[Amended 10-14-2002 by Ord. No. 170]
A.
The standards and requirements contained in this article shall apply as minimum design standards for subdivisions and/or land developments within the Township. In addition, subdivisions and/or land developments shall be designed to comply with the requirements of Chapter 285, Zoning, Chapter 230, Stormwater Management, the regulations of the public water supplier and public sewer supplier, and the regulations of the Pennsylvania Department of Transportation and the Pennsylvania Department of Environmental Protection, as applicable.
B.
All proposed subdivisions and/or land developments
shall be designed, laid out, arranged, constructed, and coordinated
with all presently existing facilities and improvements which serve
the tract proposed to be developed, including but not limited to the
a) transportation network, b) sewer collection, conveyance, and treatment
facilities, c) water supply and distribution facilities, and d) stormwater
management facilities, as necessary to accommodate prospective traffic,
provide adequate sewer and water service, promote proper stormwater
management, facilitate fire protection, prevent flooding, and conform
to the Comprehensive Plan, including any Urban Growth Boundary, the
Official Map, and any regulations or plans adopted in furtherance
thereof. All proposed subdivisions and/or land developments shall
also be designed, laid out, arranged, constructed, and coordinated
to insure that abutting properties will continue to have safe and
convenient access in accordance with the standards of this chapter
or, if such properties do not presently have such access, to have
access at least equal to the level existing prior to the proposed
subdivision and/or land development. The applicant shall submit studies
and reports with the preliminary plan and the final plan which shall
clearly identify any assumed, proposed, and required improvements
to existing facilities. If an applicant submits a study, report or
plan which contains improvements assumed to be installed by others
and compliance with the design standards in this chapter is based
upon the completion of such assumed improvements, the design standards
of this chapter shall not be considered as met unless the applicant
presents evidence that a governmental entity has budgeted funds and/or
has entered into contracts for the assumed improvements or unless
a plan for another development which proposes the installation of
such improvements has been approved and recorded.
(1)
Whenever Chapter 285, Zoning, provides that the use proposed by the applicant for subdivision and/or land development approval shall constitute a use by special exception or a conditional use, the applicant shall obtain such special exception or conditional use approval from the Zoning Hearing Board or the Board of Supervisors, as applicable, prior to the submission of the preliminary plan. The preliminary plan shall be designed and developed in accordance with any conditions which have been imposed upon the grant of such special exception or conditional use by the Zoning Hearing Board or the Board of Supervisors, as applicable.
(2)
Whenever the applicant proposes to develop a subdivision and/or land development in a manner that would require a variance or variances from any requirements of Chapter 285, Zoning, the applicant shall obtain such variance or variances from the Zoning Hearing Board prior to the submission of the preliminary plan. The preliminary plan shall be designed and developed in accordance with any conditions which have been imposed upon the grant of such variance or variances by the Zoning Hearing Board.
(3)
Whenever all or a portion of the land contained within
an application for subdivision or land development approval constitutes
all or a portion of land included in a prior subdivision or land development
plan approved by the Township or the Lancaster County Planning Commission
and recorded in the office of the Recorder of Deeds in and for Lancaster
County, Pennsylvania, the plan shall comply with all conditions, restrictions,
and notes imposed on the prior approval and/or included upon the recorded
subdivision or land development plan. The applicant shall identify
all prior recorded subdivision and/or land development plans of which
all or a portion of the land contained in the plan was a part and
all conditions, restrictions, and notes which affect the current application.
Failure to identify all applicable conditions, restrictions, and notes
of record on prior plans constitutes a violation of this chapter.
The applicant shall submit with the application for preliminary plan
approval (or final plan approval if a preliminary plan is not required)
a statement identifying the prior plans reviewed; the conditions,
restrictions, and notes which would impact development in accordance
with the plan for which approval has been requested; and an explanation
of the manner in which the proposed plan has been designed to comply
with such conditions, restrictions, and notes. This information shall
be signed by the applicant or the applicant's engineer, landscape
architect or other consultant.
A.
Conformance with adopted plans. The proposed street
pattern shall be properly related to existing streets, Official Maps,
and such Township, county, and state highway plans as have been duly
adopted.
B.
Private streets. Private streets are prohibited unless
they meet the design standards of these regulations. Applications
which propose a private street shall be accompanied by a right-of-way
agreement which shall be submitted for review by the Township and
recorded with the Lancaster County Recorder of Deeds on the same date
as the recording of the final plan. This agreement shall establish
the conditions under which the street will be constructed and maintained,
as well as conditions controlling an offer of dedication.
C.
Improvements to existing streets.
(1)
Subdivision and land development along existing roads,
which do not meet the standards of this chapter, shall include the
improvement of 1/2 of such road to required standards. Improvement
construction guarantee in the forms permitted by this chapter shall
assure that such improvements will be made within such period of time
as the Township shall determine, such determination to be based on
the likely timing of the improvement of the other portion of said
roadway.
(2)
In lieu of the improvement construction guarantee
for the specific road on which the subdivision lies, the subdivider
may contribute a general site improvement fee to be used by the Township
whenever said road is upgraded. The amount of "fee in lieu of" on
a per-front-footage basis will be determined annually by the Township
Engineer.
D.
Arterial street design. The design standards for arterial
streets shall be as specified by the Pennsylvania Department of Transportation
and based upon the projected average daily traffic and speed limit.
E.
Arrangement.
(1)
Streets shall be designed with consideration to both
existing and planned streets.
(2)
All streets shall be arranged to conform as closely
as possible to the original topography.
(3)
New streets shall be connected with streets of similar
function, to form continuations thereof.
(4)
Local streets shall be laid out to discourage use
by through traffic. Streets shall be laid out to provide convenient
and safe access to the property.
(5)
The rigid rectangular street pattern need not be adhered
to; the use of curvilinear streets may be provided when their use
will result in a more desirable layout.
(6)
Where a development abuts a collector or arterial
street, the Township may require the use of marginal access streets,
reverse frontage lots, or such other treatment that will provide protection
for abutting properties, reduce the number of intersections with the
major street, and separate the local and through traffic.
F.
Street provisions for future development.
(1)
Where appropriate, areas shall be reserved for future
street usage in conjunction with the development of adjacent tracts.
Areas reserved for future street usage will not be required to be
improved; however, the right-of-way for these areas shall be reserved
for street improvements to be provided by the developer of the adjacent
tract.
(2)
Wherever there exists a dedicated or platted area
reserved for future street usage along the boundary of a tract being
developed, the adjacent street shall be extended into the proposed
project provided this use is not adverse to the man-made or natural
features of the site.
G.
Street names.
[Amended 11-10-1997 by Ord. No. 145]
(1)
Streets that are extensions of or obviously in alignment
with existing streets shall bear the names of the existing streets.
Street names shall not be repeated and all street names shall be subject
to the approval of the Lancaster County-Wide Communications.
(2)
Street signs.
(a)
The developer shall be responsible for obtaining
and installing all street name and traffic signage within the development
prior to the use and occupancy of any part of the development, or
upon the installation of the binder or wearing course of the street,
whichever comes first. All signage shall be subject to the approval
of the Township and shall be consistent with existing signage within
the Township.
(b)
At least two street name signs shall be placed
at each four-way street intersection, and one street name sign shall
be placed at each T-intersection. Signs shall be installed in a location
and manner where they will be clearly visible at all hours. The design
of street name signs shall be approved by the Board of Supervisors.
H.
Vertical alignments. Vertical street alignments shall
be measured along the center line. The minimum grade of all streets
shall be 0.75%. The maximum grade shall not exceed 10%.
(1)
Vertical curves shall be used in changes of grade
exceeding 1%. The minimum length, in feet, of vertical curves shall
be 15 times the algebraic difference in grade. For example, if a 3%
upgrade is followed by a 4% downgrade, the algebraic difference in
grade is seven [+3 - (-4) = 7]; the minimum length of the vertical
curve would then be 105 feet [15 x 7=105].
(2)
Where the approaching grade exceeds 7% on any or all
streets at a four-way street intersection, or the terminating street
at a three-way intersection, a leveling area shall be provided. Such
leveling area shall have a maximum grade of 4% for a minimum length
of 100 feet measured from the intersection of the center lines.
(3)
The grade within the diameter of a turnaround at the
terminus of a permanent cul-de-sac shall not exceed 5%.
(4)
All areas within the street right-of-way shall be
graded substantially consistent with the street center line. The maximum
slopes of banks within the street right-of-way, measured perpendicular
to the center line of the street, shall be 2:1. Slope of disturbed
banks, located outside of the street right-of-way, shall not exceed
3:1 for fills and 2:1 for cuts.
I.
Horizontal alignments.
(1)
Horizontal street alignments shall be measured along
the center line. Horizontal curves shall be used at all angle changes
in excess of 2°.
(2)
Single, long radius curves shall be used rather than
a series of curves with varying radii and/or a series of short curves
separated by short, straight segments.
(3)
The minimum horizontal curve radius for collector
streets shall be 300 feet and for all other streets shall be 150 feet.
All curves shall be tangential arcs.
(4)
A minimum one-hundred-foot tangent shall be provided
between reverse curves on collector streets.
(5)
Perimeter streets. Street locations along the perimeter
of a property shall be required to provide building setback lines
and clear sight triangles within the adjacent properties; permission
for these encroachments shall be obtained from the adjacent landowner.
(6)
Cartway alignment. The center line of the street cartway
shall correspond with the center line of the street right-of-way.
J.
Street right-of-way and cartway widths. The minimum
street rights-of-way and cartway widths shall be as follows:
|
Classification*
|
Minimum Right-of-Way**
(feet)
|
Minimum Cartway**
(feet)
| ||
|---|---|---|---|---|
|
Collector street
|
60
|
36
| ||
|
Minor street and cul-de-sac street
|
50
|
34
| ||
|
Marginal access street, service street or alley
|
32
|
24
| ||
|
Turnaround
|
100
|
80
| ||
|
NOTES:
| ||||
|
* See § 240-7, Definitions, for explanation of individual street classifications.
| ||||
|
** Width/diameter.
| ||||
K.
Street improvements. All streets shall be designed
in accordance with PennDOT specifications, acceptable engineering
standards, and the following:
(1)
Subgrade. The subgrade shall be prepared as specified
below:
(a)
All rock shall be removed and covered with a
six-inch cushion of suitable material meeting the physical, placement
and compaction requirements of the Pennsylvania Department of Transportation
(PennDOT) Form 408.[1]
(b)
Preparation of subgrade shall conform to the
construction requirements of Section 210 of PennDOT Form 408.
(3)
Base. The base course material shall be bituminous
concrete four inches thick according to PennDOT Form 408, Section
305.
(4)
Wear surface. The wear surface shall be ID2, 1 1/2
inches thick according to PennDOT Form 408, Section 420.
(5)
Finished streets. All finished streets must maintain
1/4 inch per foot crown, except on superelevations and areas approved
by standard engineering practice.
L.
Street intersections.
(1)
All streets intersecting a state route shall be subject
to the approval of the Township and the Pennsylvania Department of
Transportation.
(2)
Multiple intersections involving the junction of more
than two streets are prohibited. Only four-way intersections are permitted.
(3)
The distance between the center line of streets opening
onto the opposite sides of existing or proposed streets shall be no
less than 150 feet between center lines, measured along the center
line of the street being intersected; however, intersections with
arterial streets shall be located not closer than 800 feet, measured
from center line to center line, along the center line of the arterial
street.
(4)
Right angle intersections shall be used whenever possible.
No street shall intersect another at an angle of less than 75°
or more than 105°.
(5)
Cartway edge.
(a)
The cartway edge at intersections shall be rounded
by a tangential arc with the following minimum radii:
|
Type of Street Intersection
|
Radii
(feet)
| |
|---|---|---|
|
Collector to arterial
|
55
| |
|
Collector to collector
|
55
| |
|
Collector to minor
|
30
| |
|
Minor to minor
|
20
|
(b)
The right-of-way radii at intersections shall
be substantially concentric with the cartway edge.
(6)
Sight triangles.
(a)
There shall be provided and maintained at all
intersections a clear sight triangle with a line of sight between
points which are established along the center line of the intersecting
streets. The minimum clear sight triangles are as follows:
|
Type of Street
|
Clear Sight Triangle Side
(feet)
| |
|---|---|---|
|
Arterial
|
150
| |
|
Collector and minor
|
100
|
(b)
Clear sight triangles shall be indicated on
all plans. No building or other obstruction that would obscure the
vision of a motorist shall be permitted within these areas. Obstructions,
grading and/or plantings less than three feet above the street grade
shall be permitted.
M. 
Sight distance. All streets shall be designed to provide
adequate sight distance with regard to both horizontal and vertical
alignment. The sight distance shall be measured along the center line
of the street cartway, from a height of 3.75 feet to the height of
an object which is 0.5 foot above the street cartway. At intersections,
the point shall be 15 feet from the edge of paving on the intersected
street. The following are minimum sight distances:
N.
Cul-de-sac streets. A cul-de-sac will not be approved when a through street is more advantageous. Permanent cul-de-sac streets shall not exceed a center line distance of 600 feet in length, measured from the center-line intersection with a street which is not a cul-de-sac to the center of the cul-de-sac turnaround. Temporary cul-de-sac streets shall not exceed 800 feet in length, measured from the center-line intersection with a street which is not a cul-de-sac to the center of the cul-de-sac turnaround. Any street which is terminated for access to an adjoining property or because of authorized stage development shall be provided with a temporary, all-weather turnaround. The use of such turnaround shall be guaranteed until such time as the street is extended. All cul-de-sac streets, whether permanently or temporarily designed, shall be provided at the closed end with a fully paved turnaround to the specifications stated in Subsection J of this section.
O.
Future access strips. Future access strips are rights-of-way
reserved for future street improvements. When in the opinion of the
Board of Supervisors access to adjacent land is desirable, future
access strips shall be provided and designed in conformance with the
requirements for a street.
P.
Service streets (alley). Service streets are prohibited
unless the developer demonstrates a need. Service streets shall conform
to the following standards:
(1)
No part of any dwelling, garage, or other structure
shall be located within 16 feet of the right-of-way of a service street.
(3)
Service streets shall not provide lot frontage.
(4)
On-street parking is prohibited along service streets
and this prohibition must be acknowledged both on the plan and on
the site.
R.
Access drives. Access drives are private drives, other
than driveways, which provide for vehicular access between a public
road and a tract of land containing any use other than one single-family
dwelling unit. Access drives shall conform with the following standards:
[Amended 12-9-1992 by Ord. No. 119]
(1)
The vertical alignments of access drives shall conform to the specifications for streets, as stated in Subsection H of this section.
(2)
The horizontal alignments of access drives shall be
measured along the center line. Horizontal curves shall be used at
all angle changes in excess of 2°. All curves shall be tangential
arcs. The minimum horizontal curve radius shall be 75 feet.
(3)
All access drive intersections shall be:
(a)
Subject to approval of the Pennsylvania Department
of Transportation when intersecting a state road;
(b)
Set back 100 feet from the intersection of any
street right-of-way lines;
(c)
Set back 100 feet from the intersection of any
other access drive located upon the same lot (measured from cartway
edges);
(d)
Set back 15 feet from any side and/or rear property
lines; however, this setback can be waived along one property line
when a joint parking lot is shared by adjoining uses;
(e)
Located in relationship to access drive intersections
on adjacent properties to provide safe and efficient movement of vehicles;
(f)
Designed with right-angle intersections whenever
possible. No access drive intersection shall utilize an angle less
than 75° unless turning movement restrictions are imposed;
(g)
Rounded by a tangential arc with a minimum radius
of 20 feet. The Township may require fifty-five-foot radius where
truck traffic is anticipated; and
(4)
Access drives which form a cul-de-sac shall not exceed
1,000 feet in length, measured from the center-line intersection of
a street or access drive which is not a cul-de-sac. Access drive culs-de-sac
which do not terminate in a parking compound shall be provided at
the terminus with a fully paved turnaround with a minimum diameter
of 100 feet.
(5)
When vehicular parking is prohibited along access
drives, the prohibition must be acknowledged on the plan and properly
signed along the cartway.
(6)
The cartway of all access drives shall be constructed
with a minimum six-inch crushed aggregate base course and a two-and-one-half-inch
surface course of materials specified in the latest edition of the
Pennsylvania Department of Transportation Manual 408. Additionally,
all work procedures shall conform to the latest edition of the Pennsylvania
Department of Transportation Manual 408.
(7)
The following table specifies various access drive
width requirements:
|
Function
|
Required Cartway Width
(feet)
| ||
|---|---|---|---|
|
Two lanes of traffic with on-street parking
|
36
| ||
|
Two lanes of traffic without on-street parking*
|
24
| ||
|
One lane of traffic with one lane of on-street
parking**
|
20
| ||
|
One lane of traffic without on-street parking**
|
12
| ||
Vehicular parking facilities for multiple users shall be designed in accordance with Chapter 285, Zoning, of the Code of the Township of West Lampeter.
A.
Sidewalks.
(1)
Sidewalks shall be provided in all residential projects
with an average density in excess of two dwelling units per acre.
Additionally, sidewalks shall be required in the following circumstances:
[Amended 10-14-2002 by Ord. No. 170]
(2)
Sidewalks which are located along streets or access
drives shall be located along the side(s) of the street upon which
lots front and pedestrian traffic is anticipated.
(3)
Sidewalks which are provided off street or off access
drives shall be located along anticipated pedestrian traffic routes.
(4)
Sidewalks located adjacent to public streets shall
be constructed in accordance with the following specifications:
(a)
Sidewalks shall be constructed of concrete.
Concrete used in sidewalk work shall be certified to develop a compressive
stress of at least 3,000 psi at 28 days. Certification of the mix
shall be furnished, if requested by the authority accepting dedication.
Concrete shall be placed in forms that are straight and securely braced.
Care shall be taken to control the water content to prevent separation
of the aggregates. The concrete shall have a broom finish and the
edge shall be finished with an edging tool.
(b)
All concrete sidewalks shall be constructed
on a four-inch-thick crushed stone or gravel base to insure proper
drainage. The concrete shall be placed so that a score or separate
joint is provided every five feet. There shall be 1/2 inch premoulded
expansion joints between every fifth section and between all points
where the concrete sidewalk abuts a concrete curb.
(c)
All concrete sidewalks shall have a minimum
thickness of four inches, except where driveways cross sidewalks and
for driveway apron areas. These areas shall have a minimum thickness
of six inches and shall contain one layer of No. 6 wire forming six-inch
squares. The wire shall be installed so that it is not closer than
one inch from the top or bottom surface of the driveway.
(5)
Sidewalks located outside of the public right-of-way
(e.g., adjacent to driveways, access drives, and parking compounds)
may be constructed of any material acceptable to the developer.
(6)
Sidewalks shall have a minimum width of four feet.
(7)
Sidewalks shall be graded so as to discharge stormwater
runoff.
(8)
Sidewalks along public streets shall be located one
foot inside the street right-of-way and physically divided from the
street cartway by curb or grass strip.
(10)
Pedestrian easements, which may be required
by the Board of Supervisors to facilitate pedestrian circulation or
to give access to community facilities, shall have a minimum right-of-way
width of six feet and a walkway width of four feet. This walkway shall
be improved to the standards assigned by the individual or other unity
which accepts the easements.
B.
Curbs. Curbs shall be provided in accordance with
the following specifications.
(1)
Curbs shall be provided wherever sidewalks are installed.
(2)
Depending on storm drainage conditions, curbs may
be required in blocks where a street grade exceeds 5%.
(3)
The Supervisors may require curbs where unusual or
particular conditions prevail with respect to prospective traffic
and/or safety of pedestrians.
(4)
Curbs shall be the vertical type or slant curb. Transitions
in curb type shall be subject to approval by the Township Engineer.
(5)
All curbs shall be constructed in accordance with
the following specifications:
(a)
All curbs shall be of marble, granite, or concrete
construction. All concrete used in construction of curbs shall be
certified to develop a compressive stress of 4,000 psi with 6% ±1%
air entrainment. Certification of the mix shall be furnished, if requested
by the authority accepting dedication.
(b)
Concrete shall be placed in forms that are straight
and securely braced. Care shall be taken to control the water content
to prevent separation of the aggregates. All concrete shall be thoroughly
tamped into any forms. After, the concrete has set sufficiently, forms
shall be removed and the exposed surface rubbed to provide an even
finish.
(c)
Vertical curbs shall be 24 inches deep, seven
inches wide at the top, and nine inches wide at the base. The distance
from the top of the curb to flow line of the gutter shall be eight
inches. Slant curbs shall be 16 inches deep at the rear, 12 inches
deep along the street, rounded with a one-half-inch radius for one
inch, and 14 inches wide.
(d)
Curbs shall be built in ten-foot lengths; construction
joints of asphalt-impregnated paper of 1/16 inch shall be provided
at ten-foot intervals, and expansion joints of one-quarter-inch premoulded
filler shall be placed at intervals of 100 feet.
(e)
To provide for driveways, depressions in vertical
curb may be constructed and finished during the time of pouring,
A.
General. The configuration of blocks and lots shall
be based upon the lot area requirements, the salient natural features,
the existing man-made features, and the proposed type of structure.
Lot configurations should provide for flexibility in building locations,
while providing safe vehicular and pedestrian circulation.
B.
Lot and unit identification. Each lot within a development
shall be provided with a street number approved by both the Lancaster
County-Wide Communications and the Board of Supervisors. Prior to
the use and occupancy of a lot, the street number for the lot shall
be required to be displayed in a location clearly visible and readable
from the adjacent streets. Where a lot contains multiple buildings
or dwelling units, each building and dwelling unit shall be identified
prior to its use and occupancy in a manner acceptable to the Board
of Supervisors so that emergency services can easily identify the
location of every building and dwelling unit in a time of emergency.
[Added 11-10-1997 by Ord. No. 145]
C.
Residential blocks. All blocks in a residential subdivision
shall have a maximum length of 1,600 feet. Where practical, the minimum
width shall be 500 feet.
D.
Nonresidential blocks. Blocks in nonresidential areas may vary from the requirement of Subsection C above when required by the nature of the use. Adequate provisions shall be made for off-street parking, loading areas, and traffic circulation.
E.
Lot configuration.
(1)
Whenever practical, side lot lines shall be radial
or perpendicular to street lines.
(2)
In order to avoid jurisdictional problems, lot lines
shall, wherever feasible, follow municipal boundaries rather than
cross them. Where a lot is divided by a municipal boundary, the minimum
standards of both municipalities shall apply.
(3)
Lots with areas that are two or more times the minimum
area requirements shall, wherever feasible, be designed with configurations
which allow for additional subdivision.
(5)
All lots shall front on a street.
(6)
Double frontage lots are prohibited. The Board of Supervisors may permit reverse frontage lots as provided in Subsection E(7) below.
(7)
Reverse frontage lots.
(a)
Reverse frontage lots are limited to lots which
have frontage on both a minor street and a street of greater classification
with vehicular access solely from the minor street. All single-family
reverse frontage lots shall have a rear yard with a minimum depth
of 75 feet and have a planted buffer easement of at least 10 feet
in width located immediately contiguous to the street right-of-way.
Vehicular access shall be prohibited from the rear of reverse frontage
lots.
(b)
All reverse frontage lots shall include an identification
of the frontage for use as a road access. The street designated for
frontage must be consistent for all contiguous lots.
(8)
All remnants of land (areas remaining after subdivision)
shall conform to the lot area and configuration requirements.
(9)
All lots shall be designed to provide sufficient building
area based upon building setbacks, easements, floodplains, etc.
The building setback lines and building separations shall conform with the prevailing requirements of Chapter 285, Zoning, of the Code of the Township of West Lampeter.
Easements for sanitary sewer facilities, stormwater
drainage facilities, public utilities, or pedestrian access shall
meet the following standards:
A.
To the fullest extent possible, easements shall be
adjacent to property lines.
B.
Nothing shall be placed, planted, set, or put within
the area of an easement that would adversely affect the function of
the easement or conflict with the easement agreement.
C.
Pedestrian easements shall have a minimum width of
six feet.
D.
Utility easements shall have a minimum width of 20
feet.
E.
The applicant shall reserve easements where stormwater
or surface water drainage facilities are existing or proposed, whether
located within or beyond the boundaries of the property. Although
normal lot grading will not require easements, swales which receive
runoff from more than one other lot or from more than 1/2 acre must
be provided with an easement. Easements shall have a minimum width
of 20 feet and shall be adequately designed to provide area for a)
the collection and discharge of water, b) the maintenance, repair,
and reconstruction of the drainage facilities, and c) the passage
of machinery for such work. Easements shall include a description
of an ownership and maintenance program, in a recordable form, that
clearly sets forth responsibility for all temporary and permanent
stormwater management facilities. This document shall include the
following:
(1)
Description of the method and extent of the maintenance
requirements.
(2)
When maintained by a private entity, identification
of a responsible individual, corporation, association or other entity
for ownership and maintenance.
(3)
When maintained by a private entity, a copy of the
legally binding document which provides that the municipality shall
have the right to:
(a)
Inspect the facilities at any time.
(b)
Require the private entity to take corrective
measures and assign the private entity reasonable time periods for
any necessary action.
(c)
Authorize maintenance to be done and lien the
cost of the work against the properties of the private entity responsible
for maintenance.
(4)
When an assignment of responsibility is made to the
Township, it must include an acknowledgement of their formal acceptance
of the responsibility.
F.
Where any electric or telephone transmission or petroleum
product transmission line traverses a property, the applicant shall
confer with the applicable transmission or distribution company to
determine the minimum distance which shall be required between each
structure and the center line of such petroleum or petroleum product
transmission line. All applications shall include a letter from the
owner of the transmission line stating any conditions on the use of
the tract and the right-of-way width, or a copy of the recorded agreement
which shall contain the above data.
A.
Permanent stone or concrete monuments shall be accurately
placed at the right-of-way lines along at least one side of each street
and on the property lines of the parent tract. These monuments shall
be placed at the intersection of all lines forming angles, changes
in direction, and at the end of each curved line. An intermediate
monument shall be placed wherever topographical or other conditions
make it impossible to site between two otherwise required monuments.
Monuments shall be placed along the line of streets as may be determined
by the Township to be necessary so that any street may be readily
defined in the future.
B.
Markers shall be set at all points where lot lines
intersect curves and/or other property lines.
C.
Monuments shall be of concrete or stone, with a flat
top having a minimum width or diameter of four inches and a minimum
length of 30 inches. Concrete monuments shall be marked with a three-quarter-inch
copper or brass dowel; stone or precast monuments shall be marked
on the top with a proper inscription and a drill hole. Markers shall
consist of iron pipes or steel bars at least 30 inches long and not
less than 3/4 of an inch in diameter.
D.
All monuments and markers shall be placed by a registered
surveyor so that the scored or marked point shall coincide exactly
with the point of intersection of the lines being monumented or marked.
E.
All monuments and markers shall be set flush with
the grade.
F.
All existing and proposed monuments and lot line markers
shall be delineated on the final plan.
All subdivision and land development plans shall conform with Chapter 230, Stormwater Management, of the Code of the Township of West Lampeter, as amended.
A.
Protection of natural features. The finished topography
of the site shall adequately facilitate the proposed development without
excessive earthmoving, tree clearance, and destruction of natural
amenities. Natural features such as lakes, streams, and wooded slopes
shall be preserved and incorporated into the final landscaping of
the development wherever possible and desirable. The applicant shall
demonstrate the means whereby trees and other natural features shall
be protected during construction. The location of such trees and other
natural features must be considered when planning the open space,
location of buildings, underground services, walks, paved areas, and
finished grade levels.
B.
Existing wood areas. Existing wooded areas shall be
protected to prevent unnecessary destruction. Healthy trees with a
caliper of six inches or more, as measured at a height of 4 1/2
feet above existing grade, shall not be removed unless they are located
within 15 feet any planned improvement. In areas where trees are retained,
the original grade level shall be maintained if possible, so as not
to disturb the trees.
C.
Street trees. Street trees shall be required by the
Township in accordance with the following standards:
(1)
The trees shall be nursery grown in a climate similar
to that of the locality of the project. Varieties of trees shall be
subject to the approval of the Township.
(2)
All trees shall have a normal habit of growth and
shall be sound, healthy, and vigorous; they shall be free from disease,
insects, insect eggs, and larvae.
(3)
The trunk diameter, measured at a height of six inches
above finish grade, shall be a minimum of two inches.
(4)
Trees shall be planted between the street right-of-way
line and the building setback line, at a maximum spacing of 100 feet.
(5)
All planting shall be performed in conformance with
good nursery and landscape practice and to the standards established
by the authority which accepts ownership of the plantings.
(6)
Requirements for the measurements, branching, grading,
quality, balling, and the burlapping of trees shall follow the code
of standards recommended by the American Association of Nurserymen,
Inc., in the American Standard for Nursery Stock, ANSIZ60, 1-1973,
as amended.
D.
Ground cover. Ground cover shall be provided on all
areas of the project to prevent soil erosion. All areas which are
not covered by paving, stone, or other solid material shall be protected
with a vegetative growth.
A.
When the Board of Supervisors, in accordance with
the Pennsylvania Sewage Facilities Act, Act 537 of 1966, as amended,[1] determines the necessity for a sewer facilities plan revision
(Plan Revision Module for Land Development), or supplement, the Board
of Supervisors shall require that notice of approval from the Pennsylvania
Department of Environmental Protection be submitted as a condition
of final plan approval.
[1]
Editor's Note: See 35 P.S. § 750.1
et seq.
B.
The applicant shall provide the type of sanitary sewage
disposal facility consistent with Planning Module for Land Development.
Whenever public sanitary sewer is planned in the foreseeable future,
a capped sanitary sewer system shall be provided.
C.
Public sanitary sewer systems shall be designed in
accordance with the prevailing standards of the appropriate authority.
D.
Where on-site sanitary sewage disposal facilities
are to be utilized, each lot so served shall be of a size and shape
to accommodate the necessary subsurface sewage disposal system and
a replacement system at a safe distance from building and water supply
in accordance with Title 25, Chapter 73, Rules and Regulations of
the Pennsylvania Department of Environmental Protection, as amended.
A.
Whenever feasible, a development shall connect to
an existing public water supply system.
B.
Wherever the water supply system contains sufficient
capability or will in the foreseeable future, with or without developer
assistance, fire hydrants shall be provided. Fire hydrants shall meet
the specifications of the Middle Department Association of Fire Underwriters,
and the local fire company. Fire hydrants shall be located at street
intersections no more than 10 feet from the curb. All fittings shall
be National Standard threads. The large fitting shall face the street
and be a minimum of 16 inches above the ground level.
C.
Where a public system is not accessible, particularly
where on-site sanitary disposal systems are to be used, a community
water supply may be required. If such a system is provided, it shall
be approved by the Pennsylvania Department of Environmental Protection,
and appropriate measures shall be provided to ensure adequate maintenance.
D.
Where individual on-site water supply system is to
be utilized, each lot so served shall be of a size and shape to allow
safe location of such a system, in accordance with all applicable
standards.
E.
If water is to be provided by means other than by
an individual on-site water supply system (wells that are owned and
maintained by the individual lot owners), the final plan application
shall include:
(1)
A certificate by a 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 from the
Pennsylvania Public Utility Commission or an application for such
certificate, a cooperative agreement or a commitment or agreement
to serve the area in question, whichever is appropriate, shall be
acceptable evidence.
(2)
Notice of approval of the design, installation, and
possible financial guarantee from the provider of the water service.
A.
General. This section shall only apply to proposals
that would result in the creation of new dwelling units. It is the
purpose of this section to implement the language contained in Section
503(11) of the Pennsylvania Municipalities Planning Code[1] and thereby provide needed recreation/open space to accommodate
growth.
[1]
Editor's Note: See 53 P.S. § 10503(11).
B.
Mandatory dedication. Any proposal that would result
in the creation of one or more new dwelling units shall be required
to dedicate a minimum of 0.04 acres of park and/or open space per
dwelling unit to the Township, prior to final plan approval.
[Amended 3-6-1995 by Ord. No. 132]
C.
Dedication alternative.
(1)
As an alternative to dedication, and upon agreement
with the Township, the applicant may agree to provide any of the following:
(2)
Any of the preceding alternatives must be at least
equal to the predevelopment fair market value of the open space which
would have been otherwise required for dedication. Fair market value
shall be determined by a member of the Appraisal Institute of the
American Institute of Real Estate Appraisers (MAI) and shall include
any documentation used to derive the site's fair market value. Should
the Township dispute the appraised fair market value, it can require
mandatory dedication of needed acreage.
D.
Parkland and open space design requirements.
(1)
In general, parklands and open spaces provided for
by this section shall involve areas for active recreational pursuits.
Accordingly, the following design requirements shall apply:
(a)
The site shall be located and designed so that
safe and convenient access shall be provided to all existing and proposed
inhabitants. Additionally, each site shall have at least one area
available for vehicular access that is no less than 24 feet in width;
(b)
The site shall be sized and configured so as
to accommodate its intended uses. Sufficient lot width/depth dimension
shall be provided so as to accommodate, where practicable, ballfields,
courts and other open play areas. Furthermore, should a development
be proposed at a location contiguous to an existing park, dedicated
parklands should be provided, where practicable, as an expansion of
the existing facility;
(c)
The site shall have suitable topography and
soil conditions for use and development as active play areas. No more
than 25% of the site shall be comprised of floodplains, stormwater
management facilities, and/or slopes exceeding 3%. Any unimproved
site shall be provided with a healthy and vibrant grass ground cover;
(d)
The site shall be located and designed to conveniently
access proximate public utilities (e.g., sewer, water, power, etc.)
However, no part of any overhead utility easement, nor any above-ground
protrusion of an underground utility, shall be permitted in active
play areas of the site;
(e)
No part of the site shall be calculated as part of any required setback, yard, and/or open space for adjoining lots or uses as regulated by Chapter 285, Zoning; and
(f)
The site shall comply with any applicable design,
orientation, size and location guidelines listed in the Township's
Official Comprehensive Plan and/or Recreation and Open Space Plan.
(2)
In special instances, the Township may waive any or
all of the preceding design standards. In such instances the applicant
must demonstrate that the public will be better served by some alternate
design that would accomplish at least one of the following objectives:
(a)
Protection of important natural resources (e.g.,
streams, ponds, wetlands, steep slopes, woodlands, unique geologic
features, wildlife habitats, aquifer recharge areas, etc.);
(b)
Protection of important historical and/or archaeological
sites; and
(c)
Integration of greenbelts throughout the development
that link residences with on-site or adjoining parks, schools, or
other similar features.
E.
Parkland Capital Reserve Fund. Any funds collected
as fees in lieu of dedication of open space shall be deposited in
an interest bearing account. This account shall be separate from other
municipal accounts and shall be clearly identified for the purpose
of funding acquisition and development of recreation facilities. Interest
earned on all monies deposited in such accounts shall become funds
of that account. Funds from such accounts shall be expended at the
discretion of the Board of Supervisors in properly allocatable portions
of the cost incurred to design, construct or acquire the specific
recreation facilities that will benefit the subdivision or land development
for which they were collected. Funds collected under this section
shall be expended within three years of receipt, or the Township shall
refund such fee, plus interest accumulated thereon from the date of
payment, to the developer upon presentation of a written request for
refund.
