[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]
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
(b) 
Preparation of subgrade shall conform to the construction requirements of Section 210 of PennDOT Form 408.
(2) 
Subbase. The base construction material shall be crushed stone six inches deep according to PennDOT Form 408, Section 350.
(a) 
No stone shad be laid on frozen ground.
(b) 
Geotextile fabric shall be used in accordance with the specific street design or at the direction of the Township Engineer.
(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.
(2) 
Service streets shall be designed in accordance with the street standards in Subsections A, B, E, F, H, I, J, K, L, M, N and O of this section.
(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.
Q. 
Driveways. Driveways shall conform with § 285-53 of Chapter 285, Zoning, of the Code of the Township of West Lampeter, as amended, and as may be amended from time to time.
[Amended 12-9-1992 by Ord. No. 119]
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
(h) 
Provided with a clear sight triangle and sight distance in accordance with Subsections L(6) and M of this section.
(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
NOTES:
* Off-street parking lots must be provided in accordance with § 285-54 of Chapter 285, Zoning, of the Code of the Township of West Lampeter, as amended, and as may be further amended from time to time.
** The one-way direction of traffic must be identified along the cartway.
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]
(a) 
To continue existing sidewalk systems to the terminus of a service area or block.
(b) 
To provide access to vehicular parking compounds, school bus zones, or recreational facilities.
(c) 
To provide access to and/or within a commercial, industrial, or other community facilities.
(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.
(9) 
Maintenance and repair cost for sidewalks is the sole responsibility of the landowner.[1]
[1]
Editor's Note: See Ch. 235, Streets and sidewalks, Art. III, Installation and Maintenance of Sidewalks and Curbs.
(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.
(4) 
Lot depth.
(a) 
All lots with a width of 60 feet or more shall contain a lot depth not less than 1/2 nor more than three times their width.
(b) 
All lots with a width less than 60 feet shall contain a lot depth not more than 180 feet.
(c) 
All lots shall contain a lot depth no less than 75 feet.
(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.
F. 
Lot size and/or intensity. Lot areas shall conform with the prevailing requirements of Chapter 285, Zoning, of the Code of the Township of West Lampeter.
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.
All subdivision and land development plans shall conform with the Floodplain Zone standards specified in Article VI of Chapter 285, Zoning, 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:
(a) 
Construct and/or improve existing recreation facilities;
(b) 
Pay a fee in lieu of dedication;
(c) 
Guarantee the private reservation and maintenance of parkland or open space; or
(d) 
Provide for any combination of the above.
(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.