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.
(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.
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:
(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.
(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.
(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.
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]
[1]
Editor's Note: Appendix 2 is included at the end of this chapter.
(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.
(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
|
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.
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.
