A.
General. The design standards and requirements outlined
in this section will be utilized in determining the adequacy of all
plans for proposed subdivisions and land developments.
B.
Compliance with Laws, Ordinances and Statutes. Development
shall be planned, reviewed and carried out in conformance with all
Township, county, state, federal and other applicable regulations.
C.
Conflicting Provisions. Whenever other ordinances
and regulations impose more restrictive standards and requirements
than those contained herein, the more restrictive standards and regulations
shall apply. Whenever the standards and requirements contained herein
are more restrictive than those imposed in other ordinances and regulations,
the more restrictive standards and regulations herein shall apply.
A.
Block layout.
(1)
The length, width and shape of blocks shall be determined
with due regard to:
(a)
Provision of adequate locations for buildings
of the type proposed.
(b)
Township zoning requirements.
(c)
Topography.
(d)
Requirements for safe and convenient vehicular
and pedestrian circulation, including the reduction of intersections
with arterial streets.
(e)
Consideration for connection of streets and
emergency service access.
B.
Block length.
(1)
Residential blocks shall ordinarily be no less than
500 feet in length or more than 1,600 feet in length.
(2)
In the design of blocks longer than 1,000 feet, special
consideration shall be given to the requirements of satisfactory fire
protection.
(3)
Where practicable, blocks along arterial and collector
streets shall not be less than 1,000 feet long.
D.
Block design exceptions. If a waiver is requested
and approved by the Board of Commissioners, blocks may vary from the
elements of design detailed above if required by the nature of the
use. In all cases, however, adequate provisions shall be made for
traffic circulation, off-street parking and loading areas and rear
yard access by alleys or easements.
A.
General standards.
(1)
Within the requirements of Chapter 27, Zoning, the size, shape and orientation of lots shall be appropriate for the type of development and use contemplated.
(2)
Insofar as practical, side lot lines shall be at right
angles to street lines or radial to curved street lines. Any lot line
along a curve which is not radial, shall be labeled "nonradial."
(3)
Where feasible, lot lines shall follow municipal and
zoning district boundary lines rather than cross them, in order to
avoid jurisdictional issues.
(4)
The depth of residential lots shall be not less than
one nor more than three times their width.
(5)
Depth and width of parcels intended for nonresidential
uses shall be adequate for the use proposed and sufficient to provide
satisfactory space for onsite parking, loading and unloading, setbacks,
landscaping, etc.
B.
Lot frontage.
(1)
All lots have direct access to a continuous public
street or to a private street which is built to the street standards
of this chapter.
(2)
Reverse frontage lots shall be required to provide
separation of residential development from collector or arterial streets
or to overcome specific disadvantages of topography or other natural
features of the proposed land development. Access to lots of this
nature shall be designated on the plan.
C.
Lot access.
(1)
Where direct access to an arterial or collector street
cannot be avoided, adequate turnaround space shall be provided behind
the right-of-way line.
(2)
Driveways to a single-family residence shall intersect
streets at angles of no less than 60°. All other driveways or
access roads shall intersect streets at right angles, where practicable,
and in no case less than 75°.
(4)
To provide safe and convenient ingress and egress
access roads and driveway entrances:
(a)
Interior access road intersections for multifamily
residential developments, mobile home parks, and all nonresidential
subdivisions shall be rounded at a minimum radius of 20 feet at edge
of pavement.
(b)
If curbed, driveway entrances for single-family
residential subdivisions shall be a depressed curb.
(5)
Interior access road grades and driveway grades shall
not exceed 15% between the future street right-of-way line and any
other point within the confines of the lot area being served.
(6)
The center line of an access road or driveway, at the point of access to a street, shall not be located closer to the center line of a street intersection than the following distances (as also required in § 27-110 of Chapter 27, Zoning), unless an existing lot is entirely within the prescribed distances (in which case the driveway shall be separated from the intersection by the greatest distance possible):
(7)
An access road or driveway intersecting a PennDOT
roadway shall only do so in accordance with PennDOT Standards.
A.
General requirements.
(1)
Proposed streets shall be properly related to the
road and highway plans of PennDOT and the official map, as amended
from time to time. Streets shall be designed to provide adequate vehicular
access to all lots or parcels and with due regard for topographic
conditions, projected volumes of traffic and further subdivision possibilities
in the area.
(2)
The street system of a proposed land development shall
be designed to create a hierarchy of street functions with include
collector and local streets.
(3)
The street system of a proposed land development shall
be designed so as to minimize street intersections and pedestrian
vehicular conflict points.
(4)
In designing local streets, the developer shall give
adequate consideration to the extension and continuation of arterial,
collector and local streets into and from adjoining properties.
(5)
When providing for street access to an adjoining property, streets shall be extended by dedication to the boundary of such property. The streets shall meet the requirements of § 22-25J hereof.
(6)
Where a land development abuts an existing road with a right-of-way and/or cartway width not meeting the requirements of § 22-25J hereof, sufficient right-of-way shall be dedicated so that the distance between the edge of the right-of-way and the road center line equals 1/2 of the ultimate required width, and/or the cartway will be widened as per the specifications of this chapter so that the distance between the edge of the cartway and road center line equals 1/2 of the required width. Where a land development abuts an existing road not meeting the requirements of § 22-25J, sufficient right-of-way to correct the alignment deficiency shall be dedicated.
(7)
Where a land development abuts or contains an arterial
road, the use of marginal access streets, reverse frontage lots, or
other such treatment as will provide protection for abutting properties,
reduction in the number of intersections with the arterial street,
and separation of local and through traffic shall be required.
(8)
Private streets (streets not to be offered for dedication)
shall meet the street design and improvement standards set forth in
this chapter. In addition, when a private street is proposed, the
developer shall provide the Township with proposed deed covenants
(which shall be noted on the plan and included in all deeds related
thereto), in a form satisfactory to the Township, obliging the owners
of all lots to be served by the street to provide, at their expense,
perpetual street maintenance including, but not limited to, timely
snow removal.
A.
Street right-of-way and cartway widths. Street right-of-way
and cartway widths in proposed land developments shall conform to
the standards set forth in Table 1.
Table 1
| ||||
---|---|---|---|---|
Type of Road: Local*
|
Type of Road: Collector
|
Type of Road: Arterial Streets and Expressways
| ||
Land Uses
|
All Uses
|
All Uses
|
All Uses
| |
Right-of-Way Width
|
55 feet
|
60 feet
|
80 feet**
| |
Cartway Width
|
36 feet+
|
42 feet
|
50 feet**
|
*Except for culs-de-sac which are addressed in § 22-23F.
| |
---|---|
**Greater width as per AASHTO and PennDOT design
standards may be required.
| |
+If approved by the
Township Engineer, cartway width may be decreased to 32 feet.
|
B.
Horizontal curves.
(1)
Whenever street center lines are deflected more than
5°, connection shall be made by horizontal curves.
(3)
A minimum tangent of 100 feet shall be required between
reverse curves on all streets. A minimum tangent of 100 feet shall
separate horizontal curves from intersections, as measured from the
point of intersecting center lines.
C.
Parking lot and street grades.
(1)
There shall be a minimum center line grade on all
streets of 0.75%.
(3)
Slopes in parking areas shall not exceed 5%, inclusive
of vehicular parking spaces, aisles and pedestrian access areas.
(4)
Intersections shall be approached on all sides by
leveling areas which shall have a minimum length of 75 feet (measured
from the intersection of the center lines), within which no grade
shall exceed a minimum of 3%.
(5)
Cross-slopes for roadways shall be 2% and cross slopes
for shoulders shall be 4%.
E.
Street intersections.
(1)
All streets shall intersect at 90°.
(2)
Multiple intersections involving the junction of more
than two streets are prohibited.
(3)
Two streets intersecting a third street from opposite
sides shall either intersect with a common center line or their center
lines shall be offset according to the following standards:
(a)
The two streets shall be separated by a distance
of 150 feet between center lines measured along the center line of
the street being intersected when all three streets involved are local
streets.
(b)
The two streets shall be separated by a distance
of 400 feet between center lines measured along the center line of
the street being intersected when one or more of the streets involved
is a collector street.
(c)
The two streets shall be separated by a distance
of 800 feet between center lines measured along the center line of
the street being intersected when one or more of the streets involved
is an arterial street.
(5)
Street right-of-way lines, whenever possible, shall
be parallel to (concentric with) curb arcs at intersections and shall,
at intersections, be rounded by a tangential arch.
(6)
Clear sight triangles shall be provided at all street
intersections. Within such triangles, no object greater than two feet
in height and no other object that would obscure the vision of the
motorist shall be permitted. Such triangles shall be established as
measured from road center lines a distance of:
(a)
Seventy-five feet from the point of intersection
of the center line of two streets where both are local streets.
(b)
One hundred feet from the point of intersection
of the center line of two streets where one or both is a collector
street.
(c)
One hundred fifty feet from the point of intersection
of the center lines of two streets where one is an arterial street.
(7)
Whenever a portion of the line of a clear site triangle
coincides with a proposed building setback line, such portion shall
be shown on the final plan of the land development and shall be considered
a building setback line. Signs and landscaping which would obscure
vision shall not be placed within the clear sight triangle.
F.
Culs-de-sac, dead end streets, stub streets.
(1)
Culs-de-sac, loop roads, and other street networks
which have a single point of access to the surrounding road network
shall not serve more than 25 dwelling units and shall not exceed a
total length of more than 1,000 feet as measured from the center line
of the intersection at the single point of access to the farthest
point served.
(2)
All cul-de-sac streets, whether permanently or temporarily
designed as such, shall be provided at the closed end with a fully
paved turnaround. The turnaround may be offset to the left or centered.
Turnarounds offset to the right shall be prohibited.
(a)
The minimum radius to the pavement edge or curbline
shall be 50 feet and the minimum radius of the right-of-way line shall
be 60 feet.
(b)
Minimum curbline radius of a return in a cul-de-sac
shall be a minimum of 50 feet. The curbline or pavement edge radius
shall be a minimum of 160 feet.
(c)
Building setback lines for lots abutting a temporary
cul-de-sac shall be measured from the temporary cul-de-sac right-of-way
line.
(4)
Stub streets may be constructed for future access to an adjoining property or a subsequent section of the development at a suitable location as approved by Township Engineer. Stub streets shall be built to the standards of § 22-25J. The length of stub streets shall not exceed the depth of one lot. No more than one lot shall front on each side of the stub street, and such lots shall also have full frontage along another public street. Stub streets shall be designed to include a temporary turnaround which shall be constructed and maintained by the developer until the through street is constructed, at which time the temporary turnaround shall be eliminated.
G.
General street design standards. See Detail Plates
WT-R-01 and WT-R-02.[1]
[1]
Editor's Note: The Detail Plates are included in Appendix C at the end of this chapter.
H.
The Board of Commissioners desires to reduce stormwater runoff and
increase infiltration where appropriate. This goal can be furthered
by reducing the cartway width of proposed roads and exchanging the
use of curbing and sidewalks for improved roadway shoulders and roadside
swales. Areas of Whitehall Township are zoned for low-impact residential
development (one-plus-acre lots) and have soil types and geology that
are compatible with favorable infiltration rates. When an applicant
can demonstrate the benefits of this alternate design while providing
for safe roadways and effective stormwater management, the Board of
Commissioners may, with the concurrence of the Township Engineer,
permit the applicant to incorporate the low-impact roadway standard,
per Standard Detail WT-R-01C.[2]
[Added 1-12-2015 by Ord.
No. 2995]
[2]
Editor's Note: Standard Detail WT-R-01C is included as an attachment to this chapter.
A.
Lighting and glare limitations.
(1)
No direct glare shall be permitted beyond the property
lines of a lot, with the exception that parking areas and walkways
may be illuminated by luminary so hooded or shielded so that the maximum
angle of the cone of direct illumination shall be 60° drawn perpendicular
to the ground. Such luminary shall be placed not more than 35 feet
above the ground level. The maximum illumination at ground level shall
not be in excess of three footcandles.
(2)
A luminary of less than four feet above the ground
may have a cone angle of 90°.
(3)
Indirect glare, as defined in this chapter, produced
by illuminating or reflecting surface shall not exceed 0.3 footcandle
instantaneous maximum measurement or 0.1 footcandle, average measurement.
(4)
The provisions of this section shall apply to commercially
used or zoned property and multi-family vertically attached structures,
but shall not apply to other residential uses.
B.
Footcandles.
(1)
Unless stated herein or otherwise required by the
Board of Commissioners, all lighting systems shall utilize high-intensity
discharge sources. Average minimum maintained footcandle levels shall
be no less than 1.00 footcandle and no more than 3.00 footcandles.
(2)
Outdoor sales areas shall not be permitted to exceed
50 footcandles at any specific point on the front line display area.
General parking and storage areas shall not exceed 20 footcandles
at any specific point. In no case shall floodlights be utilized to
illuminate front sales line or general area.
(3)
Maximum candlepower. No lighting source, including
signs, shall spill over a lot line in such a way as to cause an illumination
of greater than the following amounts, measured at night on the surface
of the receiving residential lot line:
(a)
Three-tenths footcandle spillover at 10 feet
inside a residential lot line between the hours of 10:00 p.m. and
6:00 a.m.
C.
Shielding diffusing.
(1)
All light sources, including signs, shall be properly
diffused as needed with a translucent or similar cover to prevent
exposed bulbs from being directly visible from streets, public sidewalks,
dwellings or adjacent lots.
(2)
All light sources, including signs, shall be shielded
around the light source and to prevent the lighting from shining into
the eyes of passing motorists.
D.
Height.
(1)
Maximum height of freestanding fixtures shall not
exceed 35 feet. Fixture heights shall be measured from the bottom
of the fixture to ground level.
(2)
No luminary, spotlight or other light source that
is within 200 feet of a dwelling or residential district shall be
placed at a height exceeding 35 feet above the average surrounding
ground level. This limitation shall not apply to lights needed for
air safety nor lights intended solely to illuminate an architectural
feature of a building.
E.
General.
(1)
Lighting shall be provided along public streets, within
parking facilities and recreational facilities as required by Whitehall
Township Board of Commissioners.
(2)
All parking areas, walkways, and passageways serving
commercial or residential land developments shall be illuminated to
the satisfaction of the Whitehall Township Board of Commissioners
and the Township Lighting Consultant.
(3)
A lighting plan for all facilities other than streetlighting
shall be prepared and provided to the Township Lighting Consultant
and the Township Engineer and must include:
(4)
All streets and driveways except driveways for single-family
detached dwellings, semidetached dwellings (twins) and single-family
attached dwellings (townhouses) shall be illuminated adequately during
the hours between sunset and sunrise when the use is in operation.
(5)
Measurement. The maximum illumination levels of this
section shall be measured with a photoelectric photometer having spectral
response similar to that of the human eye. A "footcandle" is defined
as a unit of measurement equaling the illumination on a surface one
square foot in area where there is a distribution of light having
a candlepower of one candela.
F.
Streetlighting.
(1)
Where required by the Board of Commissioners, streetlights
and all accessory equipment shall be provided at the expense of the
developer, at all intersections, ends of culs-de-sac, and between
all intersections at spacing approved by the Township Lighting Consultant.
As a minimum, all residential developments (or other, as required
by the Board of Commissioners) shall be constructed with a minimal
number of connections (to the power source), underground streetlight
wiring system (wire protected by conduit) including all accessory
equipment required for future installation of streetlights (and foundations)
by others. Plan for residential lighting and underground wiring system
(energizing plan) shall be prepared by the Township Lighting Consultant
and presented to the developer upon receipt of the development's underground
wiring layout when supplied by the electric service provider (i.e.,
PP L). Supply of this underground wiring plan to the Township Lighting
Consultant is the responsibility of the developer.
(2)
All streetlights, where required by the Board of Commissioners,
shall have a high-pressure sodium vapor lighting source (pole mounted)
which supplies a minimum maintained average footcandle (fc) level
of 0.30 footcandle. All lighting and accessory equipment shall be
standard equipment as approved by the Township Lighting Consultant
or variations as approved by the Board of Commissioners.
(3)
Streetlights shall be energized at time of fifty-percent
occupancy of the development. All fees for connection and operation
of such light shall be the responsibility of the developer until Whitehall
Township formally accepts dedication of public improvements. Whitehall
Township shall coordinate energizing of the lights in accordance with
the approved energizing plan. Request for electrical connection shall
only be made by Whitehall Township. Whitehall Township shall pay all
associated connection and operation fees for which the developer shall
reimburse the Township under rate SLS, on a monthly basis, including
appropriate administration fees. This payment arrangement shall continue
until such time as formal acceptance of dedication of public improvements,
at which time, Whitehall Township shall assume these responsibilities.
The developer shall warranty all parts and associated labor for the
streetlighting system for the period of time from the date of installation
until 18 months from the date of formal acceptance of public improvements
by the Township.
(4)
Upon completion of streetlight installation, the developer
or his designated representative shall notify the Township Lighting
Consultant and the Township Engineer, in writing, of completion of
lighting facilities. Copy of the Electrical Underwriter's certificate
shall also be included with this notification.
(5)
All other proposed lighting, such as building lights,
general parking areas, sidewalk/walkway/pathway illumination, driveway
illumination, signs or other ornamental lighting, shall be shown in
sufficient detail on the lighting plan, to allow determination of
the effects on adjacent properties, traffic safety, and overhead sky
glow.
A.
General provisions.
(1)
Cement concrete structures. All poured in place concrete
structures shall be cured and protected as specified in PennDOT Pub.
408, § 1001.3.
(2)
Construction season. General construction season:
The installation of all improvements shall begin on March 15th and
shall end on December 31st, of any year, except with written permission
of the Township Engineer.
(3)
Construction standards. The improvements shall be
provided, constructed and installed by the developer as shown on the
final plan pursuant to the construction standards as set forth herein
below.
(4)
Placement of paving mixtures. Bituminous paving mixtures
shall not be placed between October 31st and April 1st, of any year,
except with the written permission of the Township Engineer. Also,
bituminous paving mixtures shall not be placed when prohibited by
weather as specified in PennDOT Pub. 408, § 401.3.
(5)
Quality of improvements. All improvements offered
to the Township or required to be made shall be of the best quality
and undamaged condition at the time of acceptance by the Township.
(6)
Limit of open trench. Not more than 100 feet of trench
shall be excavated in advance of pipe or utility installation and
backfilling. All trenches shall be closed at the end of each working
day or appropriate safety precautions shall be taken to guard against
accidents or collapse of trench walls.
(7)
Safety. Compliance with all state and federal and/or
local regulations and rules regarding the safety of all the people
and the construction site is the developer's and/or contractor's responsibility.
(8)
Observation of work and approvals. The Township Engineer
or the Township Engineer's inspectors shall have a right to make observation
of the work in progress and perform or observe performance of tests
as necessary to record compliance or noncompliance of construction
of improvements for use in making decisions as to whether the developer
is in compliance with approved land development plans, specifications
and/or local ordinances.
(9)
Observation of the construction and/or performance
or observation of tests can be conducted by the Township and/or its
inspectors or, (as appropriate) by the public utility authority or
public utility company responsible for a particular required service
utility. The Township Engineer may order tests to aid in determination
of compliance of applicable construction improvement specifications.
All testing shall be performed by an independent laboratory of the
developers choosing; however, the appointment of said laboratory is
subject to Township approval. The Township remedies for noncompliance
or ordinance violations include but are not limited to:
(10)
Reference to other specifications. Throughout
this chapter references will be made to various industry standard
specifications. When such standards are referenced, such standards
are to be considered as being fully incorporated and repeated into
and as a part of this chapter, as amended from time to time.
(11)
PennDOT Pub. 408. Shall mean the Pennsylvania
Department of Transportation Standard Specification Publication 408,
as amended from time to time. This document shall be known and cited
herein as "PennDOT Pub. 408."
B.
Construction standards.
(2)
Erosion and sedimentation controls shall be constructed and maintained in accordance with those Township standards set forth in Article VIII hereof.
(5)
Monuments must be constructed and markers shall be placed pursuant to the provisions of Subsection F.
(8)
Sanitary sewers and all related appurtenances shall
be constructed in accord with the specifications as may be adopted
from time to time by the Coplay-Whitehall Sewer Authority or its successors,
which are expressly incorporated herein by reference, as the same
may be amended from time to time.
(13)
Street trees shall be planed at such locations and in such manner consistent with the provisions of Subsection M hereof.
(15)
Water supply and distribution related improvements
including fire hydrants, shall be constructed in accord with the specifications
as may be adopted from time to time by the Northampton Borough Municipal
Authority, the Whitehall Township Authority or their successors, which
standards are expressly incorporated herein by reference, as the same
may be amended from time to time.
C.
Curbs. All upright curb and underdrains shall be constructed
pursuant to Detail Plates WT-R-03 and WT-R-04[1] and the following standards:
(1)
Curb cut sheets shall be submitted to the Township
Engineer for his review a minimum of three working days prior to forming
the curb. The stakeout for the curb shall have stakes at a maximum
of 10 feet on all curve and 20 feet on all straight or tangent sections.
Stakes shall be set at all points on curve and points on tangent of
all curves and their station numbers shall be provided.
(2)
Taper of curbs shall be as set forth on Detail Plates
WT-R-03 and WT-R-04.
(3)
Radii of corners and driveways shall be as directed
by the Township Engineer.
(4)
Depressed curb shall be provided for the full sidewalk
width where sidewalks abut curbs at intersections for handicapped
access (See Detail Plate WT-R-08), shall have a maximum curb reveal
at the pavement of 1 1/2 inch and curb depression must be fully
formed on both the front and backsides.
(5)
Radius curb forms shall be used on all returns, culs-de-sac,
and street curves with a center line radius of 500 feet or less, unless
a power curb machine is used to install the curbing.
(6)
Construction joints shall be spaced (by saw cut or
tooled) at equal intervals between expansion joints, not to exceed
10 feet and shall be formed by division plates.
(7)
Expansion joints shall be 1/2 of one inch premolded,
shall be made of bituminous, expansion joint material, and shall be
spaced at 30 foot intervals or less for flatwork and formed curb and
at 100 foot intervals or less for machined curb.
(8)
Underdrain, where required by the Township Engineer,
shall be made of six inch perforated plastic pipe, shall have filter
fabric wrapped around the aggregate backfilled on the pipe, with outlet
to daylight or storm sewer structure, as directed by the Township
Engineer.
(9)
Concrete shall be provided, placed, cured and finished
to PennDOT Pub. 408, §§ 704 and § 1001. Type
A concrete (300 p.s.i., 28-day strength) shall be used.
(10)
All exposed surfaces of curbs shall be finished.
[1]
Editor's Note: The Detail Plates are included
at the end of this chapter.
D.
Fencing. All fencing provided shall be installed in
accordance with the following specifications, unless the approved
land development plan depicts alternate method of fencing.
(1)
Fencing. Fencing shall be four feet in height and
shall be chain link.
(2)
Chain link fabric. The fabric shall be aluminum coated
chain link No. 9 gauge wire woven in a 1 1/4 inch mesh. The top
and bottom selvages of the fabric shall be knuckled; the basic steel
to be of medium high carbon quality. The aluminum coating shall be
a minimum of 0.40 ounces per square foot of wire surface and have
proper adherence to withstand wrapping coating wire on its own diameter
without cracking or flaking of the coating. The fabric shall conform
to A.S.T.M. designation A 491-80 in its entirety.
(3)
Framing and hardware. All steel pipe, posts and appurtenances
used in the construction of all fences and gates shall be hot dipped
galvanized, with a minimum zinc coating of 2.0 ounces per square foot
of surface area. Comer, line and gate posts — 2 1/2 inches
outside diameter ("O.D."), 3.65 lbs/linear foot ("LNFT").
(4)
Miscellaneous accessories. The chain link fabric shall
be securely fastened to all corner and end posts with tension bars
and heavy 11 gauge tension bands. There shall be one band for each
foot in height of fabric. The fabric shall be fastened to all line
posts with nine gauge aluminum wire ties, spacing not to exceed 14
inches apart. Fabric shall be tied to all rails with nine gauge aluminum
wire ties, spacing not to exceed 24 inches. Fabric shall be attached
to tension wire and aluminum hog rigs at intervals not to exceed 24
inches. Gate latches shall be steel and shall be of lockable design.
Double gate latches shall be equipped with a center drop bar and positive
locking device with a suitable attachment to retain both gates in
parallel position while closed. Drop bar center stops shall be installed
in concrete.
(5)
Installation. The posts shall be erected online and
plumb in every direction. All posts shall be capped and spaced at
10 feet centers, and shall be set in concrete. The footings are to
be of Class W concrete (PennDOT Standard), with minimum 28 day strength
of 3,300 p.s.i. poured in place. Footers shall be a minimum 12 inches
in diameter and 30 inches deep. Chain link fabric shall be installed
on the outside of the posts and shall be hung so that the bottom of
the fabric is no more than two inches or no less than one inch from
finished grade.
(6)
The tension wire shall be stretched taut from end
post to end post and securely fastened to each line post six inches
above finished grade.
E.
Improvements maintenance. After construction and approval
of the improvements, the developer be responsible for maintenance
of improvements for a period of time that is specified in the developer's
agreement(s). After the expiration of the developer's responsibilities,
the maintenance responsibilities for improvements shall be as follows:
(1)
For any public utility such as water service, sanitary
service, electric or gas, the maintenance by the public utility authority
or public utility company shall extend to the limit of a public right-of-way
line or public easement line or a shutoff valve or terminal connecting
manhole or other similar private line connection point, unless otherwise
regulated in the public utility owners rates, rules, and regulations,
or other specific ordinances or agreements which are currently in
effect or which may be approved in the future.
(2)
For public street rights-of-way, the Township or state
maintenance responsibility shall extend to the limit of the traveled
cartway and shoulders. In the case of a curbed road, the Township
or state maintenance responsibility shall extend to the curb face.
The Township, along Township roads and the state, along state roads
have a right to take on additional maintenance beyond the curb or
shoulder limits as they might determine necessary to desirable, on
a case by case basis.
(3)
The curb, sidewalk, and street trees and planting
screens and grass located in or along the edge of the roadway is the
maintenance responsibility of the abutting private property owner,
unless otherwise specifically defined by existing or future ordinances
or amendments.
(4)
Public parks or dedicated and accepted open space,
recreation areas, or stormwater management areas accepted by fee simple
deed of special warranty and by Township ordinance as public lands,
shall be maintained by the Township.
(5)
Storm drainage easements or rights-of-way, emergency
access easements or rights-of-way, and/or pedestrian easements or
rights-of-way located on a private property shall be maintained by
the owner of the private property. The owner of the private property
shall maintain the easement or right-of-way in grassed or improved
condition in accordance with the elevations, grades and designs shown
on the approved development plans. The Township shall have the right
to maintain, alter or improve these easements or rights-of-way or
amend the approved development plans for these areas.
G.
Sidewalks. Sidewalks shall be constructed in accordance
with Detail Plates WT-R-03, WT-R-04 and the following standards:
(1)
Concrete is to be provided, placed, cured and finished
to PennDOT Pub. 408 § 704 and § 1001. Type A concrete
(3,300 p.s.i., 28 day strength) shall be used.
(2)
Sidewalk thickness: five inches. At all driveways:
six inches. Finish with float, broom finish for all surfaces. The
concrete sidewalk shall be placed upon a four inch thick compacted
stone base, six inches at all driveways, consisting of Type 2B stone.
(3)
Drainage slope to be maintained at 1/4 of one inch
per foot towards curb.
(4)
Expansion joints shall be 1/2 of one inch premolded,
shall consist of bituminous expansion material at 30 foot intervals
and shall be installed next to buildings, poles, structures and curbs,
around intersections of two walks, driveway aprons, curbs, and sidewalks,
including radii of curbs and all cold joints.
(5)
Construction joints shall be spaced at equal intervals
between expansion joints and shall not exceed 1/4 entire depth of
slab for sidewalks formed by division plates, cutting groves or tooling.
(6)
Minimum No. 6, six-inch by six-inch mesh to be used
in all nonresidential driveway apron construction.
(7)
Sidewalks along local streets or sidewalks required outside of street right-of-way in pedestrian easements or open space and recreation areas can be constructed of ID-2 wearing course bituminous paving substituted for cement concrete, upon special approval by the Board of Commissioners. Such sidewalk shall conform to the requirements of Subsection G(3) outlined above. This sidewalk shall consist of a six-inch 2B stone base compacted and the thickness of paving shall be 2 1/2 inches. Such stone and paving shall be provided according to PennDOT specifications.
H.
Sinkholes. All sinkholes which exist within a site
or any easement or any area being dedicated to the Township shall
be repaired in accordance with the provisions of Detail Plate WT-M-01.
Sinkholes may not be filled with construction waste materials or any
other type of debris. Sinkholes must be repaired immediately upon
discovery.
I.
Stormwater Sewers. All storm sewer facilities, including
piping, inlets, structures and other facilities shall be constructed
in accordance with the following standards:
(1)
Pipe. All storm sewer pipe shall be new reinforced
concrete pipe with mortared joints meeting or exceeding ASTM C76 Class
III Requirements, or "O" ring joints.
(3)
Endwalls, end sections, inlets and manholes. All storm
sewer structures and appurtenances shall be precast or build in place
in accordance with § 605 of PennDOT Pub. 408 and PennDOT's
Standards for Roadway Construction."
(4)
All flow channels must be installed in all concrete
structures during construction of the storm sewer system.
(5)
Special structures such as culverts, inlet boxes,
junction boxes, or detention basin outlet structures shall be detailed
completely on approved land development plans and shall be constructed
in accordance with those plans.
(6)
All pipe endwalls, wingwalls, and end sections, and
all detention basin outlet structures shall be protected from frost
related movement and scour activity by the construction of a concrete
footer where appropriate.
(7)
All grade adjustments or structures shall be done
with precast adjustment rings and mortar, no brick shall be used.
J.
Streets. All streets and roads shall be constructed
and built in accordance with the following standards:
(1)
Subgrade. Developers shall comply with those specifications
set forth in PennDOT Pub. 408, § 210. Subgrade density will
be checked for conformance to § 210(3) prior to the installation
of the required subbase. Cross-slope shall be 2%.
(2)
Subbase. Developers shall comply with those specifications
set forth in PennDOT Pub. 408, § 350.
(a)
A six inch subbase shall be installed on a properly
graded and prepared subgrade The subbase shall consist of a four inch
course of 3A stone, rolled and compacted, followed by a two inch layer
of 2B modified stone, rolled and compacted, to achieve final shape
of subbase.
(b)
Where subgrade conditions dictate, the use of
underdrain may be required when specified by the Township Engineer.
Where required, the underdrain shall be constructed in accordance
with of PennDOT Pub. 408, § 610.
(3)
Base course. Developers shall comply with those specifications
set forth in PennDOT Pub. 408, § 305. Base course shall
consist of three inches compacted depth bituminous concrete base course
(B.C.B.C.) constructed in accordance with § 305.
(4)
Surface course. Developers shall comply with those
specifications set forth in PennDOT Pub. 408, § 305. The
surface or wearing course shall consist of 1 1/2 inches compacted
depth ID-2 wearing course constructed in accordance with § 305.
(a)
The surface course shall not be placed until
the base course has weathered at least one year. This practice will
allow for imperfections to appear, and be repaired, prior to the placement
of the surface course.
(b)
Any distressed or failing areas of the base
course must be repaired prior to the placement of the surface course.
The Township Engineer shall field mark such areas and witness the
repairs. In certain areas, a leveling course may be required.
(c)
Prior to the placement of the surface course,
the base course must be cleaned and swept, free of all loose particles,
and coated with a bituminous tack coat as per PennDOT Pub. 408, § 460.
(d)
If the surface course is not placed within 18
months of the completed base course, the Township Engineer may, from
time to time, require an application of bituminous tack coat to recondition
the base course until the placement of the surface course occurs.
(e)
The area around inlets, manholes and valve boxes
shall be milled to a minimum depth of 1 1/2 inches extending
two feet from inlets and manholes, and one foot from valve boxes,
prior to the placement of the wearing course.
(f)
All structures within the cartway must be ramped-up
with bituminous material immediately following the placement of the
base course. Cold Patch may be used for ramps. Ramps shall extend
two feet from manholes and inlets, and one foot from valve boxes.
(5)
Inlet top placement. All inlet tops used in the Township
right-of-way shall be PennDOT Type 'C', Type 'M' or Type 'S.' The
inlet shall be set at an interim elevation as per § 706.71
prior to placement of base course. Inlets shall be set at final elevation
prior to placement of surface course. (See Detail Plate WT-D-02[5]). All adjustments to inlet tops shall be made with concrete
adjustment rings and mortar. Brick shall not be used. Adjustment rings
and mortar shall not exceed eight inches in height, or a precast riser
section must be used. Weep holes in inlets shall be formed at appropriate
elevations to drain the subgrade.
[5]
Editor's Note: The Detail Plates are included
at the end of this chapter.
(6)
Repairs. Repairs to the streets shall be accomplished
with the same material as listed above. The area to be repaired shall
be cut along neat perimeter lines outside of the damaged area. Pneumatic
chisels and spades may be used to cut base course prior to placement
of surface course. Only saw cuts are permitted in surface course.
Joints in the surface course shall be sealed with hot bituminous material
known as "AC-20." The seal is to be 12 inches wide and coated with
sand to absorb excess material.
(7)
Performance specifications. Developers shall comply
with those specifications set forth in PennDOT Pub. 408.
(8)
Right-of-way section. Shoulders to drain towards curb.
Edge of right-of-way to be not less than four inches nor more than
six inches above the top of curb. Top of curb elevation difference
to be not more than one inch in any section. Reveal of curb to be
seven inches with tolerance of minus 1/2 of one inch to plus one inch
permitted with uniform transitions.
(9)
Cartway crown. Typical crown elevation to be 4 1/2
inches above edge of pavement from local streets and 5 1/4 inches
above edge of pavement for collector streets.
(10)
As-built surveys records. As-built surveys signed
by a registered engineer or surveyor shall be furnished to the Township
Engineer certifying that all construction conforms to Township standards.
Such data shall include profile grades for right-of-way lines, top
of curbs or shoulder edges, gutter lines and center line of cartway
with control stations at 50 foot intervals or less, storm sewer inlets,
manholes, etc. Once approved, the developer shall furnish a set of
reproducible mylar drawings to the Township Engineer.
(11)
Street construction on fill. Any embankment
material shall be placed in accordance with the requirements of PennDOT
Pub. 408, § 206.
(12)
Utility trench backfill. Within all streets
rights-of-way, backfilling shall be done in accordance with the requirements
of PennDOT Pub. 408, § 601.3(e).
(13)
Fully paved shoulders. Shoulder paving thickness
should be designed to meet load and soil characteristics and/or PennDOT
requirements for fully paved shoulders with a full depth bituminous
concrete base course.
(14)
Street and stop signs. Street signs and stop
signs shall be provided and installed in accordance with Township
specifications and shall be installed at the locations shown of the
approved final plans within five days of the installation of street
base paving.
(15)
Sealer. The wearing course adjacent to curbs
shall be sealed with hot bituminous material of the class and type
designated for the wearing curse, extending to six inches form the
curb and apply evenly. Class E-1, E-6, or E-8 emulsified asphalt will
be permitted in place of the hot bituminous material. Material shall
be applied as specified in PennDOT Pub. 408 § 401.3(e).
K.
Streetlights. Streetlight style and locations shall
be subject to Township approval.
L.
Street signs. Street signs shall be as per Detail
Plate WT-R-09.
M.
Street trees. Street trees and shrubs proposed to
be situated in any public right-of-way shall be selected, located
and planted pursuant to the following standards:
(1)
Only those trees and shrubs listed in Appendix B[7] shall be selected by the developer to be used as street
trees. The Board of Commissioners may, upon recommendation from the
Township Shade Tree Commission, approve species of trees other than
those listed herein if the developer proves to the satisfaction of
the Board of Commissioners that the trees would be sturdy, suitable
and resistant to blight and disease.
[7]
Editor's Note: Appendix B is included at the end of this chapter.
(2)
All street trees shall be long stemmed, headed with
limbs at least seven feet above the ground and with clearance provided
on both the street and sidewalk sides.
(3)
Street tree locations are depicted on the sidewalk
standard typical cross-section Detail Plates WT-R-01 and WT-R-02.
(4)
No tree shall be planted within 50 feet of the intersection
of any street or road cartway.
(5)
Street trees shall be planted and staked pursuant
to the provisions of Detail Plate WT-L-01.
(6)
Shrubs located in any public right-of-way shall be
planted pursuant to the provision of Detail Plate WT-L-02.
(7)
Street trees or shrubs shall only be bagged and balled
nursery quality stock, shall be properly watered upon placement, nutrients
and mulch shall be added as necessary or as directed by the Township
Engineer and all stems shall be wrapped.
N.
Surface restoration.
(1)
All surface areas being dedicated to the Township
shall be restored with topsoil and grass.
(2)
PennDOT Pub. 408 specifications shall be followed
for topsoil installation; seed bed or sod bed preparation, fertilization,
seeding or sodding and mulching.
(3)
Subsoil grading shall be done to a smooth and uniform
condition, without sharp breaks and with five to one slopes or flatter,
unless otherwise approved on the development plans.
(4)
Topsoil shall be at least six inches thick.
(5)
Type "D" seed shall be used in drainage ways and Type
"B" seed shall be used in other areas.
(6)
Sod may be used as desired or as needed to stabilize
erosion prone areas.
(7)
The Township shall not accept dedication of any surface
area referenced herein unless the grass or approved ground cover has
satisfactorily grown and stabilized the soils.
[Amended 6-8-2009 by Ord. No. 2774]
A.
This section describes the general requirements pertaining to the
work of furnishing and installation of an operational traffic signal
or signal system. The work will include the controller assembly, traffic
signal supports, traffic signal heads, electrical distribution, detectors,
communications, systems, testing, and start-up of the system. All
work shall be in accordance with the requirements of this specification
and PennDOT in accordance with the signal permit.
B.
Materials. Traffic signal shop drawings for materials, wiring diagrams,
and shop tests results, shall be submitted to the Engineer for approval.
Also to be submitted to the Engineer are all material certifications
and warranties for equipment utilized on the traffic signal system.
These submissions shall comply with PennDOT Publication 408 and Traffic
Standards - Signals TC-7800 (current issue).
(1)
Traffic signal, general, shall comply with the requirements of PennDOT
Publication 408.
(2)
Traffic signal supports shall comply with PennDOT Publication 408.
The traffic signal pole bases shall have wire mesh with stainless
steel banding for rodent protection The minimum clearance from the
face of vertical curb to the face of pole shall be two feet to five
feet.
(3)
The controller assembly shall comply with the requirements of PennDOT
Publication 408. The controller assembly shall provide for the signal
phases and timing as indicated on the contract drawings and PennDOT
permit.
(a)
The traffic signal controller shall be a Multi Sonics 820A traffic
responsive secondary controller unless a different controller manufacturer
is required to be a part of the signal system.
(b)
The controller and back panel shall be capable of volume density
operation, traffic signal preemption, two- to eight-phase signal operation,
plus pedestrian operation.
(c)
The traffic signal controller cabinet shall also contain an
emergency generator hookup (see detail) and battery backup.
(d)
The traffic signal controller cabinet shall be equipped with
a hand-held police control device.
(e)
The traffic signal controller cabinet shall comply with PennDOT
publication 408.
(f)
The traffic signal controller cabinet shall meet TS-1 specifications
with a Type 1 pad mounting as shown on Detail Plate WT-M-03.[1]
[1]
Editor's Note: The Standard Detail Plates are included in Appendix C at the end of this chapter.
(4)
Traffic signal systems and equipment shall comply with PennDOT Publication
408.
(5)
Electrical distribution system and components shall comply with the
requirements of PennDOT Publication 408. 7/C wiring shall be provided
for future left turn signalization.
(6)
Signal heads shall comply with PennDOT Publication 408.
(a)
The signal heads shall be equipped with red, yellow and green
LEDs. Pedestrian signal heads shall be equipped with Portland orange
and Lunar white LED man-hand indications.
(b)
The signal heads shall be equipped with backplates in accordance
with the signal permit. Signal indications shall be in accordance
wit the traffic signal permit.
(7)
Traffic detectors shall comply with the requirements of PennDOT Publication
408.
(8)
Traffic signal communications shall comply with the requirements
of PennDOT Publication 408.
(9)
Traffic signal preemption.
(a)
The traffic signal shall be equipped with preemption equipment
in order to function in accordance with the traffic signal permit
as directed by the Township Board of Commissioners.
(b)
The traffic signal preemption equipment shall conform to the
3M Opticon Preemption system specifications, current edition, or PennDOT
approved equivalent.
(c)
The phase selector shall be 3M Opticon Model 754 and be capable
of recording the date, time and vehicle code for the activating vehicle
or PennDOT approved equivalent.
(d)
The detector shall be 3M Opticon Model 711, one direction, single
channel model or PennDOT approved equivalent.
(e)
The detector cable shall be 3M Opticon Model 138 Cable or PennDOT
approved equivalent.
(f)
The card rack shall be 3M Opticon Model 760 or PennDOT approved
equivalent.
(g)
Confirmation lights shall be installed on each mast arm for
each direction of preemption.
(10)
Fiber optic line. If the signals are being interconnected with
a fiber optic line, the interconnection shall be made using a six-strand
multimode fiber optic cable meeting the requirements of PennDOT Publication
408. The system shall also include a phone drop.
(11)
Construction.
(a)
The traffic signal shall comply with the requirements of PennDOT
Publication 408.
(b)
Traffic signal supports shall be constructed in accordance with
PennDOT Publication 408 and at the locations indicated on the contract
drawings. Current and future handicap ramps shall be shown on the
plan. The location of supports shall be outside of the handicap ramp
area.
(c)
Controller assembly shall be constructed in accordance with
PennDOT Publication 408 and in accordance with the conditions of the
contract drawings and traffic signal permit.
(d)
Traffic signal systems and equipment shall comply with the requirements
of PennDOT Publication 408.
(e)
Electrical distribution system and components shall be constructed
in accordance with PennDOT Publication 408 and in accordance with
the conditions of the contract drawings. A spare three-inch conduit
may be required to be installed in the trench across the major street
for future wiring modifications or additions.
(f)
Signal heads shall be constructed in accordance with PennDOT
Publication 408 and at the locations indicated on the contract drawings.
(g)
Traffic detectors shall be constructed in accordance with PennDOT
Publication 408 and the locations as indicated on the contract drawings.
(h)
Traffic signal communications shall comply with the requirements
of PennDOT Publication 408.
(12)
Programming, testing coordination and start-up. After the traffic
signal is completed and ready for operation, the developer shall coordinate,
schedule and attend a system test, start-up and thirty-day test period.
The traffic signal shall operate in strict accordance with the approved
signal permit. The system test, advance flashing period, and date
of operation shall be monitored and approved by the Township, the
Township Engineer and PennDOT and shall be in accordance with PennDOT
Publication 408. The maintenance period for the traffic signal installation,
associated equipment, signing and pavement markings shall be in accordance
with the developer's subdivision improvements agreements.
(13)
Miscellaneous.
(a)
Signposts for all street signs, regulatory signs and warning
signs shall be galvanized square posts (breakaway design) in accordance
with the latest PennDOT standards.
(b)
Pavement markings and legends including the following: twenty-four-inch
stop bars (white), twenty-four-inch transverse median and/or gore
markings (white or yellow), six-inch crosswalks (white), arrow legends
(white) and ONLY legends (white) shall be installed using hot thermoplastic
material and/or heat tape material in accordance with the latest PennDOT
standards. Existing material shall be eradicated prior to placement
of new markings, if required.
(c)
Removal of traffic signal poles, mast arms, junction boxes,
conduits and traffic signal foundations to a depth of two feet below
subgrade. Existing traffic signal poles, mast arms, and controller
cabinets must be returned to the Township.
(d)
Other traffic control devices shall be per the current PennDOT
MUTCD publication.
[Added 6-8-2009 by Ord. No. 2774]
A.
Only local streets may be considered for private streets.
B.
Private street cartway widths. Private street cartway widths in proposed
land developments shall conform to the standards set forth in Table
2.
Table 2
Cartway Widths
| |||
---|---|---|---|
Single-Family Residential
(feet)
|
Multifamily Residential
(feet)
|
Commercial/Industrial
(feet)
| |
30
|
36
|
361
|
NOTES:
| |
---|---|
1No on-street parking
|
C.
Horizontal curves.
(1)
Whenever street center lines are deflected more than 5º,
connection shall be made by horizontal curves.
(2)
Horizontal curves shall have the following minimum center-line
radii:
(a)
Local streets: 150 feet.
(3)
A minimum tangent of 100 feet shall be required between reverse
curves on all streets. A minimum tangent of 100 feet shall separate
horizontal curves from intersections, as measured from the point of
intersecting center lines.
D.
Street grades.
(1)
There shall be a minimum center-line grade on all streets of
0.75 of 1%.
(2)
Center-line grades shall not exceed 10%.
(3)
Intersections shall be approached on all sides by leveling areas
which shall have a minimum length of 75 feet, measured from the intersection
of the center lines, within which no grade shall exceed a maximum
of 6%.
F.
Street intersections.
(1)
All streets shall intersect at 90°.
(2)
Multiple intersections involving the junction of more than two
streets are prohibited.
(3)
Two streets, either public or private, intersecting a third
street from opposite sides shall either intersect with a common center
line, or their center lines shall be offset according to the following
standards:
(a)
The two private streets shall be separated by a distance of
100 feet between centerlines measured along the center line of the
street being intersected when all three streets are local streets.
(b)
The two private streets shall be separated by a distance of
400 feet between center lines measured along the center line of the
street being intersected when one or more of the streets involved
is a public collector street.
(5)
Sight distance at any intersection shall be calculated using
PennDOT Formula Sight Distance Measurements, from M-950S, as last
revised.
G.
Culs-de-sacs, dead-end streets, stub streets.
(1)
Culs-de-sacs, loop roads, and other street networks, public
or private, which have a single point of access to the surrounding
road network shall not serve more than 25 dwelling units, and shall
not otherwise exceed a total length of 1,000 feet, as measured from
the center line of the intersection at the single point of access
to the farthest point served.
(2)
All cul-de-sac streets, whether permanently or temporarily designed
as such, shall be provided at the closed end with a fully paved turnaround.
The turnaround may be offset to the left or centered. Turnarounds
offset to the right shall be prohibited.
(4)
Stub streets may be constructed for future access to an adjoining property or a subsequent section of the development at a suitable location as approved by the Township Engineer. Stub streets shall be built to the standards of § 22-25. The length of the stub street shall not exceed the depth of one building lot, or serve more than one building lot on either side of the stub street. Stub streets shall provide a temporary turnaround which shall be constructed and maintained by the developer until the through street is constructed, at which time the temporary turnaround shall be eliminated.
H.
General private street design standards. See Detail Plate WT-R-01P.[1]
[1]
Editor's Note: Detail Plates are included in Appendix C at the end of this chapter.