A.
The owner/applicant shall install, at no expense to
the Township, all of the required improvements that he and the Board
of Supervisors agree upon, in accordance with the standards outlined
in this article.
B.
The Board of Supervisors, upon recommendation of the
Planning Commission, may, at the Board's discretion, modify the improvements
required of the owner/applicant where unusual conditions are present,
where normal application of the requirements would jeopardize the
public safety or the safety of any occupants of the plan or subdivision
or abutting properties or where the design standards impose a clear
hardship on the owner/applicant through no fault created by him.
C.
The Township Engineer shall inspect the installation of required improvements under bond in all approved subdivisions or land development plans while they are being installed and upon completion in accordance with § 167-18 of this chapter.
D.
The design standards contained in this article are
minimum standards. When restrictive covenants or deed restrictions
imposed by an owner/applicant on the subdivision or land development
plan are more restrictive, they shall govern; however, the Township
shall not be responsible for the enforcement of private covenants.
E.
Land susceptible to flooding or exceptionally high
water table or underlaid by unstable subsurface conditions, steep
or unstable slopes or impacted by the presence of high-voltage electric
or high-pressure gas or oil transmission lines shall not be approved
for subdivision or land development unless the plan proposes safeguards
adequate, in the opinion of a registered professional engineer, to
protect the general public and adjacent property owners specifically.
F.
The subdivision of a tract of land shall not leave
remaining any portions that are landlocked or parts that are not designated
as lots, streets, lands dedicated for public use or land to be retained
by the owner of the tract with reasonable access for later subdivision.
G.
All required information shall be submitted in a form
and at the scale specified in this article.
A.
Concrete monuments shall be set permanently on at
least one side of the street on right-of-way lines, at all points
of tangent and points of curvature along interior streets to be recorded.
B.
Monuments and markers shall be set in the field exactly
by a registered land surveyor in accordance with the bearings and
distances shown on the recording drawing.
C.
Monuments shall be made of precast concrete 30 inches
long by six inches in cross section and shall be set flush with the
ground level. Ferrous material shall be imbedded in each monument
and scored or marked to indicate the exact point of crossing of the
intersecting lines.
D.
Any monuments or pins that are removed shall be replaced
at the owner/applicant's expense until such time as the Township accepts
the monumentation and the owner/applicant's interest in the subject
property ceases.
E.
The placing of all monuments shall be a line item
included in the surety posted for site improvements.
A.
General standards.
(1)
Circulation within a subdivision or land development
plan shall logically relate to and be an extension of the Township
road system, or, if extending beyond the Township boundary, to the
road network in the adjacent municipality.
(2)
The layout of streets shall relate as closely as possible
to existing topography in order to minimize earth moving, produce
usable lots or development areas, create reasonable grades and preserve
the amenities and natural cover of the site.
(3)
The Township may impose higher standards where it
is clear that a dangerous situation may be created by the location,
grade or intersection of streets or by topographical conditions.
(4)
Minor streets shall be designed to discourage use
by traffic with no origin or destination within the subdivision plan
or land development or extensions thereof.
(5)
Streets shall be extended to the boundaries of a subdivision
or land development plan if connection can be made to an existing
or recorded street in an adjacent subdivision or plan or if topography
or shape of the adjacent unplanned property suggests a logical extension
exists to that property.
(6)
The Planning Commission may require an owner/applicant
whose land abuts a major highway to orient his plan away from the
highway with no lots having access directly to it and to limit his
points of access into the subdivision plan or land development to
a minimum number with good sight distances.
(7)
Half streets along the boundary of a proposed plan
shall be prohibited except where the plan proposes to complete a half
street existing on an adjacent already subdivided property. In that
case, the half street proposed in the plan shall be not less than
specified in this section.
(8)
Alleys shall be prohibited, and all streets, roadways
and rights-of-way shall be designed and constructed based on the functional
classification of such streets and roadways as per the current edition
of the Institute of Transportation Engineers' Trip Generation Handbook
and Appendix B, Public and Private Improvements Code.[1]
[1]
Editor's Note: See Appendix B included at
the end of this chapter.
(9)
The owner/applicant may construct streets and install
other improvements at the same time that buildings in the subdivision
plan or land development are being built, but no building within the
plan shall be occupied until the street is acceptable to the Township
across the front of the lot containing the building to be occupied
and extending to completed portions of the road system.
B.
Access
standards.
[Added 2-28-2011 by Ord. No. 140[2]]
(1)
Location
restrictions:
(a)
Access driveways shall not be located at interchanges, ramp
areas, or locations that would interfere with the placement or functioning
of PennDOT or Township highway signs, signals, detectors, lighting
or other devices that effect traffic control.
(b)
The location of a driveway center line within 100 linear feet
of a signalized intersection shall include the relocation or new installation
of detectors, signal heads, controllers and appurtenant equipment
for the control of traffic movements from the driveway, where required.
(c)
Access to a property which abuts two or more intersecting streets,
roads, or highways shall be restricted to that roadway which can more
safely accommodate traffic generated by the use proposed.
(d)
The Township shall require the developer to locate an access
driveway directly across from an existing highway, Township roadway
or private access driveway on the opposite side of an intervening
right-of-way if it is determined by the Township's professional consultant
that offset driveways will not permit left turns to be made safely
or that access across the intervening roadway from one access to the
other will create a safety hazard.
(2)
Road
classification. An access intended to serve more than three lots or
to function as a connecting link between two or more existing roadways
shall be classified as a Township road and not a driveway, regardless
of ownership. Said road shall be designed and constructed to current
Township standards and shall meet all applicable standards where proposed
to intersect with a commonwealth-owned and -maintained roadway or
highway.
(3)
Number
of driveways.
(a)
One driveway shall be permitted for a residential property.
(b)
Up to two driveways shall be permitted for nonresidential properties.
(c)
Where property frontage exceeds 600 feet, an additional driveway
shall be permitted.
(d)
Regardless of frontage length, a nonresidential development
may be restricted to a single entrance/exit driveway, served by an
internal collector road, separated from the abutting right-of-way,
at a location where the safe movement of traffic is demonstrated.
(4)
Approaches
to intersections:
(b)
Up to two driveways shall be permitted for nonresidential properties.
(c)
Where property frontage exceeds 600 feet, an additional driveway
shall be permitted.
(d)
Regardless of frontage length, a nonresidential development
may be restricted to a single entrance/exit driveway, served by an
internal collector road, separated from the abutting right-of-way,
where the safe movement of traffic is optimum.
(5)
Approaches
to intersections.
(a)
The location and angle of an access driveway approach in relation to the intersection shall be designed and built in conformance with the provisions of § 167-35D(5)(e) to permit the safe entrance and exit of vehicles into the adjacent traffic stream.
(b)
Where the access driveway approach and roadway or highway pavement
meet, the approach shall be flared to allow the safe turning of vehicular
traffic.
(c)
Where the roadway or highway is curbed, driveway approaches
shall be installed 1 1/2 inches above the adjacent roadway, highway
or gutter grade to maintain proper drainage.
C.
Street width.
(1)
Rights-of-way for all existing streets abutting a
subdivision or land development plan shall be at least 50 feet, and
rights-of-way within subdivision or land development plans shall be
at least 50 feet in width.
(2)
Pavements shall be designed and constructed in accordance
with the current Township Public Improvements Code and Appendix B,
Public and Private Improvements Code.
D.
Street alignment.
(1)
The minimum center line horizontal radius of a street
curve shall be 100 feet.
(2)
Adjacent horizontal tangents shall be connected by
an arc.
(3)
For compound curves, the radius of the curve with
the greater radius shall be not more than 50% longer than the radius
of the adjacent curve, or the transition between curves may be achieved
by a three-centered compound curve.
(4)
Curves shall be superelevated in relation to the radius
of curves used as determined by the Township Engineer.
(5)
Where horizontal alignment curves around a topographical
or other obstruction, there shall be maintained an unobstructed sight
distance at all points along the curve of at least 150 feet measured
three feet six inches above the finished road surface along the road
center line.
(6)
Vertical sag curves or crest curves shall be not less
than the standards enumerated in the current edition of American Association
of State Highway and Transportation Officials (AASHTO).
F.
Street intersections.
(1)
Streets shall be laid out to intersect as nearly as
possible at right angles and not less than 60° or more than 120°.
(2)
Where two streets intersect a third street from opposite sides, the distance between the center lines of the two streets shall be not less than 125 feet, or else they shall intersect the third street directly opposite. See also § 167-35.
(3)
Unobstructed sight distances shall be maintained at
intersections. A triangular area whose sides are the center lines
of the intersecting streets and are not less than 75 feet in length
shall be maintained clear of any obstructions so that, from any point
along either side, objects are visible at three feet six inches above
the street surface.
(4)
Where street grades at intersections exceed 5%, a leveling area shall be provided so that, within a distance of 60 feet from the intersection of street center lines, a grade of not more than 3% shall be created. See also § 167-35.
(5)
Intersections involving the crossing of more than
two streets shall not be permitted.
(6)
Intersecting pavements shall be designed with a radius
of not less than 25 feet at intersecting minor streets, 25 feet at
intersecting minor and major streets and 30 feet at intersecting major
streets.
G.
Culs-de-sac and temporary dead-end streets.
(1)
Streets to be permanently closed at one end (culs-de-sac) shall not be greater than 1,200 linear feet to the center of the turnaround nor less than 250 feet in length measured between the center of the turnaround at the closed end and the center line of the intersected street at the other end. The turnaround shall have a right-of-way diameter of at least 110 feet and a paved diameter of at least 96 feet on the outer edge. A minimum fifty-foot radius of curve to the pavement edge shall be used as a transition to the circular culs-de-sac. The paved portion shall be at least 24 feet in width, and the center of the cul-de-sac need not be paved if the cul-de-sac diameter is appropriately enlarged and the center is planted and maintained. If the full width of the cul-de-sac is paved, a paved diameter of 96 feet shall be provided. See also § 167-35.
[Amended 9-29-2008 by Ord. No. 123]
(2)
Where the one-thousand-two-linear-feet maximum cul-de-sac
street length is exceeded by modification, a paved area sufficient
in size to allow for the turning and maneuvering of school buses,
emergency vehicles and maintenance equipment shall be provided within
a dedicated right-of-way and placed in a location beyond 2/3 of the
street length as modified, from the center line of the intersection
of the open end of the street, to the terminus of the street right-of-way
line. An appropriately enlarged cul-de-sac bulb may comply with this
requirement.
(3)
Where a subdivision or land development consisting
of 20 lots or more is proposed with only one point of public access
to an abutting public right-of-way, a paved area sufficient in size
to allow for the turning and maneuvering of school buses, emergency
vehicles and maintenance equipment shall be provided within a dedicated
right-of-way. An appropriately enlarged cul-de-sac bulb may comply
with this requirement.
(4)
All cul-de-sac streets shall be provided with a snow
storage easement extending 15 feet from the paved portion of the cul-de-sac
bulb. Said easement shall be a minimum of 450 square feet, and the
area shall be graded to direct runoff to the paved portion of the
roadway for discharge into the storm sewer system. The easement may
extend over two lots.
(5)
If a subdivision or land development plan is developed
over several stages and streets are to be extended as development
proceeds, temporary dead-end streets produced in one stage to be extended
in a later stage shall be provided with an all-weather turnaround
whose use and maintenance is guaranteed to the public by the owner/applicant.
(6)
Single
access streets shall have a maximum ADT (average daily trip) count
of 500 trips.
[Added 2-28-2011 by Ord. No. 140]
H.
Private driveways. Driveways entering public streets
shall be graded to prevent stormwater flowing from the driveway onto
the paved portion of the public street. The street's gutter line shall
be maintained across the driveway or private street, or stormwater
may pass under, provided the gutter alignment is not compromised and
the pipe under the driveway or private street is of sufficient size
to carry the stormwater flow from the one-hundred-year storm without
creating ponding on the upstream end.
I.
Street construction standards. Streets shall be designed,
graded, surfaced and improved to the widths and dimensions identified
in the Adams Township Public and Private Improvements Code,[4] and profiles and cross sections submitted by the owner/applicant
and approved by the Board of Supervisors.
[4]
Editor's Note: See Appendix B included at
the end of this chapter.
J.
Street names and signposts. Streets that are extensions
of existing streets or are substantially in alignment with them shall
bear the name of the existing street.
(1)
Street names shall be subject to the approval of the
Board of Supervisors and shall not duplicate names already in use
within the same postal zip code zone.
(2)
Approved street name signs shall be placed at all
street intersections within the plan or at the intersection of existing
streets and streets entering the plan.
(3)
Signs and supports may be provided by the Township
at the developer's expense and installed by the owner/applicant, although
the Township and owner/applicant may mutually agree on an alternative
sign type.
[Added 11-8-2021 by Ord. No. 180[1]]
A.
FIRST ORDER TRAIL
IMPERMEABLE SURFACE
IMPROVEMENTS
MAINTENANCE
MOTOR VEHICLE
PERMEABLE SURFACE
PLAN
SECOND ORDER TRAIL
THIRD ORDER TRAIL
TRAIL
Definitions. The following terms shall have the meanings as stated
after them:
A trail that connects parcels, properties, or developments
together.
A surface or aggregate that does not allow fluid to pass
through.
Items along trails that are not roads, water, watercourses,
private ways and buildings, amenities, structures, boating access
and launch ramps, bridges, fishing piers, boat docks, ramps, paths,
paved or unpaved trails, hunting blinds and machinery or equipment
when attached to the realty. The term shall also not include areas
providing access to, or parking for, lands and waters, including,
but not limited to, access ramps, trails or piers for use by recreational
users with disabilities.
Activities that make a trail passable, including, but not
limited to, snow removal, cutting, clearing, and repair of surfaces
and/or structures used along the trail.
A vehicle which is self-propelled, except an electric personal
assistive mobility device or a vehicle which is propelled solely by
human power.
A surface or aggregate that allows fluid to pass through.
Any development submitted for approval containing 20 acres
or more.
A trail that is surfaced that is entirely contained within
one property or development.
A trail that is not surfaced that is entirely contained within
one property or development.
A thoroughfare or track across land or snow, used for recreational
purposes, specifically pedestrian activities, including wheelchair
use where terrain permits.
B.
Trail system. In order to promote walking connectivity across the
Township, all plans consisting of 20 acres or more submitted for approval
must contain a system of first order, second order, and third order
trails.
C.
The applicant shall provide for connection of trails to adjacent
site(s). Easements for continuous pedestrian circulation utilizing
sidewalks and trails shall be required. Where subdivision or land
developments abut neighboring Townships, the applicant shall provide
easements for trail connections. Trails shall link internal common
open space areas and peripheral open space areas, as well as nearby
neighborhoods, parks, and trails (existing and proposed). The trails
will be open to the public and will create a continuous pedestrian
pathway connecting either end of the property. The trail network shall
be connected to existing or proposed regional pedestrian networks
whenever possible.
D.
A map consisting of a proposed outline of trails must be included
with any plan submitted for consideration that is subject to this
section.
F.
Second order trails must be permeable surfaces or impermeable surfaces
of the types and specifications contained in Appendix A.
G.
Third order trails must be cut trails or pathed trails or permeable
surfaces of the types and specifications contained in Appendix A.
I.
First order trails must be adjacent to road frontage where possible
and, when possible, fully follow all road frontage from where the
road enters the property to where the road exits the property. First
order trails must also connect to a road at the edge of a property,
plan or development where there is no adjacent connecting trail.
J.
Second order trails must connect to a first order trail. Second order
trails must connect to any adjacent properties with second order trails
at property borders, where possible.
K.
Third order trails are only to be developed within a contiguous development
or plan.
L.
Third order trails can connect to third order trails outside of the
development or plan.
M.
Construction and material specifications for all trails are attached
as Appendix A and made a part hereof. All trails built under this
section must conform to these specifications.
O.
Unpowered vehicles, including, but not limited to, bicycles, tricycles,
or other pedal vehicles, shall be permitted on trails owned by the
Township, unless specifically restricted by resolution of the Board
of Supervisors. This subsection does not preclude operation of maintenance
vehicles or wheelchairs as defined by the Americans with Disabilities
Act of 1990.
Q.
The maximum speed limit on all trails within the Township is seven
miles per hour.
R.
No improvements, as defined above, may be made to or adjacent to
second order trails and third order trails.
S.
Every trail plan submitted for approval must contain documents outlining
the ownership of the trail, the maintenance responsibilities of the
trail, and other supporting documentation, all of which shall be reviewed
and approved by the Township Solicitor. Unless otherwise provided,
the maintenance and repair of trails, including the maintenance of
landscaping adjacent to such trail, is the responsibility of the property
owner on which the trail is located or fronted. Maintenance by an
association (homeowners' or property owners') must be agreed
upon at the time of plan approval and included as a requirement in
the association documents, covenants and restrictions.
T.
The Township Engineer shall review and approve all trail plans and
construction specifications.
U.
The Planning Commission and Board of Supervisors shall review and
approve all trail plans as part of the subdivision or land development
process.
V.
No subdivision or land development subject to this section may be
approved without a trail plan. Exceptions to any provision relating
to trails in this section must be made via written request to the
Board of Supervisors and provide a detailed narrative as to why the
exception should be granted. Exceptions are only granted by the Board
of Supervisors with advice and recommendation of the Planning Commission.
A.
Public utilities.
(1)
Where possible, utilities shall be placed within the
street rights-of-way, but where that is not possible, they shall be
placed, except to accommodate unusual sanitary sewer or storm drainage
conditions, within easements centered on side or rear lot lines.
(2)
Easements across private property shall be not less than 20 feet in width and shall be aligned from lot to lot across a subdivision or land development plan, or within a single tract. They shall be clearly identified on the final plan as to their intended purpose. See also § 167-37.
(3)
A minimum distance shall be maintained between any
point of a residential building and the nearest petroleum products
or natural gas transmission line in accordance with the Pennsylvania
Public Utility Commission regulations, but in no case less than 20
feet.
B.
Drainage.
(1)
Where a subdivision or land development plan is traversed
by a watercourse or storm drainage line, a drainage easement or right-of-way
shall be provided and recorded on the plan.
(2)
The easement shall be of sufficient width to accommodate
the watercourse or line as well as areas adjacent to the watercourse
subject to frequent high water conditions or utilized as detention
ponds, etc., and to allow access for work crews to maintain the drainageway.
C.
Conservation
easements. When a conservation easement is listed on a plan, the following
plan note must be included: "A conservation easement is granted in
favor of Adams Township (and the property owners' association,
if applicable), Butler County, for the purposes of preserving the
land, including, but not limited to, trees, vegetation, animal life,
and other naturally occurring features. No encroachment may be made
by any landowner whose property is servient to a conservation easement.
No accessory structures, fences, pools, sheds, or other improvements
may be made within conservation easements, except for pedestrian or
biking trails, unless express written permission of the Township Supervisors
is granted. No live trees may be removed or added, and no additional
landscaping or earthmoving may occur within a conservation easement
unless express written permission of the Township Supervisors (and
property owners' association, if applicable) is granted."
[Added 11-8-2021 by Ord. No. 180]
A.
Every lot in a subdivision shall abut a recorded street
and have a minimum of 50 feet of frontage at the right-of-way line.
B.
Side lines of lots shall be at right angles or radial
to street lines as nearly as possible.
C.
Double frontage or reverse frontage lots shall be
discouraged except where lots abut along their rear property line
a collector or arterial roadway, in which case the rear building setback
line of the lots shall be a minimum of 50 feet from the collector
or arterial roadway right-of-way line.
E.
Lot lines within a subdivision shall be arranged to
minimize the amount of drainage passing from one lot directly onto
a neighboring lot. The owner/applicant to provide drainage easements
or grade swales along lot lines to control drainage across lots.
F.
Existing natural features, existing topography and
significant trees shall be retained wherever possible and disturbance
of ground cover shall be minimized to reduce erosion and maintain
drainage patterns.
G.
Within a subdivision or land development plan where
public sewage collection and water supply systems are not available,
lot location and minimum lot size, as well as the location and size
of on-lot sewage disposal systems, shall be determined by the Municipal
Sewage Enforcement Officer under the regulations of the Pennsylvania
Sewage Facilities Act, as amended. The Officer's determinations shall
not permit smaller lots than stipulated by the Township Zoning Ordinance
but may require larger lots or a rearrangement of lots where unusual
soil conditions dictate.
H.
No land shall remain in a subdivision that is not
platted for sale, development or for permanent open space. Areas to
be developed for uses other than dwellings shall be indicated on the
plan as to their specific use. Approved nonresidential areas shall
be designated "dedicated" or "reserved" on the final plan.
I.
A plan may contain no more than three flag lots, where
the following standards are met:
J.
Rear lot. One second lot may be created from the rear
portion of an existing lot of record recorded prior to July 9, 1990,
provided the following standards are met:
(1)
The lots are situated in the RC Rural Conservation
Zoning District.
(2)
The rear lot is connected to a public street by an
access strip of land at least 20 feet wide in the same ownership as
the rear lot.
(3)
The front lot will retain not less than the minimum
required width in the zoning district after the access strip is removed.
(4)
The rear lot will contain only one single-family detached
dwelling and normal accessory uses.
(5)
The rear lot is not more than one acre in area and
neither the front or rear lot contains less than the minimum specified
lot area for the district.
(6)
The access strip is not used in calculating lot area
and will not be extended or used as access for any other lots; and
(7)
The dwelling on the rear lot is set back from the
rear lot line of the front lot by at least 50 feet.
A.
Sewage disposal.
(1)
Every structure in any subdivision, land development
plan, RV campground or mobile home park connected to a water supply
shall also be connected to a sanitary sewage disposal system. Such
system shall be either an individual on-lot system approved by the
Township Sewage Enforcement Officer or a system approved by the Commonwealth
Department of Environmental Protection.
(2)
Where a public sanitary sewerage system exists adjacent
to or within 500 feet of a major subdivision, land development plan,
RV campground or mobile home park boundary, the owner/applicant shall
connect all the lots or buildings with a water supply to the public
sanitary sewerage system, constructing the necessary collector and
lateral lines. In the event the proposed plan is not in the same watershed
as the adjacent or nearby sewer connection and the sewer authority
with jurisdiction has no plans to extend lines beyond the edge of
the watershed, the Board of Supervisors may allow the plan to proceed
with individual on-lot systems.
(3)
On-lot septic disposal systems approved by the Sewage
Enforcement Officer shall be installed in compliance with the PaDEP
Standards for Sewage Disposal Facilities and shall not be backfilled
until inspected by the Sewage Enforcement Officer after he or she
authorizes the covering of the system.
(4)
No storm sewers, footer drains or downspouts shall
be connected to any sanitary sewage disposal system.
(5)
When an owner/applicant installs sewer lines to connect
with those of a sewer authority with jurisdiction, he shall do so
in accordance with the authority's rules and regulations.
B.
Water supply system.
(1)
Every lot, dwelling unit and each commercial business
and public or semipublic building shall be provided with a potable
water supply as hereinafter set forth of sufficient quality, quantity
and pressure to meet the minimum standards of the Department of Environment
Protection. If such standards are not applicable, the water supply
shall be of sufficient quality, quantity and pressure to meet the
requirements of the intended and actual use.
(2)
Existing public water supply system.
(a)
Where a public water system exists adjacent
to or within 1,000 feet of a subdivision, land development plan, RV
campground or mobile home park boundary, the owner/applicant shall
connect every lot or principal building in the plan to the water supply,
providing the necessary piping system, laterals and hydrants.
(b)
Water lines shall be installed in accordance
with the regulations of the Public Utility Commission or authority
with jurisdiction that will assume maintenance of the lines.
(c)
Where a public water supply system will serve
the plan, hydrants shall be placed so that no principal building on
a lot is more than 600 feet distant from a hydrant. Hydrants shall
be placed within street rights-of-way, preferably at street intersections.
The plan for distribution of hydrants in the plan, and the quantity
and pressure of water available at each hydrant, shall be reviewed
and approved by the fire chief of the fire company providing coverage
for the plan.
(3)
Private water supply or proposed public water system.
Where the water to meet the requirements of this section is to be
supplied by private wells or a proposed public water system, the owner/applicant
or developer shall comply with this section, as amended, as well as
the applicable requirements of the Pennsylvania Public Utility Commission
and/or Pennsylvania Department of Environmental Protection.
A.
A grading permit will be required for any and all
earthmoving activities resulting in alterations to the surface exceeding
three feet in elevation or disturbance of a surface area greater than
one acre (43,560 square feet).
B.
Every applicant for a grading permit shall file a
written application therefor with the Township in a form prescribed
by the Township. Such application shall:
(1)
Describe the land on which the proposed work is to
be done by lot, tract or street address or a similar description which
will readily identify and definitely locate the proposed work.
(2)
Be accompanied by plans and specifications prepared,
signed and sealed by a professional engineer, surveyor or architect,
giving a reasonable description of the site and proposed soil erosion
controls, if any. The Zoning Officer may waive the preparation or
approval and signature by the registered professional engineer, professional
land surveyor or registered architect only when it is self-evident
that the proposed work is simple, is clearly shown on the plans submitted
and creates no potential nuisance to adjacent property or hazard and
does not include the construction of a fill upon which a structure
may be erected. All plans shall be prepared in accordance with the
requirements of the Pennsylvania Department of Environmental Protection.
In addition, if required, a copy of the duly prepared soil erosion
and sedimentation control plan shall be submitted to, and deemed adequate
by, the Butler County Conservation District, as required.
(3)
State the estimated dates for the starting and completion
of grading work.
(4)
State the purpose for which the grading application
is filed and the intended use of the site.
C.
Excavation.
(1)
Maximum slope steepness of a cut should be two horizontal
to one vertical for minimizing erosion and landslide hazard. However,
a registered professional engineer or certified geologist may recognize
the types of soil on the site to be graded from the soil survey or
other source of information. Maximum slopes can then be determined
by said professional upon concurrence of the Township Engineer.
(2)
Cut slopes which are steeper than those specified
in this section may be allowed under a grading permit, provided that
one or both of the following are satisfied:
(a)
The material in which the excavation is made
is sufficiently stable to sustain a slope steeper than the slope specified
herein for recognized soil conditions on the site. A written statement,
signed and sealed by a registered professional engineer or certified
geologist, stating that the steeper slope will have sufficient stability
and that risk of creating a hazard will be slight, must be submitted
to the Township.
(b)
A retaining wall other than that required for
a single-family dwelling, or other approved support, designed by a
registered professional engineer and approved by the Township, is
provided to support the face of excavation.
(3)
The top or bottom edge of cut slopes shall be set
back a minimum of three feet from adjacent property lines or street
right-of-way lines in order to permit the normal rounding of the edge
without encroaching on the abutting property or street.
D.
Fills.
(1)
No fill should be placed over trees, stumps, trash
or other material which could create a hazard. Instead, such material
may be buried in natural ground where no structure will be built or
hazard created. Limbs can be chipped and mixed with the topsoil.
(2)
All fills should be compacted to provide stability
of fill material and to prevent undesirable settlement or slippage.
Structural fills shall be compacted to a ninety-five-percent modified
proctor and be certified by a professional soils engineer.
(3)
Coal, boney, red dog, expansive slag, cinders, wood,
trash, organic material or refuse shall not be placed or used for
fill material unless blended with suitable soils capable of maintaining
soil stability.
(4)
The top or bottom edge of fill slopes should generally
be set back three feet from adjacent property lines or street right-of-way
lines in order to permit the normal rounding of the edge without encroaching
on the abutting property or street.
E.
Retaining walls.
(1)
If a retaining wall is constructed to satisfy a requirement
of this chapter, a building permit, as provided for by other municipal
regulations, shall be required where a grading permit is required;
the grading permit shall apply to the retaining wall and area adjacent,
and the requirements for inspection, as stated herein, shall be applicable.
(2)
The retaining wall shall be constructed in accordance
with sound engineering practice. The plans submitted for approval
of retaining walls four feet or higher shall bear the seal of a registered
professional engineer.
(3)
The backfilling of retaining walls and the insertion
of subterranean drainage facilities shall be done strictly in accordance
with the provisions of this chapter and the appropriate municipal
specifications.
(4)
In general, where a wall is replacing an exposed slope,
the vertical face of the wall shall be a minimum of three feet back
from the adjoining property boundary line. The requirement of this
subsection may be set aside when the proposed retaining wall is a
joint venture between adjacent property owners and appropriate documents
so stating are filed with the application for the building and/or
grading permit.
A.
General requirements. All streets shall comply with
the standards specified herein. All new and widened portions of existing
rights-of-way intended for public use shall be dedicated to the Township.
An offer of dedication shall be placed on the recorded plan, subject
to final acceptance based on compliance with the following requirements:
(1)
The proposed street pattern shall be related to existing
streets and to such county and commonwealth road plans as have been
duly adopted.
(2)
Streets shall be arranged in a manner to meet with
the approval of the Township Board of Supervisors, considered in relation
to both existing and planned streets, and located so as to allow proper
development of surrounding properties. Secondary and through streets
shall be connected with such existing streets and highways to form
continuations thereof. Residential streets shall be laid out to discourage
their use as secondary or through highways.
(3)
Streets shall be adjusted to the contour of the land
so as to produce usable lots and streets of reasonable grade, alignment
and drainage.
(4)
Streets shall be graded to the minimum conditions
shown on the cross sections. Provisions made for slopes beyond the
ultimate right-of-way shall be in conformance with Township grading
standards.
(5)
Access shall be given to all lots and portions of
the tract in the subdivision or land development plan and to adjacent
unsubdivided territory by streets. Streets giving such access shall
be improved to the limits of the subdivision or land development.
Remnants, reserve strips and landlocked areas shall not be created.
(6)
New streets shall be laid out to continue existing
streets at the existing right-of-way and cartway width or the minimum
standards of this chapter, whichever is greatest.
(7)
Dead-end streets are prohibited, unless designed as
a cul-de-sac or designed as a stub street with a temporary turnaround
for access exclusively to neighboring tracts, with no more than two
lots being provided access thereto.
(8)
Continuations of existing streets shall be known by
the same name. Names for new streets shall not duplicate or closely
resemble names of existing streets in the Township or zip code area
serving the Township. All street names shall be approved by the Township
Board of Supervisors, assigned by the Zoning Officer, and coordinated
with the developer.
(9)
The dedication of half streets at the edges of a new
subdivision or land development plan is prohibited. If circumstances
render this impracticable, adequate provisions for concurrent dedication
of the remaining half of the street must be furnished by the applicant
or developer. When there exists a half street in an adjoining subdivision,
the remaining half shall be provided by the proposed development where,
in the opinion of the Township Board of Supervisors, the need is valid.
(10)
Where permitted by the Township Board of Supervisors,
in planned residential developments all streets shall comply with
the same design standards for public streets as prescribed in this
chapter.
B.
Street classifications. The street classifications
listed herein are to be used for all planned subdivisions or land
developments. Existing streets have been classified as arterials,
collectors or minors. (See Adams Township Zoning Chapter for the specific
definition of each classification).[1] New streets shall be classified according to their function
as follows:
(1)
Arterial street. A major street serving as a principal
or heavy traffic street of considerable continuity and used primarily
as a traffic artery for intercommunications between large areas.
(2)
Collector street. A street which carries traffic from
minor streets to arterial or major streets, including the principal
entrance streets of a major subdivision or land development and the
streets for circulation within such a subdivision or land development.
(3)
Minor street. A street predominantly serving as an
access street to a particular lot or serving another minor function
as subclassified below:
(a)
Residential streets. Residential streets shall
be those streets which are used to provide access to properties, connect
with other residential streets and/or streets of a higher classification.
(b)
Marginal access streets. Marginal access streets
which may function as a collector street are streets which are parallel
and adjacent to an arterial street and which provide access to abutting
properties and separation from through traffic. They serve to reduce
the number of access points which intersect the larger road, thereby
increasing the efficiency and safety of traffic flow along the major
road while providing access to abutting development.
[1]
The Township Board of Supervisors reserves the
right to require marginal access streets along any street where local
vehicular access to individual lots would create congestion and/or
hazards to traffic flow and safety by reason of street grades, land
forms, vegetation, frequency of driveway intersections, limited sight
distances, heavy traffic volumes and/or high speed traffic flows.
[2]
The location of a marginal access street shall
be essentially parallel and adjacent to the street along whose margin
it is located.
[3]
The right-of-way for this type of street shall
abut and be measured from the ultimate right-of-way of the parallel
street.
[4]
When forming a necessary leg of another classification
of street, a street shall be governed by the regulations of the higher
street classification.
[5]
A landscaped barrier island, at least 20 feet
wide, shall physically separate the cartways of the marginal access
street and the parallel street.
[6]
Sidewalks, when required, shall be located on
the outermost portion of the marginal access street right-of-way,
abutting the building lots.
[7]
Marginal access streets shall be constructed
to the standards of minor streets, except as noted in this section.
(4)
Where the classification of a new street is in question,
the classification shall be determined on the basis of traffic load,
using a factor of 10 trips per day per lot served. Based on this factor,
average daily traffic (ADT) of 3,000 or more shall classify a street
as arterial, ADT from 800 to 3,000 shall classify a street as collector,
and ADT of less than 800 shall classify a street as minor.
C.
Other streets. Other streets are subclassifications
of minor streets. Because of their uniqueness and abundance, they
are discussed in greater detail in this subsection.
(1)
The Township shall have no maintenance obligation
for nonpublic streets. The maintenance of such nonpublic streets shall
be the full and sole responsibility of the owner, association or the
legally binding organization of landowners with access rights, subject
to the criteria below:
(a)
An association or other legally binding organization
of landowners with access rights on the nonpublic street shall be
formed and administered for the purpose of maintenance of the nonpublic
street.
(b)
Documents governing such association shall be
filed with the Township Board of Supervisors.
(c)
All properties depending on a nonpublic street
for access shall be guaranteed an irrevocable right to that access
under the terms of a right-of-way, access easement or other legal
covenant. Such access right shall be clearly noted on the subdivision
and/or land development plans which create a nonpublic street, shall
be included in deeds for all properties with access rights and shall
be recorded in the office of the Recorder of Deeds of Butler County.
(d)
Provision shall be made for the nonpublic streets
for emergency vehicles only as approved and deemed necessary by Township
officials.
(2)
Temporary cul-de-sac streets:
(a)
May be temporarily closed at one end, with the
intent to extend the street onto the abutting tract upon its development.
(b)
Shall be built to the tract boundary line at
a location and grade that are logical for extension onto the abutting
tract but shall not exceed 500 feet in length for nonresidential uses
or 20 dwelling units for residential uses unless approved by the Township
Board of Supervisors when warranted by special conditions.
(c)
Shall not be extended as a cul-de-sac street
but shall be connected to another through street unless approved by
the Township Board of Supervisors when warranted by special conditions.
(d)
Shall form a logical step in the circulation
pattern.
(e)
Shall be provided with a vehicular turnaround
at the closed end, abutting the tract boundary, with a paving radius
of at least 40 feet, or hammerhead, as approved by the Township Board
of Supervisors. Construction shall meet the same requirements as for
a permanent cul-de-sac turnaround. Those portions of the turnaround
extending beyond the street right-of-way shall be located on temporary
access easements, valid only until the road is extended. Upon the
extension of the street, the full rights and responsibilities for
the area of the temporary easements shall revert to the owner of the
lots on which they were located.
(f)
The developer responsible for the extension
of the street shall also be responsible for the following:
[1]
Removal of all curbing construction of the temporary
turnaround beyond the width of the streets paved area.
[2]
Installation of new construction to complete
the street connection as required.
[3]
Extension of utilities as necessary.
[4]
Repair of any improvements or utility facilities
damaged in this process.
[5]
Grading, installation and/or restoration of
lawn areas where affected by this removal and construction process.
(g)
Multiple cul-de-sac streets:
[1]
Shall be single access streets which terminate
in more than one vehicular turnaround.
[2]
May be permitted where the length of each individual
cul-de-sac is less than 500 feet for nonresidential uses or 20 dwelling
units for residential uses.
[3]
May be permitted to exceed either or both of
the limits of 500 feet or 20 dwelling units when approved by the Township
Board of Supervisors if warranted by special conditions, such as steep
topography or land configuration or when qualified as a temporary
cul-de-sac.
[4]
Shall be served by an appropriately located
emergency accessway when required by the Board of Supervisors.
[5]
Shall be constructed to the same requirements
as a permanent cul-de-sac.
(3)
Stub streets:
(a)
Shall be provided in appropriate locations for
vehicular access to abutting undeveloped lands when requested by the
Township Board of Supervisors upon the recommendation of the Planning
Commission and Township Engineer.
(b)
Shall not be provided with a vehicular turnaround.
(c)
Shall be constructed to the property line in
accordance with the standards of this chapter applicable to the classification
of street it will be upon extension.
(d)
Shall serve no more than two lots when used
as a dead-end street. The developer shall pave access to the two lots
from a higher road classification according to the standards set forth
in this chapter.
(e)
Any new lots created by extending a stub street
shall front on a minimum fifty-foot right-of-way. The developer shall
pave an area equal to the distance of one minimum lot width in the
applicable zoning district and make arrangements to extend the pavement
to additional lots should a stub street be extended to a higher road
classification, as described in this chapter.
(4)
Alleys.
(a)
Alleys are not permitted in residential developments
except for instances where they are logical extension of existing
alleys.
(b)
Alleys, where permitted, are bound by the standards
set forth in this subsection.
(c)
Alleys shall be provided in commercial and industrial
districts, except that the Township Board of Supervisors may waive
this requirement where other definite and assured provision is made
for service access, such as off-street loading, unloading and parking
consistent with and adequate for the uses proposed.
(d)
The width of alley paving shall not be less
than 16 feet.
(e)
Alley intersections and sharp changes in alignment
shall be avoided but, if necessary, corners shall be cut off sufficiently
to permit safe vehicular movement.
(f)
Dead-end alleys shall be avoided where possible,
but, if unavoidable, shall be provided with adequate turnaround facilities
at the dead end, as determined by the Township Board of Supervisors.
(g)
The right-of-way shall be 25 feet.
(h)
Alleys do not require curbs, sidewalks and shoulders.
D.
Street design and construction criteria.
(1)
The following table and this section text present
the minimum standards for all streets defined in this section. These
standards shall apply to new streets and the renovation of existing
streets controlled by the Township.
|
Minor
| |||||
|---|---|---|---|---|---|
|
Item
|
Arterial
|
Collector
|
Resi-
dential
|
Cul-
de-
sac
|
Marginal
access
|
|
Row (feet)
|
80
|
50
|
50
|
50
|
40
|
|
Paving width (feet)
|
*
|
36
|
26
|
26
|
24
|
|
Curbs
|
Yes1
|
Yes1
|
Yes2
|
Yes2
|
Yes2
|
|
Side-
walks
|
Yes
|
Yes3
|
Yes3
|
Yes3
|
Yes3
|
|
Inter-
section radius (feet) row and paving
|
35
|
30
|
25
|
25
|
25
|
|
Max-
mum allowable grades (percent)
|
10
|
10
|
12
|
12
|
12
|
|
Minimum horizon-
tal curve radius (feet)
|
4
|
300
|
100
|
100
|
100
|
|
Minimum length of tangents between horizontal
curves (feet)
|
150
|
20
| |||
|
Minimum vertical curve length per 1% algebraic
difference (feet)
|
4
|
25
|
20
|
20
|
20
|
|
Minimum intersection spacing (feet)
|
600
|
300
|
200
|
200
|
200
|
|
Minimum sight triangles (feet)
|
125
|
100
|
75
|
75
|
75
|
|
Minimum sight distance (feet)
|
600
|
450
|
300
|
300
|
300
|
|
Minimum design speed (mph)
|
60
|
40
|
25
|
25
|
35
|
|
NOTES:
|
|---|
|
*As required by traffic operations, Pennsylvania
Department of Transportation or county standards.
|
|
1Nonmountable.
|
|
2Mountable.
|
|
3At the discretion
of the Township Board of Supervisors.
|
|
4As required by the
American Association of State Highway Officials standards for rural
highways.
|
(a)
Ultimate right-of-way. Ultimate right-of-way
widths are either existing, proposed or expanded from existing rights-of-way,
depending on the ultimate classification of a street as determined
by the Township Board of Supervisors. The following shall apply to
ultimate rights-of-way:
[1]
No fences, walls or other obstruction shall
be constructed within a street right-of-way except retaining walls
where necessitated by road widening and constructed by the governmental
agency having jurisdiction over the road.
[2]
The front building setback shall be the distance
set forth in the applicable district of the Adams Township Zoning
Ordinance,[2] measured from the planned (ultimate) street right-of-way
line (or street line, as defined in the Adams Township Zoning Ordinance).
[2]
Editor's Note: See Appendix B included at
the end of this chapter.
[3]
Additional rights-of-way and/or paving widths
may be required by the Township where it is necessary for public safety
and convenience to install traffic control facilities or turning lanes
and where old roads do not provide the proper width and additional
dedication is necessary.
[4]
The area between the existing right-of-way line
and the ultimate right-of-way line shall be dedicated to the authority
having jurisdiction over any public streets which abut or pass through
any subdivision or land development proposed within the Township.
[5]
Ultimate right-of-way widths shall be as defined
in this section unless otherwise noted in this chapter.
(2)
Pavement.
(a)
Paving widths shall be as defined in this section
unless otherwise noted in this chapter:
[1]
The Township Board of Supervisors may require
paving widths in excess of the standards in this section for special
situations, including the following:
[2]
Reductions to the paving requirement may be
approved by the Township Board of Supervisors in instances where parking,
turning, safety and convenience considerations have been adequately
met.
(b)
Road paving standards. All roads using specified
materials shall be constructed as herein described or as shown in
the Adams Township Public and Private Improvements Code.[3]
[1]
Base course/pavement design. Two pavement designs
are specified for Adams Township streets; one for minor streets and
one for collector streets. All streets within the Township shall be
constructed to a total subbase-to-wearing-course thickness of 13 inches.
[a]
Minor streets [average daily traffic
(ADT) less than 800]. Minor streets shall consist of a ten-inch aggregate
base, a two-inch Superpave binder course and a one-inch Superpave
wearing course. Minor streets shall be constructed as specified in
the Adams Township Public and Private Improvements Code.
[Amended 9-29-2008 by Ord. No. 123]
[b]
Collector streets (ADT from 800
to 3,000). Collector streets shall consist of an eight-inch aggregate
base, a three-inch Superpave binder course and a two-inch Superpave
wearing course. Collector streets shall be constructed as specified
in the Adams Township Public and Private Improvements Code.
[Amended 9-29-2008 by Ord. No. 123]
[c]
Pavement restoration. Pavement
restoration following trenching shall be in accordance with the Adams
Township Public and Private Improvements Code.
[2]
Subbase compaction. Prior to installing the
road base, the subbase shall be prepared as described in the Adams
Township Public and Private Improvements Code.
[3]
Undercurb/drains. All roads shall be provided
with undercurb drains as specified in and the Adams Township Public
and Private Improvements Code.
[3]
Editor's Note: See Appendix B included at
the end of this chapter.
(c)
All underpavement utilities, including services,
shall be installed prior to paving.
(d)
No paving shall be permitted between October
31 and April 1 unless approved by the Township Engineer.
(3)
Curbs and sidewalks. Sidewalks and curbs shall be
installed along all proposed public and nonpublic streets except when
this requirement is waived at the discretion of the Township Board
of Supervisors upon recommendation of the Township Planning Commission.
(a)
The Township Board of Supervisors may waive
the sidewalk requirement under one or more of the following situations:
[1]
In a proposed residential development where
no destination exists or is anticipated to exist which can be reached
by pedestrians, including but not limited to a shopping center, bus
stop, employment site or a school.
[2]
Where the sidewalk(s) would not be an extension
of an existing network which provides neighborhood or village circulation.
[3]
Where an alternative pedestrian circulation
concept can be shown to be more desirable, especially when using open
space areas, provided that appropriate walks are provided between
the open space walkways and the pedestrian origins and destinations.
[4]
Where the rural character, density of the area
and/or small size of the proposal preclude the purposeful use of sidewalks.
(b)
Regardless of the size of land development or
subdivision proposal, sidewalks and curbs shall be required whenever
they fill a gap in an existing network.
(c)
Sidewalks shall be not less than four feet in
width, although the Township Board of Supervisors may require additional
width where higher volumes of pedestrian traffic are anticipated.
(d)
Sidewalks shall not extend beyond the right-of-way
line of public streets or the equivalent right-of-way line of private
streets unless located in legal easements guaranteeing adequate pedestrian
access.
(e)
Sidewalks shall be provided in appropriate locations
to provide safe and efficient pedestrian access between parking areas
and nonresidential buildings.
(f)
Additional sidewalks shall be required where
deemed necessary by the Township Board of Supervisors to provide access
to schools, churches, parks, community facilities and commercial centers
and to provide necessary pedestrian circulation within land development
and/or subdivisions where otherwise required sidewalks would not be
sufficient for public safety and convenience.
(g)
Sidewalks shall be designed to facilitate access
and use by the handicapped, in accordance with requirements noted
in Appendix B, Public and Private Improvements Code.
(h)
Driveway crossing shall be designed in compliance
with this article.
(i)
Sidewalks shall be laterally pitched at a slope
of not less than 1/4 inch per foot to provide for adequate surface
drainage towards the street abutting high side lots and away from
streets on low side.
(j)
At corners and pedestrian street crossing points,
sidewalks shall be extended to the curbline with an adequate apron
area for anticipated pedestrian traffic.
(k)
Sidewalks shall not exceed a grade of 10%. Steps
or a combination of steps and ramps shall be utilized to maintain
the maximum grades, where necessary. A nonslip surface texture shall
be used.
[Amended 9-29-2008 by Ord. No. 123]
(l)
The grades and paving of sidewalks shall be
continuous across driveways except in nonresidential and multifamily
residential developments and in certain other cases where heavy traffic
volume dictates special treatment.
(m)
The thickness and type of construction of all
sidewalks and curbs shall be in accordance with the following:
[1]
In general, where commonwealth and county specifications
govern, these standards shall be used.
[2]
Sidewalks shall be constructed in accordance
with the detailed specifications in Appendix B, Public and Private
Improvements Code.
[3]
Curbs shall be constructed in accordance with
the detailed specifications in Appendix B, Public and Private Improvements
Code.
(n)
If, for any reason, an interim waiver of these
requirements is made, a sufficient guarantee shall be posted for the
eventual installation of these improvements, subject to approval by
the Township Board of Supervisors, upon the recommendation of the
Township Engineer and Solicitor.
(4)
Pavement and right-of-way radii at intersections.
(a)
Road intersections shall be rounded with tangential
arcs at the pavement edge (curbline) and rights-of-way lines as listed
below. Where two roads of different right-of-way width intersect,
the radii of curvature for the higher classification road shall apply.
The pavement edge (or curbline) radius and right-of-way radius shall
be concentric.
(b)
For arterial streets, the right-of-way width
at intersections should be as specified by the Pennsylvania Department
of Transportation.
(c)
For collector and minor streets, the right-of-way
width at intersections should extend 10 feet beyond the pavement edge
or as approved by the Township Engineer.
(d)
Pavement radii at intersections shall be as
defined in this section, unless otherwise noted in this chapter.
(5)
Street grades. All streets shall be graded as shown
on the street profile submitted and approved as a part of the plan
approval process for subdivision and/or land development. Street grades
shall comply with this section and the following:
(a)
The minimum grade for all streets shall be 1%.
(b)
Maximum grades for all streets shall be as defined
in this section herein unless otherwise noted in this chapter.
(c)
Street grades shall be measured along the center
line.
(d)
Curve/grade combinations shall follow accepted
engineering guidelines for safety and efficiency and in all cases
provide for the minimum sight distance. For example, minimum-radius
horizontal curves shall not be permitted in combination with maximum
grades.
(e)
At all approaches to intersections, street grades
shall not exceed 3% for a minimum distance of 60 feet from the intersecting
center lines. See also § 167-29E(4).
[Amended 9-29-2008 by Ord. No. 123]
(f)
The grade of the outer perimeter of cul-de-sac
turnarounds shall not exceed 5% measured at any curb gutter from center
of the cul-de-sac along the curbline.
(g)
Arterial and collector streets, where necessary,
shall be superelevated, not to exceed 6%, in compliance with accepted
engineering standards.
(6)
Horizontal curves and tangents.
(a)
Horizontal curves shall be used at all changes
of direction. Long radius curves shall be used rather than a series
of curves connected by short tangents. Minimum radius curves at the
end of long tangents shall not be approved. Minimum radii are given
in this section herein.
(b)
Curve/tangent relationships shall follow accepted
engineering guidelines for safety and efficiency.
(c)
Approaches to intersections shall follow a straight
horizontal course for a minimum of 50 feet for minor streets. All
other streets shall follow a straight course in accordance with accepted
engineering standards but shall in no case be less than 100 feet.
(d)
Any applicant who encroaches within the legal
right-of-way of a commonwealth highway is required to obtain a highway
occupancy permit from the Pennsylvania Department of Transportation
prior to final approval. In addition, the Township may require the
applicant to obtain an occupancy permit for a highway encroachment
which is consistent with the internal access and street plan.
(7)
Vertical curves. Vertical curves shall be used at
changes in grade of more than 1%, in compliance with the following
requirements:
(8)
Intersections and sight triangles. All street intersections
under the jurisdiction of this chapter shall be subject to the requirements
of this subsection.
(a)
No more than two streets shall intersect at
the same point.
(b)
Corrective changes to existing intersections.
When existing streets intersect at odd angles or have more than four
approaches, the applicant shall make corrective changes to bring the
intersection into compliance with this chapter, as required by the
Township Board of Supervisors, which shall first seek the recommendation
of the Planning Commission and other technical advisors or agencies,
as appropriate. For commonwealth highways, corrective changes shall
comply with the requirements of the appropriate agency.
(c)
Angle of intersections. All intersection approaches
shall be designed at right angles whenever practicable. There shall
be no intersections with an arterial of less than 75°, and there
shall be no intersections of less than 60° for all other streets,
measured at the center line of the intersection.
(d)
Intersection spacing. Street intersections shall
be spaced the minimum distances apart as specified for the street
classifications listed in this section herein, whether on the same
or opposite sides of the street. The minimum distance between intersections
shall be measured along the higher classification intersecting street
and shall be measured between the center lines of intersecting streets.
(e)
Sight triangles.
[1]
Proper sight lines required by this section
herein shall be maintained at all intersections of streets. Clear
sight triangles shall be maintained along all approaches to all intersections
and shall be measured along street center lines from their point of
intersection. Where streets of differing classifications intersect,
the dimension for the higher classification street shall be used.
[2]
Within the area of clear sight triangles, obstructions
to visibility shall not be permitted within the following ranges of
height:
[3]
Modifications may be made by the Township Board
of Supervisors to allow the location of the following items at the
time of new street construction in the clear sight triangle as long
as the sight triangle is maintained:
[a]
Private signposts, provided that
the post does not exceed one foot in diameter and that the sign itself
is above the minimum height limit.
[b]
Shade trees, provided that, as
the tree matures, the lower branches will be kept pruned to the minimum
height limit and the trunk will not inhibit sight distance.
[c]
Existing shade trees, provided
that lower branches are kept pruned to the minimum height limit and
that the size, number and arrangement of trees does not impede adequate
visibility. The Township Board of Supervisors may require the removal
of one or more trees if necessary to provide adequate visibility.
(9)
Sight distance.
(a)
Adequate sight distances shall be provided with
respect to both horizontal and vertical alignments, measured at the
driver’s eye height of 3 1/2 feet. An object six inches off
the finished road grade, per AASHTO and PennDOT standards, must be
visible at the sight distance specified.
[Amended 9-29-2008 by Ord. No. 123]
(b)
Sight distances (minimal) shall be as defined
in this section herein.
(c)
Since sight distance is determined by both horizontal
and vertical curvature, sight distance standards will, in all cases,
usurp standards for either of these curvatures in instances where
a conflict in standards might arise.
(10)
Design speed. This section herein shall be used
as a guideline in street design. Final design criteria shall be as
regulated by the remainder of this chapter and as approved by the
Township Board of Supervisors.
(11)
Maintenance of access easements or rights-of-way.
(a)
In those cases where access to a residential
or commercial subdivision is by means of an easement or right-of-way
which does not comply with the design standards for public streets
as prescribed in this chapter, the Township Board of Supervisors shall
make the final determination on the continuing maintenance responsibilities
of such access easement or right-of-way as a part of the development
application review.
(b)
In the event that the Township Board of Supervisors
determines that the health, safety or welfare of the inhabitants of
such development or of the citizens of the Township would be prejudiced
by the failure to maintain such easement or right-of-way of access
by the owner thereof, the Township Board of Supervisors may require
as a condition precedent to the approval of such subdivision or land
development the preparation and execution of a maintenance agreement
providing for the maintenance of such easement or right-of-way of
access, signed and acknowledged by all of the owners of property within
such development and/or all of the owners of property having the legal
right to utilize such easement or right-of-way of access, whereby
such easement or right-of-way of access shall be maintained, and said
agreement shall be recorded in the office of the Recorder of Deeds
of Butler County, Pennsylvania.
(c)
In determining whether such maintenance agreement
shall be required in order to promote the health, safety or welfare
of the inhabitants of such development or of the citizens of the Township,
the Township Board of Supervisors may make findings, following a public
hearing, held at the discretion of the Board of Supervisors, regarding
the following:
[1]
That the easement or right-of-way of access
shall be of sufficient width and topography so as to provide access
to all lots and/or tracts of land in the subdivision or development
and to adjacent unsubdivided property.
[2]
That the continued maintenance of such easement
or right-of-way of access to the development or subdivision is necessary
to accommodate the travel of ambulances, emergency medical service
vehicles, fire vehicles, police vehicles and other emergency vehicles
to or from the development or subdivision.
[3]
That the configuration of such easement or right-of-way
of access shall be such so as to properly accommodate its use for
both pedestrian traffic and vehicular traffic without placing pedestrians
or vehicular traffic in danger.
[4]
That it is impossible to finance the sale of
property within such subdivision or land development without the existence
of a maintenance agreement binding all owners of property within such
subdivision and others having the legal right to use such easement
or right-of-way of access to participate in the maintenance of such
access easement or right-of-way.
[5]
That the Township Board of Supervisors shall
determine, with particularity, the details and specifications of the
maintenance required to maintain said easement or right-of-way of
access as aforesaid, and in the event that those persons responsible
for said maintenance under such agreement shall fail, neglect or refuse
to provide the same, the Township Board of Supervisors shall, in writing
delivered to each of said persons, require that such maintenance shall
be performed within such time as shall be required by the Township
Board of Supervisors in said notice, and in the event that such maintenance
is not so performed within said time, the Township Board of Supervisors
shall have the responsibility of performing such maintenance and collecting
the cost thereof from those persons responsible therefor under the
aforementioned agreement by a civil action at law or by the filing
of a municipal claim against the properties owned by such persons
in such proportions as shall be set forth in the aforementioned maintenance
agreement.
[6]
In those cases where a residential or commercial
subdivision or land development has previously been approved by the
Township Board of Supervisors and is in existence, where access to
such residential or commercial subdivision is by means of an easement
or right-of-way which does not comply with the design standards for
nonpublic streets and/or public streets as prescribed in this chapter
and in the event that the Township Board of Supervisors determines
that the health, safety or welfare of the inhabitants of such development
or of the citizens of the Township would be prejudiced by the failure
to maintain such easement or right-of-way of access by the owner or
owners thereof, the Township Board of Supervisors may require the
preparation and execution of a maintenance agreement providing for
the maintenance of such easement or right-of-way of access, signed
and acknowledged by all of the owners of property within such development
and/or all of the owners of property having the legal right to utilize
such easement or right-of-way of access, whereby such easement or
right-of-way of access shall be maintained, and said agreement shall
be recorded in the office of the Recorder of Deeds of Butler County,
Pennsylvania.
[7]
In determining whether such maintenance agreement
shall be required in order to promote the health, safety or welfare
of the inhabitants of such development or of the citizens of the Township,
the Township Board of Supervisors shall make findings, after public
hearing regarding the five subjects as hereinabove outlined.
(12)
Parallel parking.
(a)
In general, parallel parking on all streets
is discouraged except as required for emergencies, deliveries and
standing when necessary.
(c)
Parallel parking on collector streets will be
subject to approval by the Township Board of Supervisors and may require
landscaped, curbed street widenings up to eight feet wide.
(d)
Parallel parking on minor streets will be subject
to approval by the Township Board of Supervisors.
(13)
Other street standards.
(a)
Islands, median strips and channelization may
be required in any area where traffic volumes warrant their use for
safety and efficiency and may be permitted in any area at the discretion
of the Township Board of Supervisors. Such devices on commonwealth
roads must meet or exceed the requirements of the Pennsylvania Department
of Transportation. The Township Board of Supervisors may require additional
rights-of-way when such devices are used.
(b)
Walls, slopes and guide rails.
[1]
Where the grade of the street is above or below
the grade of the adjacent land, the applicant may be required to construct
walls or slopes.
[2]
Where the grade of the street is steeper than
a slope of 4:1 above the grade of the adjacent land, the applicant
may be required to install guide rails or posts in a manner satisfactory
to Pennsylvania Department of Transportation standards.
(c)
Embankments. Subject to appropriate slope stability
and the conditions of grading specifications, embankments at the sides
of streets and cross sections of drainage ditches shall not exceed
a maximum slope of 1 1/2 feet horizontally to one foot vertically
in a cut section and two feet horizontally to one foot vertically
in a fill section, or as recommended by the Township Engineer.
(d)
Driveways. The requirements for private driveways
shall be the standards of the Pennsylvania Department of Transportation
regarding access to and occupancy of highways by driveways and local
roads (67 Pa. C.S.A. § 441, as amended). Driveway access
to commonwealth highways shall be subject to the permit process of
that Department. Driveway access to Township roads shall be subject
to the Township permit process. All driveways shall be subject to
the standards, requirements and processing of this subsection.
[1]
Location.
[a]
Driveways shall be located so as
to provide adequate sight distance at intersection with streets.
[b]
Driveways shall be located in a
manner which will not cause interference to the traveling public,
will not be a hazard to the free movement of normal highway traffic
or cause areas of traffic congestion on the highway.
[c]
Driveways shall be located, designed
and constructed in such a manner so as not to interfere with or be
inconsistent with the design, maintenance and drainage of the highway.
[d]
Alternatives to be considered for
larger subdivisions shall be as follows, subject to the approval of
the Township Board of Supervisors upon the recommendation of the Planning
Commission. Alternatives shall be to provide reverse frontage interior
roads to be built according to standards for subdivision roads and
to provide marginal access roads.
[3]
Number of driveways (nonresidential).
[a]
Properties with frontage of 99
feet or less shall be limited to one curb cut.
[b]
Not more than two curb cuts per
street frontage may be permitted for any single property, tract or
lot for each street frontage.
[c]
More than two curb cuts per street
frontage may be permitted when such points of access are a characteristic
of the interior circulation plan and if anticipated traffic volumes
warrant more than two which is supported by a traffic study prepared
by a qualified transportation engineer.
[4]
Choice of streets. When streets of different
classes are involved, the driveway shall provide access to the street
of lesser classification unless this requirement is waived by the
Township Board of Supervisors for reasons of sight distance, incompatibility
of traffic, grading or drainage.
(14)
Driveway requirements.
|
Minimum Paving Width
(feet)
| |||||
|---|---|---|---|---|---|
|
Land Use
|
Single-Way
|
Two-Way
|
Minimum Radius Return
(feet)
|
Maximum Grade
(percentage)
| |
|
Residential:
| |||||
|
Single-
family/
town-
house units
|
N/A
|
N/A
|
5 feet
|
15%
| |
|
Town-
house courts
|
12
|
22
|
20
|
12%
| |
|
Multi-
family courts
|
12
|
22
|
20
|
12%
| |
|
Commercial
|
15
|
24
|
25
|
10%
| |
|
Industrial
|
15
|
26
|
25
|
10%
| |
(a)
Stopping areas, residential. All driveways shall
be provided with a stopping area within which the grade shall not
exceed 6%. The stopping area shall be measured as follows:
(b)
Stopping areas, nonresidential: All driveways
shall be provided with a stopping area within which the grade shall
not exceed 6%. The stopping area shall be measured as follows:
(c)
Clear sight triangle. Clear sight triangles
shall be provided where driveways intersect streets, in compliance
with the standards of this section herein. The dimensional standards
shall be determined by the classification of the street which the
driveway intersects.
(d)
No nonresidential driveway location, classification
or design shall be considered finally approved until permits have
been granted by the commonwealth and/or Township and preliminary plan
approval has been granted by the Township Board of Supervisors for
the subdivision and/or land development which the driveway(s) will
serve.
(e)
No building permit shall be issued nor shall
any occupancy permit be issued as to any improvement or improvements
in any district in the Township until the application for a driveway
permit shall have been made, in writing, and a permit approved by
the Township staff or review agency which may have jurisdiction over
the road or street.
Parking areas and related internal driveways
shall be governed by the provisions of the Adams Township Public and
Private Improvement Code and the Adams Township Zoning Ordinance.[1]
A.
Easements with a minimum width of 20 feet shall be
provided as necessary for all utilities.
B.
To the fullest extent possible, easements shall be
centered on or adjacent to rear or side lot lines.
C.
Natural watercourses shall be maintained as permanent
easements.
D.
Stormwater outlets shall have permanent easements
from headwall to the center line of the existing watercourse.
E.
Subsequent to completion of construction, all utility
easements shall be identified on the as-built drawing and recorded
if revised from the original recorded plat.
A.
Any development which when completed will contain
less than 5,000 square feet of impervious surface per lot, tract or
parcel (area covered by buildings and paved surfaces), or a grading
operation that disturbs less than 43,560 square feet of site area
shall be exempt from the regulations of this section, except that
subsequent development of the site after the exemption has been exhausted
shall be subject to these requirements.
B.
No final subdivision or land development plan shall
be approved, no permit authorizing construction issued or any earthmoving
or land disturbance activity initiated until a final stormwater management
plan for the site is approved as provided for in this section. The
Zoning Officer shall determine if a development project is exempt.
C.
Concentrated stormwater drainage shall not be permitted
to flow across the surface of streets that are within or adjacent
to the plan; nor shall concentrated stormwater drainage flow across
neighboring property without the benefit or a recorded easement of
an accepted drainageway.
D.
The design of underground storm drainage systems,
including the type and size of inlets and pipe selected, shall be
approved by the Township Engineer as part of the final plan approval
process.
E.
The following general criteria shall govern the design
of stormwater control measures:
(1)
The maximum rate of runoff from the property shall
be no greater after development than before.
(2)
The plan for the site shall consider runoff flowing
over the site and originating upstream of the site as well as the
steepness of slopes and character of soils and surface cover.
(3)
For analysis, a two-year, twenty-four-hour storm of
2.28 inches, a ten-year, twenty-four-hour storm of 3.28 inches, and
a one-hundred-year, twenty-four-hour storm of 4.65 inches shall be
considered as recognized event intensities. The postdevelopment site
shall not increase runoff intensities, from existing conditions, to
adjoining properties.
(4)
If the rate or volume of runoff after development
is calculated to exceed the rate or volume before development, on-site
stormwater detention shall be required.
F.
The calculations to determine the need for on-site
detention and the design of the detention facilities themselves shall
be prepared by a registered professional civil engineer or registered
professional land surveyor retained by the owner/applicant, whose
work may be evaluated by the Township Engineer.
G.
In designing the storm system, the owner/applicant
or his consultant shall use as his guide the publication Urban Hydrology
for Small Watersheds technical release No. 55, United States Department
of Agriculture Soil Conservation Service, January 1975, as amended.
H.
Stormwater may be impounded in detention basins, inside
oversized underground pipes, within curbed parking areas, on flat
rooftops, in cisterns or any combination of these.
I.
In residential developments where a series of lots
occur on sloped land and lot to lot stormwater drainage is anticipated,
drainage easements for overland flow are required. Detention sumps
for roof drains on individual lots shall be required if not provided
for otherwise.
J.
Detention facilities shall be designed to the following
criteria:
(1)
Satisfy the specifications for the two-, ten- and
one hundred-year storms described in this section.
(2)
Pass runoff from storms greater than the one-hundred-year
storm without damage to the facilities.
(3)
Minimize effects of erosion on inflow and outflow
structures.
(4)
Have side slopes within the confines of the detention
area not steeper than one foot vertical to each two feet horizontal.
See Standard Construction Detail SW-08.[1]
[Amended 9-29-2008 by Ord. No. 123]
[1]
Editor's Note: Said construction detail is included at the end of this chapter.
(5)
Simplify control and removal of debris from all parts
of the facility.
(6)
All slopes shall be stabilized with fescue or perennial
grass.
(7)
Provide a minimum of two feet of freeboard when passing
the one-hundred-year return frequency storm.
(8)
Utilize the modified PULS storage indication method
for stormwater routing.
(9)
Service or maintenance access to detention facilities
shall be via a stabilized ten-foot-wide cartway within a minimum twenty-foot-wide
easement constructed at a maximum grade of 15%.
K.
The stormwater management plan shall establish responsibility
for the continuing maintenance of the detention facilities by the
owner/applicant and his successors if not properly maintained. The
Township shall have the right to enter onto property containing detention
facilities for the purpose of maintaining them and/or remove obstructions
and shall assess the owner/applicant or his successors for the costs
of such maintenance if the facilities are not periodically cleaned
by the owner/applicant or his successor.
A.
No earth movement or removal of trees or ground cover
in any subdivision or land development plan, except a minor subdivision
or an earth disturbance of less than 43,560 square feet, shall commence
until an erosion and sedimentation control plan has been reviewed
and approved by the Township Engineer and Butler County Conservation
District, as required.
B.
The plan shall be prepared by a design professional
with experience in this aspect of land development.
C.
If the site proposed for development exceeds minimum
Department of Environmental Protection area requirements or involves
any activity requiring a Department of Environmental Protection permit,
said permit shall be secured prior to the start of construction.
D.
Evidence that, when required, a plan has been approved
by the Soil Conservation District, or that an earth disturbance permit
has been issued, shall be provided before any earth disturbance may
take place.
E.
The approved erosion and sedimentation control plan
shall be kept on the construction site available for inspection by
public officials until the work covered by it has been completed.
F.
The Board of Supervisors may require surety in favor
of the Township to be posted by the owner/applicant to cover the full
cost of installing any facilities relating to erosion and sedimentation
control.
[Amended by 11-8-2021 by Ord. No. 180
In addition to the Overlay Participation Development
Agreement, as adopted by the Board of Supervisors from time to time,
an executed agreement/contractual commitment shall be required, in
writing, signed by the applicant and approved by the Township Solicitor.
Such agreement/contractual commitment may include, but not be limited
to, requirements that the applicant or owner/applicant is bound not
to cause any physical change in the land or to any structure which
requires prior approval or the issuance of a permit, or both, from
any governmental body or agency until such permits or approvals are
actually obtained. Such agreement shall also specify, among other
things, that the subdivision or land development shall be completed
and maintained in the manner approved in the final plan within the
time schedule agreed upon and the hours within which construction
takes place, the maintenance of existing and proposed roads and facilities
and authorizing the Township to obtain an immediate ex parte injunction,
the withdrawal of permits and such other remedies as the Township
deems appropriate against the applicant, its agents and contractors
in the Court of Common Pleas of Butler County, if work is commenced
without such permits or approvals or violation of other terms in the
agreement. Such agreement shall also specify what additional information,
as deemed appropriate by the Board of Supervisors, must be provided
by the owner/applicant and shall specify what remedies for failure
of the owner/applicant to comply are applicable.
