All subdivisions shall comply with the standards of this article.
If such standards are replicated or are in conflict with any municipal
zoning ordinance, the zoning ordinance standards shall prevail. In
addition to these, the Township may require evidence of compliance
with all other municipal, county, state or federal laws or regulations.
To provide for sufficient light, air, access, orderly design and freedom from hydrologic, geologic or topographic hazards, all subdivisions shall be designed in conformance with this section to determine maximum residential density. The number of dwelling units permitted in a subdivision shall be calculated by dividing the net area, after deducting nonbuildable and constrained land in conformance with this section, by the allowable lot size specified in § 240-21. Nonresidential lots shall not be smaller than that required for a single dwelling unit and shall meet the land development standards of Article V.
A.
Nonbuildable areas deduction. The following areas are regarded as
nonbuildable areas and shall not be considered in calculations of
minimum lot size, density or dimensions. This shall be calculated
by subtracting the acreage subject to the following constraints from
total acreage of the tract.
B.
Constrained lands deduction. Due to geologic, topographic and hydrologic
hazards, the following calculations will be made to constrained lands.
The result of the multiplication shall be then subtracted from the
total acreage of the property.
(1)
Floodplains: multiply the nonfloodway portion of the one-hundred-year
floodplain by 0.50. Where floodways are not designated, the multiplier
shall be 0.75.
(2)
Steep slopes: multiply the acreage of land with natural ground slopes
exceeding 25% by 0.80.
(3)
Moderately steep slopes: multiply the acreage of land with natural
ground slopes between 15% and 25% by 0.60.
C.
The total number of dwelling units (or lots in the case of single-family
development) shall be determined by dividing the net lot area (total
acreage less nonbuildable and constrained lands) by the minimum lot
size.
A.
Residential net lot yard and height requirements.
|
With Approved On-Lot Sewer
|
With Both Community Water and Sewer
| ||
|---|---|---|---|
|
Minimum lot size
|
76,230 square feet
|
10,000 square feet
| |
|
Minimum lot width
|
175 feet
|
60 feet
| |
|
Minimum front yard
|
40 feet
|
30 feet
| |
|
Minimum side yard
|
25 feet
|
10 feet
| |
|
Minimum rear yard
|
25 feet
|
10 feet
| |
|
Maximum lot coverage
|
20%
|
40%
|
B.
Lot averaging. In subdivisions of 10 lots or more (excluding original
or residual tract), lots below the minimum standard may be allowed
provided no lot is less than 25% below the minimum, the average of
all newly created lots equals the stated minimum, and no substandard
lot contains environmentally sensitive areas.
C.
Blocks. Blocks shall be not less than 600 feet in length. In the
design of blocks larger than 1,000 feet, special consideration shall
be given to the requirements of satisfactory fire protection.
D.
Buildable lots. Lots containing any steep slope (over 25%) or floodplain
(floodway and/or flood fringe) shall be enlarged so that the buildable
area (free of any nonbuildable or constrained land) meets the lot
area requirements of this section. Environmentally sensitive lands
may be added to each or every lot, deeded as a separate nonbuildable
lot or unsubdivided. A deed restriction or conservation easement shall
be recorded to prevent future subdivision and/or development of environmentally
sensitive areas. Where such lands are deeded as a separate lot, the
plat shall also show access to a public way or easement to ensure
access. Nothing in this section is meant to prevent the creation of
lots of greater than the net minimum size.
E.
Flag lots. Flag lots are permitted in limited cases where deemed
necessary. However, no flag lot shall be more than twice the applicable
minimum lot size.
F.
Depth-to-width ratio. The depth-to-width ratio shall not exceed 4:1
unless in the case of lots of over four acres in size.
G.
Lots. All lots shall front on a proposed or existing public street
or approved private street or private drive meeting the requirements
of this chapter.
H.
Lot grading.
(1)
Every lot shall have a building site free of hazards or environmentally
sensitive areas. Said building site shall not exceed a slope of 15%.
Lots shall be graded, if necessary, to provide a building site free
of environmental hazards and to provide proper drainage away from
buildings and to prevent the collection of stormwater in pools.
(2)
Lot grading shall be of such design as to carry surface waters to
the nearest practical street, storm drain, or natural watercourse.
Where drainage swales are used to deliver surface waters away from
buildings, their grade shall not be less than 1% nor more than 4%.
The swales shall be sodded, planted or lined as required.
(3)
A grading and drainage plan may be required for subdivisions and
land developments involving environmentally sensitive areas.
(4)
No final grading, fill, or cut shall be permitted with a cut face
steeper in slope than two horizontal to one vertical except under
one or more of the following conditions:
(a)
The material in which the excavation is made is sufficiently
stable to sustain a slope of steeper than two horizontal to one vertical,
and a written statement of a civil engineer, licensed by the Commonwealth
of Pennsylvania and experienced in erosion control, to that effect
is submitted to the Shirley Township Engineer and approved by same.
The statement shall state that the site has been inspected and that
the deviation from the slope specified hereinbefore will not result
in injury to persons or damage to property.
(b)
A concrete or stone masonry wall with an upslope drainage system
constructed according to sound engineering standards for which plans
are submitted to the Shirley Township Engineer for review and written
approval is provided.
(5)
The top or bottom edge of slopes shall be a minimum of three feet
from property or right-of-way lines of streets or alleys in order
to permit the normal rounding of the edge without encroaching on the
abutting property. All property lines, or right-of-way lines, where
walls or slopes are steeper than one horizontal to one vertical and
five feet or more in height, located at the top of the slope, shall
be protected by a protective fence no less than three feet in height
approved by the Shirley Township Engineer.
The developer shall place permanent reference monuments or markers
in all subdivisions. Monuments or markers removed during construction
or grading shall be replaced at the expense of the party removing
them. Replacement shall be done by a registered surveyor. A wood monument
marker approximately three feet high should be placed at property
corners to facilitate county addressing and tax mapping.
A.
Monuments. Monuments may be of precast or site-poured concrete or
magnetic bars of at least one-half-inch diameter set into concrete.
In either case, monuments shall be set a minimum of 36 inches deep
and have the top level with finished grade. Monuments shall be scored
or marked to indicate the exact crossing of intersecting lines. Monuments
shall be placed at all exterior corners of subdivisions except in
the case of a minor subdivision.
B.
Markers. Markers shall consist of magnetic metal pipes or bars at
least 24 inches in length and set to finished grade. Markers shall
be set in all new lot corners.
A.
Easements with a minimum of 15 feet shall be provided as necessary
for utilities.
B.
To the fullest extent possible, utility easements shall be centered
or adjacent to rear or side lot lines.
C.
Where a subdivision is traversed by a watercourse, there shall be
provided a drainage easement or right-of-way conforming substantially
with the line of such watercourse and of 15 feet minimum width in
order to preserve natural drainage.
D.
There shall be no building or other permanent improvement located
within an easement.
All subdivisions or land developments shall show evidence of
an adequate sewer system to serve the needs of the proposed development.
A.
On-lot sewage and water supply. A DEP sewage planning module or appropriate
waiver shall be submitted with the preliminary plan. The approval
body shall request the Sewage Enforcement Officer (or the local agency
for enforcement of the Pennsylvania Sewage Facilities Act[1]) to make such tests as are necessary to determine the
adequacy of the proposed facilities in relation to the proposed lot
size, existing grade and soil conditions. The Township shall review
the findings of DEP and of any other competent registered professional
engineer or authority on this matter, and shall make a final determination
on the adequacy of the proposed facility. In cases where subdivision
involves addition of land to an existing lot(s) or new lots without
intentions for future building or expansion of residential living
quarters (dwelling), a DEP sewage planning module is not necessary,
provided a waiver is submitted.
(1)
Where evidence indicates that the minimum lot size requirements specified
in other sections of these regulations or in any applicable zoning
ordinance are not adequate to permit the installation of individual
on-lot water supply and/or sewage disposal facilities, the Township
shall require that the developer request the local sewage enforcement
agency to make such tests as are necessary to determine the adequacy
of the proposed facilities in relation to the proposed lot size, existing
grade and soil conditions. In all such cases, a certificate by the
appropriate official of the local sewage enforcement agency indicating
that the proposed facilities or DEP sewage planning module are adequate
shall be a prerequisite to final approval of the plan.
[1]
Editor’s Note: See 35 P.S. § 750.1 et seq.
B.
Community sewer systems.
(1)
All proposals for new community or public sewer systems shall be
approved by the existing operating authority or agency. Proposals
for new community sewer systems will be considered where they are
consistent with the County Comprehensive Plan or any adopted Township
comprehensive plan or Act 537 Plan. Evidence of the ability and willingness
of the provider to serve shall be presented.
(2)
For areas within designated future public or community sewer service
areas, subdivisions and land developments shall be required to connect
to an existing public or community sewer system if public service
is available within the following distances:
|
Size of Development or EDUs
(units)
|
Distance
(feet)
| |
|---|---|---|
|
2 to 4
|
200
| |
|
5 to 15
|
500
| |
|
15+
|
1,000
|
(3)
Connection shall not be required in the following circumstances:
(a)
Inability or lack of capacity of the public system to serve.
(b)
Topographic changes of more than 15% between the proposed development
and existing service area if the service area lies at the higher elevation.
(c)
Intervening environmental conditions, which would preclude service
including agricultural security areas.
(d)
Inconsistency of the development with the municipal or county
land use plan.
(4)
Capped sewers. Where the Township has an adopted comprehensive plan
or Act 537 Plan for the extension of an existing public sanitary sewer
system or construction of a new public sanitary sewer system into
an area that is being subdivided, and it is reasonably expected that
the area will be served by such public system within a period of five
years, capped sewers shall be installed to adequately serve all lots
in the proposed subdivision for later connection to the public system.
(5)
Location of sewer lines. Whenever sanitary sewers are provided they
shall be located as nearly to the center line of any street right-of-way
as is reasonably possible, and all such sewer lines shall provide
service connections to the property line of each and every lot, said
service connections being properly capped.
(7)
Manholes. Sanitary and storm sewer manholes will be provided at all
changes in grade and direction and in no instance shall the distance
between said manholes exceed 400 feet.
All subdivisions and land developments shall show evidence of
adequate water systems to serve the needs of the proposed development.
A.
On-lot water systems. For major subdivisions and major land developments,
a hydrogeologic study may be required to show adequate uncontaminated
subsurface water resources. If there are areas within approximately
a one-half-mile radius of the proposed subdivision with documented
water problems, or areas of shale surface geology, or presence of
known sources of contamination or documentation of water problem areas
in a local comprehensive plan or water supply plan, a hydrogeologic
study shall be performed.
B.
Community water systems.
(1)
All proposals for new community or public water systems shall be
approved by the existing operating authority or agency. Evidence of
the ability and willingness of the provider to serve shall be presented.
(2)
For areas within designated future public or community water service
areas, subdivisions and land developments shall be required to connect
to an existing public or community water system if public service
is available within the following distances:
|
Size of Development or EDUs
(units)
|
Distance
(feet)
| |
|---|---|---|
|
2 to 4
|
200
| |
|
5 to 15
|
500
| |
|
15+
|
1,000
|
(3)
Connection shall not be required in the following circumstances:
(a)
Inability or lack of capacity of the public system to serve.
(b)
Topographic changes of more than 15% between the proposed development
and existing service area if the service area lies at the lower elevation.
(c)
Intervening environmental conditions, which would preclude service
including agricultural security areas.
(d)
Inconsistency of the development with the Township or county
land use plan.
C.
Design standards for public water systems. Public water systems shall
meet the design criteria set forth by the applicable provider. However,
in no case shall fire hydrants be placed farther than 1,000 feet from
any lot.
(1)
Capped waterlines. Where the Township has an adopted comprehensive
plan or public water supply plan for the extension of an existing
public water system or construction of a new public water system into
an area that is being subdivided, and it is reasonably expected that
the area will be served by such public system within a period of five
years, capped waterlines shall be installed to adequately serve all
lots in the proposed subdivision for later connection to the public
system.
(2)
Location of waterlines. Whenever waterlines are provided they shall
be located as nearly to the center line of any street right-of-way
as is reasonably possible, and all such lines shall provide service
connections to the property line of each and every lot, said service
connections being properly capped.
All new streets shall meet the following standards:
A.
Private driveways shall be permitted if they serve no more than two
lots.
B.
Private streets shall be permitted if they serve no more than six
lots. All private streets shall meet public street design criteria.
C.
Streets for subdivisions serving more than six lots must be dedicated
for public ownership and maintenance.
D.
Construction standards must be compliant with municipal specifications
adopted by resolution and available from the Subdivision Administrator.
E.
Street right-of-way widths. The minimum right-of-way and cartway
widths for all proposed streets shall be as set forth in Table 240-26.
Table 240-26 street standards shall be based on one of three types
of subdivisions:
(1)
Type I subdivision: a subdivision in which the lot size, excluding
any residue, is five acres or greater.
(2)
Type II subdivision: a subdivision in which the lot size, excluding
any residue, is between five acres and 20,000 square feet.
(3)
Type III subdivision: any subdivision or residential land development
in which the lot size, excluding any residue, is smaller than 20,000
square feet. For the purposes of this article, multifamily land developments,
commercial or industrial subdivisions and land developments shall
be considered as Type III subdivisions.
|
Table 240-26: Summary of Required Improvements and Standards
| ||||
|---|---|---|---|---|
|
Streets
|
Type I
|
Type II
|
Type III
| |
|
Minimum cartway width
|
20 feet
|
22 feet
|
24 feet*
| |
|
Minimum R-O-W
|
40 feet
|
50 feet
|
50 feet
| |
|
Maximum cul-de-sac length
|
Must service no more than 20 lots
|
Must service no more than 20 lots
|
Must service no more than 20 lots
| |
|
Minimum cul-de-sac turning radii
|
65 feet unpaved center (70 feet R-O-W)
|
45 feet (50 feet R-O-W)
|
45 feet (50 feet R-O-W)
| |
|
Paving standards
|
(see Appendix B[1])
|
(see Appendix B[2])
|
(see Appendix B[3])
| |
|
Sidewalks
|
Not required
|
Optional
|
Required
| |
|
Public utilities
|
On-lot or public water and sewer
|
On-lot or public water and sewer
|
Public water and sewer
| |
|
Curbs
|
Not permitted
|
Optional
|
Required
| |
|
*
|
The unpaved center in culs-de-sac shall be maintained in native
vegetation or similar plantings suitable for the natural management
of stormwater runoff. The street width shall be increased to 28 feet
where on-street parking is planned.
|
F.
Arterial and collector streets. The above right-of-way and cartway
width and paving and design standards shall be increased where recommended
by the Township Engineer and approved by the approval body. All streets
that are state highways shall conform to the applicable requirements
of the Pennsylvania Department of Transportation.
G.
General design. Proposed streets shall be properly related to such
street plans or parts thereof as have been officially prepared and
adopted by the Township and they shall further conform to such county
and state road and highway plans as have been prepared, adopted and/or
filed as prescribed by law.
H.
Continuity. The proposed street layout shall provide for the continuation
or projection of existing streets in the surrounding area unless the
approval body deems such extension undesirable for specific reasons
of topography or design.
I.
Horizontal curve. The maximum horizontal curve shall have a center-line
radius of 150 feet on a local street and 300 feet on a collector or
arterial street.
J.
Vertical curve. Vertical curves shall be required at changes of grade
exceeding 1% and shall be designed in relation to the extent of the
grade change and to provide the minimum sight distances listed above.
K.
Minimum tangent. Whenever street lines are deflected in excess of
1°, connection shall be made by horizontal curves, and a minimum
tangent length of 50 feet shall be required between reverse horizontal
curves.
L.
Topography. Streets shall be logically related to the topography
to produce usable lots and reasonable grades.
M.
Interconnectivity. Minor streets shall be laid out to discourage
through traffic, but provisions for street connections into and from
adjacent areas will generally be required.
N.
Adjacent access. Proposed streets shall be extended to provide access
to adjoining property where necessary.
O.
Sufficiency of right-of-way width. Adequate street rights-of-way
shall be provided as necessary where lots in the proposal are large
enough to permit resubdivision, or if a portion of the tract is not
subdivided.
P.
Half streets. New half or partial streets or new alleys will not
be permitted, except where essential to reasonable subdivision of
a tract in conformance with the other requirements and standards contained
herein and where, in addition, satisfactory assurance for dedication
of the remaining part of the street or alley can be secured. Wherever
a tract to be subdivided borders an existing half or partial street,
the other part of the street shall be plotted within such tract.
Q.
Dead-end streets. Dead-end streets shall be prohibited, except as
stubs to permit future street extension into adjoining tracts, or
when designed as culs-de-sac to serve residential areas.
R.
Reserve strips. New reserve strips, including those controlling access
to streets, shall be avoided.
S.
Street intersections.
(1)
Acute-angle intersections. Streets shall be laid out to intersect
as nearly as possible at right angles. No streets shall intersect
another at an angle of less than 60°.
(2)
Multiple intersections. Multiple intersections involving junction
of more than two streets shall be prohibited.
(3)
Sight triangle. Clear sight triangles of 30 feet measured along street
lot lines from their point of junction shall be provided at all intersections,
and no building shall be permitted within such sight triangles.
(4)
Offset intersections. To the fullest extent possible, intersections
with major traffic streets shall be located not less than 800 feet
apart, measured from center line to center line.
(5)
Streets entering opposite sides of another street shall be laid out
either directly opposite one another or with a minimum offset of 125
feet between their center lines.
T.
Curb radii.
(1)
Minimum curb radii at street intersections shall be 15 feet for intersections
involving only minor streets, 25 feet for intersections involving
other-type streets, or such greater radius as is suited to the specific
intersection. Where proposed roads intersect state highways, the minimum
radius shall be 40 feet.
(2)
Minimum right-of-way radii at street intersections shall be 25 feet
for all intersections.
(3)
Where the grade of any street at the approach to an intersection
exceeds 7%, a leveling area shall be provided having not greater than
four-percent grades for a distance of 25 feet measured from the nearest
right-of-way line of the intersecting street.
V.
Uses fronting on major arterial streets.
(1)
Service streets. Where a subdivision fronts or abuts an arterial street, as defined in Article IX, the Township may require any of the following measures:
(a)
A service street approximately parallel to the major arterial
street at a distance suitable for the appropriate use of the intervening
land.
(b)
Marginal access street, rear service alleys, reverse frontage
lots or such other treatment as will provide protection for abutting
properties, reduction in the number of intersections with the major
arterial street, and separation of local and through traffic.
(2)
Controlled access. Entrances and exits to nonresidential subdivisions
or land developments shall be designed so as not to interfere with
through traffic in general, entrance and exit points shall not be
located closer than 500 feet to one another.
(3)
Where a subdivision abuts or contains an existing street of inadequate
right-of-way width, additional right-of-way width in conformance with
Table 240-26 will be required.
Sidewalks are required when meeting the requirements of Table
240-26.
A.
Sidewalks. The developer shall submit plans, profiles, cross sections
and details for curbs and sidewalks to Shirley Township. The developer
shall not initiate construction until such plans have been approved
by Shirley Township and the Shirley Township Engineer, including any
revisions required by Shirley Township and the Shirley Township Engineer.
Construction of curbs and sidewalks shall be in accordance with plans
that have been approved by Shirley Township.
B.
Curbs.
(1)
Curbs shall also be required when meeting the requirements of Table
240-26.
(2)
Where sidewalks are installed, curbs shall be depressed at intersections
to sufficient width to accommodate wheelchairs. Depressions shall
be in line with sidewalks where provided. (Note: Appropriate Federal
ADA standards will be used.)
(3)
All curbs shall be of a mountable or "Cape-Cod-berm" type, unless
vertical curbs are stipulated by the Township Engineer for stormwater
control purposes. All curbs shall be constructed in accordance with
adopted street construction specifications.
Gas, electric, telephone and cable utilities shall be located
in subdivisions in accordance with utility company practice and in
accordance with agreements with, or as approved by, Shirley Township.
All buried utilities must be installed prior to the road subbase construction.
All buried utilities located within the roadway must be backfilled
with the same material and compaction requirements as specified for
storm or sanitary sewer backfill within roadways.
B.
A drainage system adequate to serve the needs of the proposed development
will be required in new subdivisions. The developer shall construct
a stormwater management system and connect the drainage system with
any exiting storm sewer system if one exists. All storm sewer construction
shall comply with the Shirley Township's Stormwater Management
Ordinance (if any), the Pennsylvania Stormwater Management Act,[2] and the goal of creating no additional runoff from the
property.
[2]
Editor's Note: See 32 P.S. § 680.1 et seq.
C.
A ten-year storm frequency, consistent with storm frequency tables
for Pennsylvania, shall be utilized to design facilities serving local,
commercial/industrial and marginal access streets and marginal accessways
and access roads to multiple business properties. All longitudinal
and side drains and slope pipes for street, road and highway systems
will also be designed considering a ten-year storm frequency.
E.
Greater design frequencies may be required by Shirley Township where
justified on individual projects.
F.
Bridges or culverts shall be designed to support and carry all legal
loads, but not less than AASHTO Loading HS-20 and shall be constructed
the full width of the cartway plus additional length, as necessary,
to provide a proper installation.
G.
The continuation of natural drainage of stormwater shall be preserved
to the maximum extent possible. Where a subdivision is traversed by
a watercourse, drainageway, channel or stream, a drainage easement
may be required to follow the existing watercourse.
H.
Where new open watercourses are planned, adequate safety, erosion
control, drainage, protection of capacity and appearance measures
shall be taken by the developer to insure proper, safe, healthful
disposal of stormwater. All open watercourses must be approved by
the Shirley Township Engineer.
A.
Every subdivision and land development shall provide proper measures
to control soil erosion and sedimentation. A copy of a soil erosion
and sedimentation control plan shall be submitted with all major subdivision
plans regardless of the requirement for an NPDES permit.
B.
All subdivisions involving a statutory earth disturbance requiring
an NPDES permit shall have a soil erosion and sedimentation control
plan and/or permit, prepared in accordance with current state law
(Erosion and Sedimentation Control, Chapter 102, Pennsylvania Rules
and Regulations, as amended), which shall be reviewed and approved
by the Huntingdon County Conservation District. Shirley Township may
also require a like plan for any minor subdivision. The plan shall
be fully implemented during the construction of the development.
Environmentally sensitive areas shall be protected from inappropriate
development through easement, deed restriction and/or donation to
an appropriate conservation organization.
Street names shall be proposed for each new street. 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. All street names are subject to the approval of the Huntingdon
County Planning and Development Department, and shall comply with
the Huntingdon County Street Naming and Addressing Ordinance and Policy.
The developer shall install traffic control and street signs
in conformance with this section.
A.
Design and placement of traffic signs shall follow the requirements
specified in the Manual on Uniform Traffic Control Devices for Streets
and Highways, published by the U.S. Department of Transportation.
B.
Street name signs shall be placed at each intersection. The design
of street name signs should be consistent, of a style appropriate
to the Township, of a uniform size and color, and erected in accordance
with municipal standards.
C.
Parking regulation signs shall be placed along roadways within the
right-of-way in areas that restrict parking.
D.
Site information signs in planned residential developments shall
follow a design theme related and complementary to other elements
of the overall site design.
