development shall be served by electric, telephone, gas and cable television service; however, gas and cable television service may be waived when these systems are inaccessible to the development.
B. 
Easements. Easements for public and private utilities shall comply with the requirements of the utility providers and with the following standards:
(1) 
Easements shall be adjacent to property lines where possible.
(2) 
Minimum widths for utility easements shall be 20 feet for public utilities and 10 feet for private utilities. Utility companies shall use common easements wherever possible.
(3) 
To allow for future extensions of utility service to serve adjacent development, the Township may require that easements be extended to the lot line or boundary of the subdivision.
(4) 
Utility service shall be provided in the circumstances and manner required by the Public Utility Commission.
C. 
Wiring standards.
(1) 
Electric, telephone, television, and other communication service lines shall be provided by wiring placed underground within properly dedicated easements or within public rights-of-way, installed in accordance with the prevailing standards and practices of the utility or other companies providing such services unless the applicant demonstrates that the physical conditions of extensive shallow bedrock or floodplain areas render such underground installations infeasible or undesirable.
(2) 
If a lot abuts an easement or right-of-way with existing overhead electrical, telephone, television, or other service lines, the lot may utilize the overhead lines, but service connections shall be installed underground. Where a subdivision or land development requires a street widening or service extension which necessitates the replacement or relocation of overhead lines, replacement or relocation shall be underground.
(3) 
Where overhead lines are permitted, the placement and alignment of poles shall be designed to lessen the visual impact of overhead lines as follows:
(a) 
Alignments and pole locations shall be routed to avoid locations along horizons.
(b) 
Staggered alignments shall be utilized to avoid the need to clear swaths through areas of trees.
(c) 
Trees shall be planted in open areas and at key locations to minimize the view of the poles and lines.
(d) 
Alignments shall follow rear lot lines.
(e) 
Provisions shall be made for later attachment of streetlights to underground lines.
(f) 
Trees shall be planted so that they will not interfere with underground and overhead utility lines when planted or in the future. The species and location of trees in easements shall be subject to approval of the Township or public or private utility company having rights in the easement.
(4) 
Utility apparatus placed above ground, other than utility poles, shall be screened with plant materials which shall not interfere with sight distance.
A. 
Purpose. The purpose of this section is to ensure that developers and service providers are aware of the potential impacts that proposed development will have upon community services and facilities and to encourage cooperative planning and action to improve or augment facilities and services that are not adequate to meet increased demands created by new development.
B. 
Requirement to inform. An applicant for approval of a subdivision or land development shall inform the providers of public services and facilities of the proposed development including sufficient information about the development to enable the service provider to determine whether sufficient capacity, facilities, and/or equipment are available to serve the new development.
(1) 
Service providers who must be informed include police, fire and emergency services, school districts, and any others required by the Township.
(2) 
Documentation that the required information was transmitted to appropriate service providers shall be included with an application for preliminary approval. Responses from service providers indicating their ability to provide service to the proposed development shall be required prior to final approval.
C. 
Options when services or facilities are not adequate. If a public service provider indicates an inability to provide service to a proposed new development, the applicant, service provider, and Township shall reach agreement upon a course of action or program to remedy the inadequacy and to ensure service to the new development.
A. 
Building setback lines shall be as designated by Chapter 200, Zoning.
B. 
In no case shall the setback line be less than 90 feet from the center line of the right-of-way of arterial highways listed in § 178-36B(6).
C. 
Easements of appropriate width shall be provided on each side of all rear lot lines and along side lot lines, where necessary, for poles, wires, conduits, and gas mains. Easements may also be required along or across lots where engineering design or special conditions may necessitate the installation of water and sewer lines outside public rights-of-way. The width of such easements shall conform to requirements as determined by the authorities having jurisdiction. For lots facing on curvilinear streets, the rear easements should consist of straight lines with a minimum number of points of deflection.
D. 
Easements along streams. Whenever any stream of important surface drainage course is located in the area being subdivided, the subdivider shall provide an adequate easement along each side of the stream for the purpose of widening, deepening, relocating, or protecting the stream for drainage or public use.
Where the subdivision contains a park, playground, school, steep slope area or other public site shown in the Master Plan, the subdivider shall give consideration to the dedication of such to the public or its reservation, for purchase by the appropriate public body within a specified period of time, and an agreement shall be entered into between the subdivider and the proper public agency regarding the time and method of acquisition and the cost thereof. Due regard shall be shown for preserving outstanding cultural, historic and scenic areas, natural features and exceptionally fine groves of trees.
A. 
Purpose. The purpose of this section is to ensure that, in new subdivisions and land developments, streets and sidewalks provide safe and convenient access and accommodate the safe and efficient movement of pedestrian and vehicular traffic.
B. 
General provisions for streets.
(1) 
Every subdivision shall have access to a public street or a street built to Township standards.
(2) 
The arrangement of streets shall conform to the Township Master Plan, Official Map, and Township, county, and state transportation plans.
(3) 
Streets shall be related to the topography so as to produce usable lots and acceptable grades.
(4) 
Access shall be given to all lots and portions of the tract in the subdivision or land development.
(5) 
Reserve strips and landlocked areas shall not be created.
(6) 
Streets shall be laid out to preserve the integrity of their design. Local streets shall be laid out to discourage their use by through traffic, and, where possible, arterial streets shall be designed for use by through traffic.
(7) 
Where the proposed subdivision or land development contains or is adjacent to an existing or proposed arterial street or a highway designated as a limited access highway by the appropriate highway authorities, provisions shall be made for marginal access streets at a distance acceptable for the appropriate use of the land between the arterial street or limited access highway and the marginal access streets. The Supervisors may also require rear service areas, double frontage lots, or such other treatment as will provide protection for abutting properties, reduction in the number of intersections with primary streets, and separation of local and through traffic.
(8) 
Half or partial streets will not be permitted in new subdivisions or land developments except where essential to reasonable subdivision or development of a tract in conformance with the other requirements and standards of this chapter and where, in addition, satisfactory assurance for dedication of the remaining part of the street can be secured.
(9) 
Wherever a tract to be subdivided or developed borders an existing half or partial street, the entire street shall be shown on the plan.
(10) 
Dead-end streets shall be prohibited, except as stubs (with adequate turning capability) to permit future street extension into adjoining tracts or when designed as culs-de-sac.
(11) 
Where adjoining areas are not subdivided, the arrangement of streets in a proposed subdivision or land development shall be made to provide for the proper projection of streets into the unsubdivided land. Streets giving such access shall be improved to the limits of the subdivision or land developments and shall be improved to Township specifications.
(12) 
All streets shall be named. No new street name shall be permitted which duplicates or which may be confused with an existing street name. If a new street is a continuation of, or is aligned with an existing or platted street, it shall bear the same name as the existing or platted street.
(13) 
No street shall be laid out or opened which extends to or crosses any boundary between the Township and any other municipality except with the specific approval of the Supervisors and upon such condition as the Supervisors may impose. If the street is proposed to serve a commercial area, an industrial area or a residential area of 50 dwelling units or more, located in another municipality, the street shall not be approved unless the area is also served by a street in the other municipality and unless the relevant traffic facilities of the Township are adequate to handle the anticipated volume. Furthermore, all lots in subdivisions and land developments located in the Township shall be arranged so that their access shall be directly from public streets in the Township.
(14) 
Each street shall be designed for its entire length to meet the standards for its classification except where otherwise required by the Board of Supervisors.
C. 
Street classification.
(1) 
The design of a street system shall include the classification of streets by the Supervisors based on the Mount Pleasant Township Master Plan and based on their functions and projected traffic as shown in the following table:
Classification of Streets
Classification
Function
Average Daily Traffic
Design Speed
(mph)
Arterial
Includes highways which provide intercounty or intermunicipal traffic of substantial volumes where the average trip lengths are usually five miles or greater
2,000+
35 to 55
Collector
Primarily connect local streets to arterial highways. They may serve intracounty and intramunicipal traffic. They may serve as traffic corridors connecting residential areas with industrial, shopping, and other service. They may penetrate residential areas.
1,000 to 3,000
35
Local
Primarily provide direct access to abutting land and connections to higher classes of roadways. Traffic volumes will be low and travel distances generally short. Should be designed to prevent through traffic.
Less than 1,000
25 for streets serving non-
residential develop-
ment
Residential high volume
501 to 1,000
15 to 25
Residential medium volume
101 to 500
15
Residential low volume
0 to 100
15
New alley
Provide an alternate access to abutting land and connections to local or collector classes of roadways
Not applicable
10 to 15
Existing alleys
Roadways (both improved and unimproved) that currently appear on the Township's roadway system map that the majority of the time provide either a primary or secondary access to abutting land
Not applicable
10 to 15
(2) 
The classification of each street shall be determined by the Supervisors based upon the projection of traffic volumes a minimum of 10 years after its completion. Traffic volumes shall be calculated in accordance with trip generation rates published in the most recent edition of the Institute of Traffic Engineers (ITE) Trip Generation Manual or alternate source acceptable to the Township, and shall consider all traffic likely to use each street.
D. 
Minimum level of service.
(1) 
All proposed streets and intersections in a subdivision or land development shall be designed to function at Level of Service A or B.
(2) 
The existing level of service on any adjacent street and intersection that will be affected by a proposed subdivision or land development shall not fall below Level C if it is currently A, B, or C, and shall not be further reduced if it is at Level D, E, or F.
E. 
Traffic impact study.
(1) 
When required. A traffic impact study shall be required for a subdivision or land development which will generate 100 or more peak hour trips when fully developed. A traffic impact study may also be required to assess the impacts of smaller projects if traffic congestion or safety problems already exist.
(2) 
Methodology. The study shall be conducted in accordance with the recommended practice Traffic Access and Impact Studies for Site Development published by the Institute of Transportation Engineers, 1988, or in accordance with an equivalent methodology endorsed by transportation engineers.
(a) 
The scope of the study, study area, and methodology shall be approved the Township Engineer before the study is initiated. (A preapplication conference should be scheduled for this purpose.)
(b) 
The study shall be performed by an engineer with training and experience in the performance of traffic studies, whose credentials are acceptable to the Township.
(3) 
Required findings.
(a) 
The traffic impact study must demonstrate that the levels of service specified in this chapter will be met by the proposed development and that the circulation plan for the development will function safely and efficiently.
(b) 
The study shall describe any measures which have been incorporated into the development plan in order to achieve the required conditions. Such measures may include, but are not limited to:
[1] 
A reduction in the density or intensity of the proposed development;
[2] 
Measures to reduce traffic impacts, such as clustering of buildings for easy access or the inclusion of transit-related improvements;
[3] 
The phasing of construction to coincide with the completion of transportation improvements which have been programmed by the Township, county, or state;
[4] 
The construction of on-site or off-site transportation improvements;
[5] 
The extension of transit or pedestrian services to the site.
(c) 
Any traffic impact mitigation measures which are not physical site improvements shall be incorporated into a development agreement executed between the Township and the applicant and shall be recorded with the land development plan.
F. 
Special purpose streets.
(1) 
Cul-de-sac streets.
(a) 
Cul-de-sac streets, whether permanent or temporary, shall be provided at the closed end with a turnaround having a minimum radius to the edge of the finished cartway of not less than 40 feet and a minimum radius of the turnaround right-of-way of 50 feet.
(b) 
In a multiphase development, a temporary turnaround shall be constructed at the terminus of a temporary cul-de-sac street in conformity with the illustration in Appendix 2, Illustration 12, Multi-Phase Development Temporary Cul-de-Sac.[1]
(c) 
When a temporary cul-de-sac is required to terminate at the property line in order to provide for future development of an adjoining tract, the turnaround right-of-way shall be placed adjacent to a property line, and a right-of-way of the same width as the street shall be carried to the property line in such a way as to permit future extension of the street into the adjoining tract. At such time as such a street is extended, the overage created by the turnaround outside the boundaries of the extended street shall revert in ownership to the property owners fronting on the cul-de-sac turnaround.
(d) 
Commercial and industrial culs-de-sac shall be reviewed for adequacy by the Township Engineer, whose recommendations will be given to the Supervisors who shall have final authority in this matter.
(e) 
Permanent residential cul-de-sac streets shall be a minimum of 250 feet in length and a maximum of 1,200 feet in length or 25 single-family dwellings or 50 multifamily residential units, whichever is more restrictive. However, the Supervisors may permit a cul-de-sac less than 250 feet in length for access management if the Pennsylvania Department of Transportation approves the cul-de-sac for the Liquid Fuels Fund or if provisions are made for private maintenance of the street.
(f) 
Whenever possible, the cul-de-sac turnaround shall be designed offset so that the entrance-half of the pavement is in line with the approach-half of the street for better operation, and the minimum right-of-way radius shall be 55 feet. See Appendix 2, Illustration 13, Cul-de-Sac Without Island.
(g) 
When a central island is proposed within the turnaround, the minimum pavement radius shall be increased, and the minimum right-of-way radius shall be 10 feet greater than the pavement radius. The central island shall have mountable curbs for occasional vehicle backup, parking, or snow plowing. Provision shall be made for private maintenance of the central island. Landscaping and grading of the central island shall be designed to provide safe sight distance. See Appendix 2, Illustration 14, Cul-de-Sac with Island.
(h) 
The turnaround shall have a minimum grade of 0.5% and a maximum grade of 4%.
(2) 
Private streets. Private streets may be permitted by the Township, subject to the following provisions:
(a) 
Private streets shall comply with the design and construction standards for public streets of the same functional class.
(b) 
An agreement for maintenance of private streets shall be recorded with the final plat and shall include, in case of failure to maintain in accordance with the agreement, an offer of dedication to the Township together with provisions for funds sufficient to restore the private street to the standards required for public streets prior to acceptance of dedication.
G. 
Street specifications. Minimum right-of-way widths, paving widths, angle of intersection, curb radius, sight distances, horizontal alignments and other specifications, as well as maximum grades and paving standards shall be in accordance with the table entitled "Street Specifications"[2] based on the street classification and in accordance with Appendix 2, Illustration 15, Typical Street Cross Section; Illustration 16, Bituminous Street Section with Wedge Curb; and Illustration 17, Bituminous Street Section with Concrete Curb.
(1) 
Pavement crown and cross slopes. Pavement crown and cross slopes shall be designed in accordance with AASHTO A Policy on Geometric Design of Highways and Streets, latest edition.
(2) 
Two-phase paving. When it is anticipated that development of a subdivision or land development will subject new bituminous street paving in that subdivision or land development to construction activity and heavy material hauling for an extended period of time, a second-phase wearing course shall be applied no sooner that the following paving season. The exact length of time of withholding the second-phase wearing surface course shall be determined by the Supervisors with the recommendations of the Township Engineer and Building Inspector.
(3) 
Two-phase paving procedure. Prior to placing of the second-phase wearing surface course, the existing surface shall be broomed free of all foreign and loose material by sweeping with a power broom. If, in the opinion of the Township Engineer, the results of brooming are not adequate, the cartway shall be flushed with water and again power broomed. This procedure shall be repeated until satisfactory results are obtained. Any visible failure in the existing roadway shall be corrected by methods to be approved by the Township Engineer. Around storm inlets, thirty-six-inch wide keyways shall be cut. The second-phase wearing course shall be one inch of ID-2 surface course, tapered into storm inlets.
(4) 
Optional concrete pavement. An optional cement concrete paving design in accordance with Appendix 2, Illustration 18, Plain Cement Concrete Street, may be approved by the Township.
[2]
Editor's Note: The Street Specifications table is included as the end of this chapter.
H. 
General provisions. The following design standards shall pertain to all types of streets and roadways in Mount Pleasant Township.
(1) 
Right-of-way and cartway.
(a) 
Intent. The cartway width of local streets shall be designed to serve the street's intended function for access, mobility, and parking. The developer shall avoid overdesign, which leads to wasted construction and maintenance expense, higher housing costs, and lowered safety and residential quality, and underdesign, which leads to safety problems and expensive reconstruction.
(b) 
Where a proposed subdivision abuts or contains an existing public street or road having a right-of-way width less than would be required if said street or road were created under this chapter, sufficient additional width for right-of-way shall be provided and dedicated to meet the foregoing standards unless the proposed subdivision will have a minimal impact on the future traffic.
(c) 
Additional right-of-way and cartway widths may be required by the Supervisors to promote public safety and convenience when special conditions require it, and to provide parking lanes in areas of intensive use such as nonresidential development, multifamily development, and areas where the proposed average lot area per family is 12,000 square feet or less. Parking lanes shall be paved to the same standards as the street unless a modification is approved by the Supervisors.
(d) 
Lesser cartway widths to a minimum of 18 feet may be approved by the Supervisors for local streets in neighborhoods of large lots which provide off-street parking and which have a projected average daily traffic of 100 or less.
(2) 
Whenever street lines are deflected, connection shall be made by horizontal curves.
(3) 
Vertical curves shall be used in changes of grade exceeding 1% and shall provide proper sight distances as specified herein above.
(4) 
The finished elevation of proposed streets shall not be more than the one foot below the regulatory flood elevation.[3] The Township may require profiles and elevations of streets to determine compliance with the requirements. Drainage openings shall be sufficient to discharge flood flows without unduly increasing flood heights.
[3]
Editor's Note: See Ch. 97, Floodplain Management.
(5) 
Standards for street intersections shall be as follows:
(a) 
Local streets shall not intersect with collector or arterial streets on the same side at intervals of less than 800 feet as measured from center line to center line.
(b) 
The distance between center lines of streets opening on the opposite side of a proposed or existing street shall be not less than 150 feet, unless the streets are directly opposite each other.
(c) 
Restrictions on multiple intersections. Multiple intersections involving the junction of more than two streets shall be avoided. Where this proves impossible, such intersections shall be designed with extreme care for both pedestrian and vehicular safety.
(d) 
Intersection angle. Streets shall be all laid out to intersect as nearly as possible at right angles. Local streets shall not intersect collector or arterial streets at an angle of less than 75°. The intersection of two local streets shall not be at an angle of less than 60°.
(e) 
Clear sight triangle. There shall be provided and maintained at all intersections clear sight triangles of 75 feet in all directions measured along the center line from the point of intersection. Nothing which obstructs the vision of a motorist shall be permitted in this area. See Appendix 2, Illustration 19, Clear Sight Triangle.
(6) 
Subsurface underdrains shall be placed in both sides of a proposed roadway when directed by the Township Supervisors or other designated official. The underdrain shall be six-inch perforated pipe (minimum). The underdrain shall run parallel with the roadway and shall tie into the proposed or existing storm inlets. Storm sewer pipe that extends from inlet to inlet parallel to the roadway may be considered as an underdrain, so long as the pipe is perforated and the ditch is backfilled with an approved stone. All pipe, stone, and geotextile material shall conform to PennDOT Publication 408, Sections 610, 703, and 735. The underdrain trench shall have a minimum width of nine inches plus the outside diameter of the underdrain. See Appendix 2, Illustration 4, 6" Underdrain Detail.
(7) 
Shoulders. All roadways where possible shall be provided with a seven-foot shoulder that slopes away from the cartway. Slopes beyond the shoulder shall be protected and shall have a grade of two to one in fill areas, and two to one in cut areas. Modifications may be granted taking into consideration adequate sight distance and the provisions of Article III, § 178-30C(10). See Appendix 2, Illustration 15, Typical Street Cross Section.
(8) 
Alleys.
(a) 
Both new rights-of-way and existing narrow rights-of-way (± 20 feet) that will be developed as alleys can be paved as stated above by sloping each side to the center of the right-of-way. In this manner, curbs can be eliminated and drainage facilities can be installed in the center of the alley.
(b) 
Dead-end alleys shall not be permitted.
I. 
Curbs.
(1) 
Curbs shall be provided on all streets and parking areas located within any new subdivision or land development.
(2) 
All curbs shall be depressed at intersections to sufficient width to accommodate wheelchairs. Depressions shall be in line with sidewalks where provided.
(3) 
All curbs shall be constructed of portland cement concrete or asphalt. Concrete curbs shall have a minimum height of eight inches and width of six inches. Asphalt wedge curbs shall have a minimum height of eight inches and a minimum width of 18 inches. For local streets in low- and medium-density residential areas, the asphalt wedge curb is preferred. The concrete curb is preferred for nonresidential uses and multifamily residential uses where curbs must withstand repeated impacts. See Appendix 2, Illustration 21, Plain Cement Concrete Curb, and Illustration 22, Bituminous Wedge Curb.
(4) 
Transitions between a storm inlet with hood and bituminous wedge curb shall be in accordance with Appendix 2, Illustration 20, Plain Cement Concrete Curb Transition to Two-Foot Bituminous Wedge Curb, and Illustration 20A, Curb Transition Detail Sections. Transitions between plain cement concrete curb and bituminous wedge curb shall be in accordance with Appendix 2, Illustration 23, Typical Connection Between Curb Types, and Illustration 23A, Section Views for Typical Connection Between Curb Types.
(5) 
Plain cement concrete curb depressions for driveways shall conform with the standard illustrated in Appendix 2, Illustration 26, Plain Cement Concrete Curb Depression Detail for Driveways.
J. 
Sidewalks and pathways.
(1) 
Sidewalks shall be provided on all streets and parking areas located within multifamily and apartment building developments and developments of 10 lots or more. Sidewalks shall also be required on new streets in subdivisions or land developments in which average lot width of interior lots at the required building setback line is 100 feet or less. The Supervisors may grant a modification to the requirement for sidewalks pursuant to Article II, § 178-11, Modifications, waivers and flexibility provisions.
(2) 
Minimum widths for sidewalks along each type of public street shall be four feet and shall be constructed with portland cement concrete having a minimum thickness of four inches and being reinforced with a minimum of six-inch by six-inch No. 10 wire mesh. Between the back of the curb and the sidewalk, there shall be a landscaping strip a minimum of three feet in width. Sidewalks shall be constructed in accordance with the standards illustrated in Appendix 2, Illustration 24, Plain Cement Concrete Sidewalk, and Illustration 25, Plain Cement Concrete Curb with Adjacent Sidewalk.
(3) 
Public sidewalks shall be constructed in accordance with federal specifications for handicapped accessibility.
(4) 
To provide access to surrounding streets, pathways and sidewalks, public places, and open spaces, blocks exceeding 800 feet in length shall be provided with pathways located in fifteen-foot easements crossing the blocks close to the center of the block, and culs-de-sac in excess of 800 feet in length shall be provided with pathways located in fifteen-foot easements located off the end of the turnaround.
(5) 
Pathways shall have a minimum width of four feet and may be constructed of pervious materials, provided that the proposed material and construction are appropriate to the surrounding land use, expected volume of pedestrian traffic, and are approved by the Township upon recommendation by the Township Engineer.
K. 
Bikeways. Where a proposed development is within a reasonable distance of an existing bikeway or a proposed bikeway included in a Township or county bikeway plan or official map, the development plan shall provide for connections to the existing or proposed bikeway.
L. 
Streetlights.
(1) 
Streetlighting shall be provided for all nonresidential developments and multifamily developments requiring either the construction of new streets or the extension of existing streets.
(2) 
Streetlights shall be provided at all intersections of streets and at the access drives of all nonresidential developments.
(3) 
Lights shall be provided in parking areas, along sidewalks, and between buildings as needed for public safety and convenience.
(4) 
The placement, height, and shielding of lighting standards shall provide adequate lighting without hazard to drivers or nuisance to nearby residents. No spillover of light onto adjoining properties from required light standards shall be permitted.
(5) 
The style, type, and shielding of light standards shall be appropriate to the use, the development, and the Township, and shall be approved by the Supervisors, subject to the recommendation of the Township Engineer.
M. 
Street signs.
(1) 
Street name signs shall be provided at all new street intersections.
(2) 
Street name signs shall be installed under streetlights and shall be free of all visual obstructions.
(3) 
The design of street name signs shall be consistent, uniform, and appropriate to the Township and to the development and shall be acceptable to the Township Engineer.
(4) 
Traffic control signs shall be provided by the applicant as needed. The design and placement of traffic control signs shall be as specified in the Manual on Uniform Traffic Control Devices for Streets and Highways, and shall meet all state and local requirements.
N. 
Parking facilities.
(1) 
Application. All land developments shall include parking facilities for proposed uses.
(2) 
Standards. The standards of Chapter 200, Zoning, shall apply in addition to the standards of this chapter.
(3) 
Dimensional standards.
(a) 
Automobile parking spaces. Perpendicular or angled parking spaces for automobiles shall be as required in Chapter 200, Zoning. Parallel spaces shall be no less than eight feet in width and 23 feet in length. Handicapped spaces shall be no less than 12 feet in width and shall comply with federal standards.
(b) 
Aisle width. The width of aisles providing access to parking spaces shall be in accordance with the following table. Only one-way traffic shall be permitted in aisles serving parking spaces placed at an angle other than 90°.
Parking Angle
(degrees)
Aisle width
(feet)
30
12
45
13
60
18
90
24
(4) 
Minimum paving standards. The minimum paving standard for all driveways and parking areas for land developments shall be the following:
(a) 
Bituminous paving:
[1] 
Crushed aggregate base: six inches;
[2] 
ID-2 binder course: 1 1/2 inches;
[3] 
ID-2 surface course: 1 1/2 inches; or
[4] 
Bituminous concrete base course: 4 1/2 inches;
[5] 
ID-2X surface course: 1 1/2 inches.
(b) 
Concrete paving: six-inch Class A concrete with six inches by six inches steel mesh at 68 pounds per 100 square feet.
A. 
Requirement and purpose. Permanent monuments and markers shall be placed in all subdivisions in order to provide survey and property line control.
B. 
General standard. All monumentation shall conform to recommended practices of the surveying profession, as contained in the most recent edition of the Manual of Practice for Professional Land Surveyors in the Commonwealth of Pennsylvania, or equivalent standard of professional practice acceptable to the Township Engineer.
C. 
Specific placement standards. Intervisible monuments shall be placed sufficiently far apart to ensure accuracy control within survey procedures. They shall be placed with priority consideration for permanence and accessibility. This will require consideration of the ultimate use of the land where the monuments are to be placed, exposure to future roadway maintenance, and lot landscape development.
(1) 
Monuments shall be set at each deflection point in the subdivision boundary and in a sufficient number of locations to define the boundary of a subdivision.
(2) 
Monuments shall be placed to locate street intersections, culs-de-sac, and curves in horizontal street alignments. To that end, monuments should be located in the following order of priority:
(a) 
On a five-foot or appropriate survey line only where sidewalks are to be installed.
(b) 
Other locations along or on the right-of-way line, giving due consideration to the lot owner's use of the land and the likelihood of future changes in elevation or landscape, which would affect the monument's location or its intervisibility.
(3) 
Markers shall be set at the beginning and ending of all curves along street property lines; at all points where lot lines intersect curves, either front or rear; at all angles in property lines of lots; and at all other lot corners.
D. 
Material and construction standards.
(1) 
Monuments shall be of concrete or stone with a minimum size of six inches by six inches by thirty inches, and shall be marked on top with a copper dowel.
(2) 
Markers shall consist of iron pipes or iron or steel bars at least 30 inches long, and not less than 1/2 inch in diameter.
(3) 
Other materials may be acceptable with the approval of the Township Engineer.
(4) 
Monuments and markers shall be placed so that the scored or marked point shall coincide exactly with the intersection of lines to be marked, and shall be set so that the top of the monument or marker is level with the surface of the surrounding ground.
(5) 
Monuments and markers shall be detectable with conventional ferrous metal or magnetic locators.
E. 
Record on plan for recording. The location of all monuments and markers shall be shown on the plan for recording, with the distance between them and curve data shown.
(1) 
A notation indicating whether the monuments and markers were found or set and a description of their type, size, material, condition, and position shall be included.
(2) 
Monuments shall be identified on the Pennsylvania Plane Coordinate System, NAD 83 or 27, where feasible.
F. 
Performance security. All monuments and markers shall be placed by a surveyor prior to approval of the final plan, or a performance security sufficient to cover their cost and placement shall be provided as for all other required improvements.
G. 
Replacement. Any monuments or markers that are removed shall be replaced by a competent engineer or surveyor at the expense of the person removing them.