Township of Nether Providence, PA Design Standards

The minimum width of right-of-way and minimum width of paving shall not be less than that of the existing street of which the new street is to be a continuance and not less than:

Type	Right-of-Way Width (feet)	Paving Width (feet)
Through highways	80	54
Secondary roads	50	34
Residential streets	50	27

Culs-de-sac. Culs-de-sac shall be provided with a circular turnaround at the dead end having a minimum right-of-way radius of 45 feet and an outer paving radius of 35 feet, shall not be more than 600 feet in length and shall not be approved when a through street is reasonably practicable.

Accessways. For lots, the building site of which is behind the tier of lots fronting on a street, an accessway not more than 400 feet long with a right-of-way not less than 50 feet in width and a paving width not less than 20 feet shall be provided. Where five or more lots may be served by the accessway, the standards for a cul-de-sac shall apply. Where not more than four lots are served by the accessway, access for emergency vehicles shall be provided and the accessway shall be designed in accordance with one of the configurations set forth in Section D103 of Appendix D to the International Fire Code. If additional lots are subdivided on an existing accessway serving not more than four lots, such that subsequent to such subdivision more than four lots will be served by the accessway, then a cul-de-sac shall be constructed in accordance with the standards set forth herein prior to the construction of any new structure on such new lots.

[Amended 8-9-2007 by Ord. No. 721]

Additional widths. Additional widths may be required by the Township Commissioners in the interest of public safety and convenience.

Parking strips. Extra width of right-of-way and paving shall be provided for parking areas as may be required by the Township Commissioners in the interest of public safety and convenience.

Dedications along old roads. Dedications shall be provided along old roads the width of which is adequate. Such dedications shall be sufficient to increase the right-of-way width to the standards set forth above.

Intersections.

Right-angle intersections. Wherever practicable, streets shall intersect at right angles.

Right-of-way intersections. Intersections of right-of-way lines at street corners shall be rounded by an arc, the minimum radius of which shall be 10 feet.

Curb intersections. Street curb intersections shall be rounded by an arc, the minimum radius of which shall be 20 feet. The grade lines of the curbs at intersections shall be such that they will intersect if extended.

Increase in radii. The minimum radii set forth above shall be increased when the smallest angle of intersection is less than 60º. The minimum angle of intersection shall be 30º.

Multiple intersections. Multiple intersections shall be avoided. Where unavoidable, special treatment shall be required by the Township Commissioners in the interest of safety.

Through highway intersections. Intersections with through highways shall be kept to a minimum. They shall be at least 100 feet apart.

(7)

Vision. Vision at street intersections shall be unobstructed by shrubbery, planting, embankment or otherwise. Planting along or behind right-of-way lines shall be so located and maintained so as not to obstruct the vision.

(8)

Depressed curbs at private drives. Where a private driveway intersects a street, the curb may be depressed to a height not less than one inch above the gutter.

Alignment.

Sight distance. A sight distance of at least 300 feet shall be provided, at driver's-eye height of three and one-half (3 1/2) feet, with respect to both horizontal and vertical alignment.

Horizontal curves. Horizontal curves shall have a minimum radius of 300 feet on through highways, 200 feet on secondary roads and 150 feet on residential streets. A long radius curve shall be used rather than a series of curves connected by short tangents. Reverse curves shall provide a proper transition. Proper superelevation shall be provided for curves of less than six-hundred-foot radius on through highways and secondary roads and of less than three-hundred-foot radius on residential streets. Minimum radius curves at the end of long tangents shall be avoided.

Vertical curves. Vertical curves shall be used at changes in grade of more than 1%. For proper transition, the length of the curve shall be approximately 25 feet for each percent of change in grade. Over summits or in sumps, vertical curves shall not produce excessive flatness in grade.

Grade.

Maximum and minimum. The maximum grade of residential streets shall be 10% and of secondary roads and through highways 7%, and the minimum grade shall be seventy-five hundredths percent (0.75%). Grades in excess of 6% should be avoided.

Street intersections. Fifty feet of grade on either side of an intersection shall not be more than 3%.

Where measured. The grade shall be measured along the curb or flow lines of the street. Each curb or flow line shall fall within the limits prescribed above.

Curve-grade combinations. A combination of minimum radius horizontal curves and maximum grades will not be permitted.

Intersection with state roads. Where proposed streets, accessways or driveways intersect with state roads, all engineering design criteria such as sight distance, horizontal and vertical curves, alignment, corner radii and drainage shall be in accordance with Pennsylvania Department of Transportation standards, through the Highway Occupancy Permit Process.

Street names and signs. No street name may be used which will duplicate or be confused with the names of existing streets. Existing street names shall be projected wherever possible. Approved signposts and nameplates shall be provided at intersections.

Reserve strips. There shall be no reserve strips controlling access to streets, except where the control of such strips is placed with the Township.

Streetlights. Streetlights shall conform in design and location to approved streetlighting standards so as to provide proper street illumination.

Fire hydrants. Fire hydrants shall be located so that no lot is more than 600 feet from a hydrant.

§ 289-8 Alleys.

Where required. Alleys shall be provided in all business and industrial districts. Except where justified by unusual conditions, alleys shall not be approved in residential districts.

Right-of-way and paving width. The right-of-way width of alleys shall be not less than 20 feet, and the paving width shall be not less than 16 feet. The paving shall conform to Township specifications.

Turning area. Alleys which dead-end against permanent barriers are prohibited unless adequate turning area is provided at the dead end.

Intersections. Intersections of right-of-way lines at corners shall be rounded by an arc the minimum radius of which shall be 10 feet; intersections of paving at corners shall be rounded by an arc, the minimum radius of which shall be 20 feet.

§ 289-9 Sidewalks and paths.

Sidewalks shall generally be required in any subdivision or land development. Where the installation of a sidewalk would result in an isolated sidewalk not connected to any other public sidewalk or walkway, the Board of Commissioners may waive the requirement for installation of sidewalks provided that the applicant pays an amount, as determined by the Township Engineer, not to exceed the cost of installation, into a Township fund to be used solely for the purposes of installing, repairing and maintaining sidewalks, walkways or trails located within the public right-of-way of any public street in the Township or on any Township-owned parks or other Township-owned real property. In the event that an applicant desires to make a payment to the Township in lieu of installing sidewalks, such payment shall be made prior to recording of an approved subdivision or land development plan with the County Recorder of Deeds.

[Amended 5-10-2007 by Ord. No. 720]

When provided, sidewalks shall be constructed of concrete with a minimum twenty-eight-day strength of 3,600 pounds per square inch, with a minimum width of four feet and a thickness of four inches on a four-inch base course. At driveway crossings, the sidewalk thickness shall be increased to six inches with reinforcement. The Board may require wider pavements in high-density areas and in commercial areas. The location of sidewalks relative to planting strips shall be at the discretion of the Board.

At the discretion of the Commissioners, with recommendations from the Planning Commission, a system of bicycle, equestrian and/or pedestrian paths for public use generally unrelated to and separate from streets shall be established and secured by dedication or easement. Such paths shall be designed and located to encourage the formation of an interconnecting trail network, both within and beyond the Township. Such paths normally shall not exceed 10 feet in width and, at the option of the applicant, shall be located adjacent to existing or proposed lot lines, or in such manner as to minimize any obstruction to the development. Existing paths may be relocated if a connection with a path on an adjoining property is thereby established.

To facilitate circulation, pedestrian walkways may be required to serve the interior of developments. Such walkways shall be a minimum of four feet in width and shall be of a durable surface satisfactory to the Township Commissioners. Where the walks are not within a street right-of-way, a separate right-of-way at least 10 feet wide shall be designated on the subdivision plan. As appropriate, the walks shall be maintained by the homeowners' association when the walks traverse common areas, or by the abutting property owners when the walks traverse existing lots.

§ 289-10 Curbs.

Upon recommendation of the Township Engineer, curbs may be required by the Board along any street or streets and at the intersections thereof where center-line grades are 5% or above or as needed to control drainage. Where curbs are not provided, stabilized shoulders shall be provided. Except when waived by the Board upon the recommendation of the Planning Commission in order to preserve existing trees or for other similar reasons, the ground shall be graded to a slope of one-half (1/2) inch to one inch per foot to the right-of-way line and either seeded or sodded to such standards as shall be prescribed by the Board. In cut areas, this slope shall be toward the curb; in fill areas, it shall be away from the curb.

All curbs shall be constructed of concrete in accordance with applicable standards of the Pennsylvania Department of Transportation Specifications, Publication 408, Section 630, for plain cement concrete curbs.

The maximum width of a curb cut shall not exceed 32 feet.

§ 289-11 Street shade trees, planting, fences and walls.

Size and species. Street shade trees of a size and species approved by the Township Engineer shall be provided and planted.

Location. Street shade trees shall be located along the right-of-way line of the street at intervals specified by the Township Engineer.

Hedges, fences and walls. Hedges shall not be planted and fences, walls and other obstructions shall not be erected within the right-of-way lines of a street.

§ 289-12 Blocks.

Length. Blocks shall not exceed 1,320 feet in length, except where, in the opinion of the Township Engineer, conditions in the layout justify a greater length.

Crosswalks. In blocks over 800 feet long, a crosswalk not less than 10 feet wide may be required at or near the middle of the block with a concrete walk six feet wide. Crosswalks may also be required to give pedestrian access to schools, churches, business sections and similar community features.

Width. Under normal conditions, the width of blocks shall be such as to allow two tiers of lots of the minimum size under the zoning classification of the area. Where a block is subdivided into lots larger than the minimum as zoned, sufficient ground shall be set aside for streets and other public improvements to provide for the eventual breakdown of the block to the minimum zoning requirements. The plan submitted for approval shall show the streets to be used in the ultimate development of the property.

Business blocks. Business blocks shall be laid out so as to make sufficient provision for parking and delivery service.

§ 289-13 Lots.

Conformance to zoning. Lots shall conform to the requirements of the Nether Providence Township Zoning Ordinance, as amended.[1]

Editor's Note: See Ch. 300, Zoning.

Depth. Excessive depth in relation to width shall be avoided. A proportion of two and one-half to one (2 1/2:1) shall normally be considered as a desirable maximum for widths of 60 feet or more. If topography permits, lots fronting on secondary roads or through highways shall have extra depth and deep setbacks.

Frontage or access. Every lot shall have frontage on and access to a street. Such frontage or access shall be not less than 50 feet in width at the right-of-way line of the street and not more than 400 feet in length.

Flag lots. See § 300-14 of Chapter 300, Zoning.

Side lines. Side lines of lots shall be at right angles or radial to the right-of-way line unless, in the opinion of the Township Engineer, a variation will give a better street and lot plan.

Off-street parking. Adequate spaces shall be provided for off-street parking.

§ 289-14 Public open spaces.

Parks, playgrounds and recreational areas. Due consideration shall be given to the allocation of suitable open spaces for parks, playgrounds and recreational areas to be dedicated for public use. The subdivider is expected to dedicate about two acres of recreational area for every 1,000 of future population. Parcels offered for dedication shall be of a size and shape adequate for the use for which they are intended. When subdivisions contain less that 10 acres, the public open space dedicated may be combined with dedications from adjoining tracts. Where multiple dwellings are to be constructed, play lots for small children shall be provided in addition to the open spaces required.

Community assets. Due consideration shall be given to the preservation of all natural features, such as large trees, natural groves, waterways, scenic points, historic spots and similar community assets.

Barrier strips and stream channels. The dedication of planting and barrier strips shall be considered by the subdivider, and the natural drainage and natural stream channels shall be preserved in accordance with the standards set forth in the Township's Stormwater Management and Soil Erosion Ordinance.[1]

Editor's Note: See Ch. 281, Stormwater Management and Soil Erosion.

§ 289-15 Public utilities.

[Amended 12-13-2007 by Ord. No. 724]

Installation required. Gas, water, electric, telephone and other public utility services shall be provided by the subdivider.

All such utilities shall be installed underground where any new public or private street is to be constructed or where any existing public or private street is to be extended.

Any new buildings resulting from any subdivision or land development that will not involve any new or extended public or private street shall nonetheless be required to connect to the overhead utilities by means of an underground lateral connection of the building to such overhead utilities, except when connecting an underground lateral would encroach onto the private property of another person.

The underground installation of such utilities shall be performed in accordance with the requirements of the Uniform Construction Code in effect in the Commonwealth of Pennsylvania and any other applicable state or local regulations applicable to the installation and maintenance of utility lines and connections.

§ 289-16 Monuments.

[Amended 12-13-2001 by Ord. No. 658]

Monuments of stone, concrete or iron pipe as specified by the Township Engineer shall be placed at all angles, tangent points or points of curve in the right-of-way lines and at such other points as may be necessary to make the retracing or the resurveying of the lines as shown on the subdivision plan reasonably convenient.

Monuments shall be of concrete or stone, shall be a minimum of six inches square and at least 30 inches in length and shall contain a copper or brass dowel scored with an "x" to mark the reference point.

Monuments shall be placed so that the marked point shall coincide exactly with the intersection of lines to be marked and shall be set so that the top of the monument is level with the finished grade of the surrounding ground.

Monuments shall be set for all roads on the road lines at the following locations:

At least one monument at each intersection;

At changes in direction of road lines, excluding curb area at intersections;

An intermediate monument wherever topographical or other conditions make it impossible to sight between two otherwise required monuments; and

At all other places along the road necessary to readily define the road.

Monuments shall also be set along the perimeter of the tract being developed, sufficient to establish the boundaries of such tract.

Where public sanitary sewers are installed and capped, a monument shall be set at the end of each capped lateral.

The four major corners of each lot appearing on the subdivision plan shall be marked with iron pins, not less than 2 1/2 feet in length, embedded or driven to a depth of not less than two feet. Nothing shall prevent the use of granite or some other suitable or appropriate marker.

§ 289-17 Stormwater, erosion and sediment control.

For provisions regarding stormwater, erosion and sediment control, see Chapter 281, Stormwater Management and Soil Erosion.

§ 289-18 Sanitary sewers.

Where required. Where available, connection with the Township sanitary sewer system shall be provided.

Size and grade. Sanitary sewers shall have a minimum inside diameter of eight inches, and minimum grade shall provide self-cleansing velocity not less than two and one-half (2 1/2) feet per second.

Manholes. Manholes shall be located at intervals of not more than 300 feet and at each change of line or grade. In exceptional cases, the interval may be extended to not more than 400 feet if approved by the Township Engineer. Manhole frames, covers, buckets and steps shall conform to requirements established by the Township Engineer.

Lateral connections. Lateral connections shall be extended to the right-of-way line whenever their need can be anticipated. Each building shall have a separate connection to the sanitary sewer, except that garages to be used as accessory to dwellings may be connected to the dwelling line.

On-site facilities. When connection with the sanitary sewer system is impracticable and on-site facilities must be installed, their sanitary adequacy shall be ascertained by the Sewage Enforcement Officer, who will consider lot size, soil conditions and other pertinent public health factors.

§ 289-19 Stormwater management.

For provisions regarding stormwater management, see Chapter 281, Stormwater Management and Soil Erosion.

§ 289-20 Landscaping.

[Amended 2-12-2009 by Ord. No. 739]

General landscaping requirement. Any part or portion of any lot or tract which is not occupied by buildings or structures or used for loading parking spaces and aisles, pedestrian circulation, designated storage areas, and other permitted impervious or semipervious surfaces shall be landscaped according to an overall landscape plan approved by the Board of Commissioners or shall be left in its natural state (e.g., forest meadow or hedgerow).

Buffering and screening. All subdivision or land development plans shall comply with the requirements set forth in Chapter 300, Zoning, as applicable.

Street trees.

All subdivisions and land developments shall provide street trees along the entire length of any existing or proposed public street and on both sides of any street within the subdivision or land development, except where the Shade Tree Commission agrees that suitable street trees are already in place.

No less than one street tree shall be provided for every 35 feet of street frontage. If any lot has a frontage of less than 35 feet, then at least one street tree shall be provided on each lot.

One of the following street tree planting concepts shall be used, subject to Township approval:

Formal allee of street trees.

Use uniform street tree variety.

Coordinate new plantings with existing street tree plantings where applicable. A uniform canopy from both sides of the street shall be provided

Street trees shall be located within the tree lawn within the right-of-way. The width of the tree lawn (the planted area between the sidewalk and the curb) shall be no less than three feet for secondary streets and six feet for residential streets.

[4]

Use a minimum of three species of trees.

Naturalized street tree planting.

Vary street tree varieties or species.

An average of one street tree shall be planted for every 35 feet of street frontage, provided that lots with less than 25 feet of frontage shall have at least one street tree.

[4]

Planting design shall accentuate views and integrate important landscape elements.

Street trees shall meet the following standards:

Minimum size: 3 to 3 1/2 inches' caliper.

Branching height. The height of branching shall bear a relationship to the size and species of tree; those trees selected for street tree usage shall have a minimum clearance height of seven feet above grade before branching begins.

All trees to be installed shall be balled and burlapped in accordance with American Association of Nurserymen Standards. The ball depth shall be not less than 60% of the ball diameter and in all cases shall contain the maximum of the fibrous roots of the tree. Bare root material is not acceptable. The following standards shall apply:

Caliper (inches)	Minimum Ball Diameter (inches)
3 to 3 1/2	32
3 1/2 to 4	36

(d)

Excavated plant pits shall be two feet wider than the ball size.

(e)

Backfill mix for the excavated plant pit area shall be composed of screened topsoil and/or compost.

(f)

Tree guying.

Three No. 12 galvanized steel wires shall be spaced equally around the tree and connected to the tree within rubber hoses so that the wire does not come in contact with the tree. In the condition where space does not allow three stakes, a single stake will be acceptable.

Stakes shall be 2" x 2" x-8' 0" rough-sawed stakes.

All tree guying material shall be removed one year after planting.

(g)

Plant trees at ground level or slightly above ground level as grown in nursery. The root flare of each tree shall be exposed. Root balls shall be prepared for planting by cutting off and removing the top 1/2 of any wire basket and/or removing burlap and twine from the top 1/2 of the root ball. Synthetic burlap and twine or burlap treated with root inhibitors shall not be used unless such materials are cut and removed completely.

(h)

All plantings shall be mulched to a depth of two to three inches, and the mulch shall not touch the tree trunk and shall cover the width of the tree lawn area.

(i)

Each planting shall be pruned to preserve the natural character of the planting in a manner appropriate to the particular requirements. Branches should be thinned by removal of crossing, damaged or competing limbs back to the major crotch. The leader is to be left intact.

(j)

Plant material.

Selected street trees shall be hardy species with minimal maintenance requirements and shall be selected such that, at maturity, they shall provide adequate summer shade. Selected street tree species shall be of the nongrafted type.

Plantings and their measurement shall conform to the standards of the publications American or U.S.A. Standard for Nursery Stock, American National Standards Institute (ANSI) or U.S.A.S. 260.1 of the American Association of Nurserymen, as amended. All plant material used on the site shall have been grown within the same United States Department of Agriculture (USDA) hardiness zone as the site, shall be free of disease, and shall be nursery-grown, unless it is determined by the Township that the transplanting of trees partially fulfills the requirements of this section.

Required street trees shall be selected from the species listed on Appendix A which are indicated on Appendix A as being appropriate for street trees.[1] Where street trees shall be planted under utility wires, only street trees designated on Appendix A as being suitable for planting under utility wires shall be selected.

Editor's Note: Appendix A is on file in the Township offices.

Impervious surface coverage, vegetation disturbance and replacement.

[Amended 3-11-2010 by Ord. No. 749]

Any increase in impervious coverage of at least 1,200 square feet shall require provision for one new tree of three-inch-to-three-and-one-half-inch-caliper for each additional 1,200 square feet of impervious coverage.

In determining where necessary earth disturbance shall occur, the applicant shall consider the location(s) and benefit of conservation of healthy mature woodland stands and the impacts, in terms of functions and values to wildlife, of separating, dividing and or encroaching on wildlife travel corridors and/or extensive habitat areas.

Vegetation intended to remain postdisturbance shall be protected from damage. The following procedures shall be utilized during construction in order to protect remaining vegetation:

Where existing vegetation is to remain, no change in existing grade shall be permitted within the dripline of any trees. Appropriate fencing four feet in height shall be placed at the dripline of trees to remain, wherever adjacent to proposed construction. Such fencing shall be maintained in place throughout the duration of construction activity. Roots shall not be cut within the dripline of any trees to remain.

Trees within 25 feet of a building or bordering entrances or exits to building sites shall be protected by a temporary barrier to be maintained in place throughout the duration of construction activity.

No boards or other material shall be nailed or otherwise attached to trees during construction.

(d)

Construction materials, equipment, soil and/or debris shall not be stored nor disposed of within the driplines of trees to remain. Tree trunks, limbs, and exposed roots damaged during construction shall be protected from further damage by being treated immediately in accordance with accepted professional landscape procedures.

Where any tree greater than 12 inches caliper is removed without prior Township approval or where any tree greater than 12 inches' caliper is indicated as not subject to disturbance on any approved final plan and is subsequently removed replacement plantings, in addition to any otherwise required, shall be installed in a manner acceptable to the Township at a rate of 10 trees of at least 3 1/2 inches' caliper for each tree so removed. Any other applicable penalty under law also shall be imposed.

Calculation of required vegetation replacement. Where new impervious coverage exceeds the standards set forth in Subsection 289-20D(1) above, applied independently and cumulatively, replacement plantings shall be installed in accordance with the standards set forth below. A sample list of acceptable replacement plantings is found in Appendix A.[2]

Required replacement trees shall be determined using the calculation set forth below which results in the greatest number of replacement trees. Credit shall be given for street trees as replacement trees:

Replacement tree calculation based on area of new impervious coverage. At a minimum, for each 1,200 square feet of new impervious coverage, one tree with at least a three-inch caliper shall be planted.

Replacement tree calculation based on specific tree removal.

[a]

Regardless of any new impervious coverage allowances, for each tree with a caliper greater than 12 inches to be removed, required replacement trees also shall be calculated in accordance with the following schedule.

For Each Tree To Be Removed, at The Following Calipers	Minimum Number and Caliper of Replacement Trees
1, 12-inch to 18-inch caliper	1, 2-inch caliper
1, greater than 18-inch to 24-inch caliper	2, 2-inch caliper
1, greater than 24-inch to 36-inch caliper	3, 2-inch caliper
1, greater than 36-inch caliper	4, 3 1/2-inch caliper

[b]

Replacement trees for a heritage tree shall have a minimum caliper of 3 1/2 inches.

Editor's Note: Appendix A is on file in the Township offices.

In the event that the applicant establishes to the satisfaction of the Township that constraints incident to the land itself (including, but without limitation, extreme topography, unsuitable soils, rock outcrops and existing uninterrupted dense canopy) render it impractical to locate on the lot the required number of replacement plantings or street trees, then, at the election of the Township and where approved by the Township as a condition of any applicable subdivision or land development approval, the applicant shall undertake one or a combination of the following:

Install fewer, larger or more-valuable trees with an aggregate cost, as installed and guaranteed, not less than the estimated aggregate cost of the required number of plantings.

Install required replacement plantings at a site or sites other than that subject to required replacement planting.

In lieu of actual installation of replacement plantings, place the equivalent cash value, as agreed upon by the Township and the applicant, for required replacement plantings into a special fund established for that purpose. Such fund shall be utilized at the discretion of the Township for the management and maintenance of public street trees within the Township.

(7)

Required replacement vegetation and their measurement shall conform to the standards of the publications American or U.SA. Standard for Nursery Stock ANSI or U.S.A.S.Z6O.1, of the American Association of Nurserymen, as amended. All plant material used on the site shall have been grown within the same USDA hardiness zone as the site and shall be nursery-grown, unless it is determined by the Township that the transplanting of trees partially fulfills the requirements of this section.

(8)

Species of replacement plantings selected and planting locations shall reflect careful site evaluation and, in particular, the following considerations:

Existing and proposed site conditions and their suitability for the plant materials, based upon the site's geology, hydrology, soils, and microclimate.

Specific functional and design objectives of the plantings, which may include but not necessarily be limited to replacement of woodland area removed, enhancement of existing woodland area(s), reforestation of riparian buffer areas, provision for landscape buffer, visual screening, noise abatement, energy conservation, wildlife habitats, and aesthetic values.