A. 
The arrangement, character, extent, width, grade and location of all streets shall conform to the Official Map of Bethel Township as adopted or amended, and shall be considered in their relation to existing and planned streets, to topographical conditions, to public convenience and safety, and in their appropriate relation to the proposed uses of the land to be served by such streets.
B. 
Where such is not shown in the Official Map, the arrangement of streets in a subdivision shall either provide for the continuation or appropriate projection of existing principal streets in surrounding areas; or conform to a plan for the neighborhood approved or adopted by the Board of Township Supervisors to meet a particular situation where topographical or other conditions make continuance or conformance to existing streets impracticable.
C. 
Local streets shall be so laid out that their use by through traffic will be discouraged.
D. 
Dead-end streets (culs-de-sac), designed to be so permanently, shall be provided at the closed end with a turnaround having an outside cartway radius of at least 40 feet and a right-of-way-line radius of at least 50 feet. Such streets shall be not longer than 600 feet, measured from its intersecting center line to the center of the turnaround, except where topographical or other conditions make this limitation impracticable as determined by the Planning Commission and Board of Supervisors.
E. 
If the lots resulting from the original subdivision are large enough to permit resubdivision, or if a portion of the tract is not subdivided, suitable access and street openings for such an eventuality shall be provided.
A. 
Where a subdivision abuts or contains a present or proposed arterial collector street, the Board of Township Supervisors shall require reverse frontage with a screen planting contained in a nonaccess easement along the rear property line, marginal access street or such other treatment as may be necessary for adequate protection of residential properties and other abutting properties and to afford separation of through and local traffic.
B. 
Reserve strips controlling access to streets shall be prohibited except where control thereof is vested in the Township under conditions approved by the Board of Township Supervisors. When the subdivision adjoins unsubdivided acreage, new streets shall be provided through to the boundary lines of the development with temporary easements for turnaround.
A. 
Street jogs with center line offsets of less than 150 feet shall be avoided.
B. 
Streets shall be laid out so as to intersect as nearly as possible at right angles, and no street shall intersect any other street at less than 60°.
C. 
Right-of-way lines at street intersections shall be rounded with a radius of 25 feet or of a greater radius where the Board of Township Supervisors may permit comparable cutoffs or chords in place of rounded corners.
D. 
To the fullest extent possible, intersections with major traffic streets shall not be located less than 800 feet apart, measured from center line to center line.
E. 
Multiple intersections involving the junction of more than two streets shall be avoided, and, where such avoidance is impossible, such intersections shall be designed with extreme care for both vehicular and pedestrian safety.
F. 
Grades at intersections shall be in conformance with § 395-35C following.
G. 
Proper sight lines shall be maintained at all intersections of streets. There shall be a clear sight triangle measuring 75 feet along the intersecting street lines from the point of intersection indicated on the plan, that is maintained free and clear of shrubs, structures, signs and other visual obstructions.
H. 
The intersection should be designed and graded to allow for proper drainage.
A. 
Street right-of-way, cartway widths and minimum building line setbacks shall be as shown in Chapter 480, Zoning, of the Code of the Township of Bethel, except that they shall be not less than as follows:
[Amended 6-9-1987 by Ord. No. 98-A]
Street Types
Rights-of-Way
(feet)
Cartway
(feet)
Arterial
120
Collector
60
36
Secondary-residential (minimum lot)
60
36
Residential
50
27
Rural-residential
50
24
B. 
Additional rights-of-way and cartway widths than those specified in this chapter or other resolutions may be required by the Board of Township Supervisors in order to lessen traffic congestion, to secure safety from fire, panic and other dangers, to facilitate the adequate provision for transportation and other public requirements or to promote the general welfare.
C. 
Half streets shall be prohibited, except where essential to the reasonable development of the subdivision in conformity with the other requirements of this chapter. If circumstances render this impracticable, adequate provision for the concurrent dedication of the remaining half of the street shall be finished by the subdivider. Wherever a half street is adjacent to a tract to be subdivided, the other half of the street shall be platted within such tract.
D. 
Short extension of existing streets with lesser right-of-way widths than prescribed by Subsection A of this section may be permitted.
E. 
Where a subdivision abuts or contains an existing street of inadequate right-of-way width, additional right-of-way width shall be dedicated to conform to the standards established in Subsection A.
A. 
Except for secondary-residential streets, there shall be a tangent of at least 100 feet measured at the center line between curves.
B. 
The minimum radius at the center line for curves on collector streets shall be 300 feet, and for secondary-residential and rural-residential streets it shall be 150 feet. Proper superelevation shall be provided for curves less than 600 feet in radius on collector streets.
A. 
Street grades, wherever feasible, shall not exceed the following:
Street Type
Percent Grade*
Arterial
6%
Collector
6%
Secondary-residential
10%
Rural-residential
10%
NOTE:
*
Where unusual topographical, grading or other physical condition makes these limitations impracticable, the allowable grades may be increased by 2%.
B. 
Vertical curves shall be used at changes of grade exceeding 1% and shall be designed in relation to the extent of grade change and to provide the following minimum lengths of curves:
(1) 
For over crests (summits), for each four-percent difference in gradients, 125 feet in length of curve shall be provided.
(2) 
For under crests (sags), for each four-percent difference in gradients, 100 feet in length of curve.
C. 
Where the grade of any street at the approach to an intersection exceeds 7%, a leveling area shall be provided having a minimum length of 50 feet measured back from the street line within which no grade shall exceed a maximum of 5%. Furthermore, the maximum grade within an intersection shall not exceed 1%.
D. 
No street grade shall be less than 0.5%.
E. 
All streets except arterials shall be graded to the full width of the right-of-way. Maximum side slopes within the right-of-way shall not exceed 1 1/2 feet horizontal to one foot vertical and shall be adequately stabilized with appropriate plant materials.
No street names shall be used which will duplicate or be confused with the names of existing streets. Street names shall be subject to the approval of the Board of Supervisors.
Private streets or lanes serving more than two single-family dwellings shall be prohibited. A private street or lane shall lie in a strip of land as part of the lot it serves. For one lot, the lane shall not be less than 10 feet wide in cartway and 16 feet in width of the land. For two lots, the lane shall be not less than 16 feet wide in cartway and 25 feet in width of land. In the case of a lane serving two lots, the strip of land shall be part of one lot in entirety, and the right of passage by easement shall be provided as necessary to the other lot. The use and location of private streets or lanes is subject to the approval of the Planning Commission and Board of Supervisors.
A. 
Alleys are prohibited in residential developments.
B. 
Alleys shall be provided in commercial and industrial districts, except that the Board of Township 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.
C. 
The width of an alley shall not be less than 25 feet.
D. 
Alley intersections and sharp changes in alignment shall be avoided, but, where necessary, corners shall be cut off sufficiently to permit safe vehicular movement.
E. 
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 Board of Township Supervisors.
A. 
Easements across lots or centered on rear or side lot lines shall be provided for utilities where necessary and shall be at least 10 feet wide.
B. 
Where a subdivision is traversed by a watercourse, drainageway, channel or stream, there shall be provided a stormwater easement or drainage right-of-way conforming substantially with the lines of such watercourse, and such further width or construction, or both, as will be adequate for the purpose.
C. 
The area occupied by required easements shall be provided in addition to the required lot area specified in Chapter 480, Zoning, of the Code of the Township of Bethel.
A. 
The lengths, widths and shapes of blocks shall be determined with due regard to:
(1) 
Provision of adequate building sites suitable to the special needs of the type of use contemplated.
(2) 
Zoning requirements as to lot sizes and dimensions.
(3) 
Needs for convenient access, circulation, control and safety of street traffic.
(4) 
Limitations and opportunities of topography.
B. 
To the extent possible, block lengths shall not exceed 1,600 feet, or be less than 500 feet.
C. 
Residential blocks shall be of sufficient depth to accommodate two tiers of lots, except where reverse frontage lots bordering a street are used.
D. 
Pedestrian crosswalks, with a minimum right-of-way of 12 feet and a minimum pavement width of four feet, shall be required where deemed essential to provide circulation, or access to schools, playgrounds, shopping centers, transportation and other community facilities.
A. 
The lot size, width, depth, slope and orientation, and the minimum building setback lines, shall be appropriate for the location of the subdivision and for the type of development and use contemplated.
B. 
Lot dimensions shall conform to the requirements of Chapter 480, Zoning, of the Code of the Township of Bethel, as amended.
C. 
Corner lots for residential use shall have extra width to permit appropriate building setback from and orientation to both streets.
D. 
The subdividing of the land shall be such as to provide, by means of public street, each lot with satisfactory access to an existing public street.
E. 
Double frontage and reverse frontage lots shall be avoided except where essential to provide separation of residential development from traffic arteries or to overcome specific disadvantages of topography and orientation. A visual buffer screen, in an easement of at least 10 feet in width, across which there shall be no right of access, shall be provided along the line of lots abutting such a traffic artery or other disadvantageous use.
F. 
Side lot lines shall be substantially at right angles or radial to street lines.
G. 
Generally, lot depths shall not be less than one nor more than three times the average width.
H. 
The size, depth and width of parcels laid out or reserved for nonresidential use shall be in conformance with all the provisions of Chapter 480, Zoning, of the Code of the Township of Bethel, as amended.
A. 
Drainage facilities shall be provided:
(1) 
To permit unimpeded flow of natural watercourses;
(2) 
To ensure unimpeded flow of natural points along the line of streets; and
(3) 
To intercept stormwater runoff along streets at intervals reasonably related to the extent and grade of the area drained.
B. 
In the design of drainage facilities, special consideration shall be given to problems which may arise from concentration of stormwater runoff over adjacent properties.
C. 
Storm sewers, as required, shall be placed in back of curb when located in a street or right-of-way. When located in undedicated land, they shall be placed within an easement not less than 20 feet wide, as approved by the Township. Open ditches shall be limited in length as required.
D. 
In some cases, stormwater must travel in original stream beds or in open channels. Concreted or rip-rapped channels shall be required. Open channels, whether concreted or not, shall generally be straightened, widened or otherwise adjusted to conform to hydraulic requirements.
E. 
Storm sewers shall have a minimum diameter of 18 inches and a minimum grade of 1/2%. Changes in alignment shall be by straight sections connected by inlets or manholes.
F. 
Where a storm sewer passes between houses, sufficient width shall be allowed between houses to accommodate said sewer. The ground will drain in the same direction as the sewer. No pockets or craters shall be left in the road or on the ground.
G. 
Manholes shall be not more than 300 feet apart on sizes up to 24 inches and not more than 450 feet apart on greater sizes. Inlets may be substituted for manholes on approval by the Township.
H. 
Inlets and manhole covers and frames shall conform to Township standards. At street intersections, inlets shall be placed in the tangent and not in the curved portion of the curbing. Inlets shall generally be Pennsylvania standard combination special inlets. They shall be located at intersection and, as needed, between intersections. Inlets shall be required when the design flow in any gutter exceeds seven cubic feet per second. They shall be designed to deliver a rainfall intensity of two inches per hour with one-hundred-percent runoff. The upstream end of the inlet shall be recessed by 10 inches, and shall be depressed to show eight inches or more of curb face instead of six inches as shown elsewhere. Inlets shall be so placed in an intersection that rainwater shall not have to cross any road before entering.
I. 
Bridges and culverts shall have ample waterway to carry expected flows. Culverts shall be provided with wing walls and constructed for the full width of the right-of-way. Bridges shall be provided with a paved flow line and with deep aprons and wing walls at each end. Bridges shall be constructed no narrower than the cartway of the road they serve; and, in addition, sidewalks on one side on rural streets and both sides on all other streets shall be required.
A. 
Where a proposed park, playground, school or other public use shown in the Official Map is located in whole or in part in a subdivision, the Board of Township Supervisors may require the dedication or reservation of such area within the subdivision in those cases in which the Board deems such requirements to be reasonable.
B. 
Where deemed essential by the Board of Township Supervisors, upon consideration of the particular type of development proposed in the subdivision and especially in large-scale planned unit developments, the Board may require the dedication or reservation of such other areas or sites of a character, extent and location suitable to the needs created by such development for schools, parks and other neighborhood purposes.
C. 
The following standards shall apply to the provision of recreation space:
(1) 
Areas set aside for recreational purposes shall be reasonably compact parcels, placed to serve all parts of the subdivision, accessible from a public street and not excessively irregular in terrain.
(2) 
Playgrounds for active sports shall be not less than 2 3/4 acres.
(3) 
In subdivisions which provide or are intended to provide housing facilities for more than 50 families, suitable open areas may be required for recreation. Standards to be used by the Board of Township Supervisors in testing the adequacy of space provided shall be as follows:
(a) 
Fifty to 300 families: 2 1/2 acres per hundred families.
(b) 
Over 300 families: six acres plus one acre per hundred families over 300.
(4) 
Public access shall be provided by at least one service access not less than 25 feet wide and one walkway not less than 12 feet wide in land with a cindered or paved walk not less than four feet wide.
[Added 1-12-2021 by Ord. No. 232]
A. 
Intent.
(1) 
In reviewing a sketch plan, preliminary plan or preliminary/final plan for a proposed subdivision or land development, other than a two-lot residential subdivision or a plan developed pursuant to the Township's R-3 Planned Residential Development zoning, the Township Planning Commission shall consider the needs of the prospective residents for recreational lands and/or facilities, whether on-site or off-site, as well as the impact of the proposed development on existing Township recreational facilities, and shall discuss its findings in relation to the requirements of this section.
(2) 
The Board of Supervisors, after recommendation by the Planning Commission, shall determine whether to accept public dedication of land for park or recreational purposes as intended by the applicant. In making that determination, the Board shall determine whether the proposed dedication of land is suitable to meet the increased demands the proposed development places on Township park and recreational facilities. Alternatively, upon agreement with the applicant or developer, the Board of Supervisors may impose the construction of recreational facilities, the payment of fees in lieu of setting aside such land, the private reservation of the land, or a combination thereof, for park or recreation purposes as a condition precedent to final plan approval.
(3) 
Where the Board of Supervisors determines that the preliminary plan does not provide land and facilities meeting the criteria of this section, the Board of Supervisors may accept a fee in lieu of the required recreational lands and facilities, as set forth below.
(a) 
The Board, in its sole discretion, may accept a combination of land, facilities, and fee where that arrangement best meets the purposes of this section and the needs of Township residents.
(b) 
Where an applicant proposes a combination of land and/or facilities, and fee, the applicant may request that in determining the partial fee amount the Board give appropriate credit for the value of any improvements within the open space that may be proposed, including trails. The Board may give the applicant credit for some, all, or none of such value.
B. 
Amount of land required for recreational areas.
(1) 
Each residential subdivision and/or land development which would result in three or more total lots, excluding plans developed as planned residential developments under the Township's R-3 zoning, shall set aside 2,000 square feet of land for each residential dwelling unit in the proposed development for park or recreational purposes. Commercial, industrial or other nonresidential subdivision or land development shall set aside 150 square feet per 275 square feet of gross floor area in the tract proposed to be developed for park or recreational purposes. Area within required buffers shall be excluded from any calculation of park or recreational land under this subsection.
(2) 
In designing lands for recreational purposes within the subdivision or land development plan, the following criteria and standards shall be adhered to by the applicant. Areas shall be:
(a) 
Consistent with the Township's Comprehensive Plan and the Township's Open Space Plan.
(b) 
Suitable for recreational uses, unless deemed acceptable by the Board for other purposes, and in any case without interfering with adjacent dwelling units, parking, driveways, and roads or any buffer areas.
(c) 
Comprised of open land which contains none of the following features: aboveground stormwater management facilities, floodplains, woodlands, slopes exceeding 15%, wetlands, and surface waters.
(d) 
Interconnected with an existing trail network, parkland or open space areas on abutting parcels wherever possible.
(e) 
Comprised of areas not less than 100 feet in width and not less than 15,000 square feet of contiguous area, except that the minimum width may be reduced to not less than 10 feet where that portion of the open space is being used solely as a trail corridor.
(f) 
Provided with sufficient perimeter parking when necessary, and with safe and convenient access by adjoining street frontage or other rights-of-way or easements capable of accommodating pedestrian, bicycle, maintenance equipment, and other vehicular traffic, and containing appropriate access improvements.
(g) 
Undivided by any public or private streets, except where necessary for proper traffic circulation, and then only upon recommendation of the Township Engineer and Township Planning Commission.
(h) 
Free of all structures, except those related to outdoor recreational use.
(i) 
Suitably landscaped, whether by retaining existing natural cover and/or by a landscaping plan, for enhancing open space areas through plantings which are consistent with the purposes of this section and which minimize maintenance costs.
(j) 
Where the land is not dedicated to the Township, the land shall be made subject to the terms of a conservation easement for the purpose of preserving the open space land for the purposes intended.
C. 
Fee in lieu of park and/or recreational lands. If provision for lands designated as park or recreational land areas on the same tract as the development conforming to the above-referenced criteria is, in the sole opinion of the Township Board of Supervisors, not feasible, a fee shall be paid to the Township for the purpose of providing park or recreational uses elsewhere in the municipality. The fee shall be $100,000 per acre of land that the applicant would otherwise be required to designate as recreational land area, prorated for any portion of an acre. The fee may be adjusted by the Township from time to time by resolution of the Board of Supervisors, provided that the fee shall at all times bear a reasonable relationship to the use of the park and recreational facilities by future inhabitants of the development or subdivision.[1]
[1]
Editor's Note: The current fees are on file in the Township offices.
A. 
Land subject to flooding or other hazards to life, health or property and land deemed to be topographically unsuitable shall not be platted for residential occupancy or for such other uses as may increase danger to health, life or property or aggravate erosion or flood hazard until all such hazards have been eliminated or unless adequate safeguards against such hazards are provided by the subdivision plans.
B. 
Such land within the subdivision shall be set aside on the plat for uses as shall not be endangered by periodic or occasional inundation or shall not produce unsatisfactory living conditions.
C. 
Where flooding is known to have occurred within an area shown on the plat, such area shall be clearly marked "subject to periodic flooding" and shall not be platted in streets and lots.
[Amended 7-11-2023 by Ord. No. 239]
A. 
Consideration shall be shown for all natural features, such as notable trees, watercourses, wetlands, rock outcroppings and similar community assets which, if preserved, will add attractiveness and value to the remainder of the subdivision or land development. No property may be altered in a way that will reduce the aggregate acreage required to be protected under this section. If any area is subject to restriction with respect to two or more resources under this section, the more restrictive regulation shall control.
B. 
Tree masses and notable trees, shall be preserved to the maximum extent possible, and in no event shall more than 20% of a tree mass be graded, cleared or built upon, except for approved agricultural, historical, and/or recreational uses. All structures should be located in such a manner as to minimize damage to vegetation. Existing open areas should be developed instead of wooded areas. Areas in which trees are retained should remain undisturbed out to the canopy drip line and at the original grade level to the maximum extent possible.
C. 
No more than 20% of the notable trees on any property shall be removed, and notable trees shall not be removed unless they are located within the proposed cartway or sidewalk portion of a street right-of-way, within 15 feet of the foundation area of a new building, within a utility easement, within a proposed parking area or within an area where regrading necessary to achieve land development may endanger the trees. The Board of Supervisors may require the landowner or developer to plant one tree of not less than three inches in caliper for each tree of 12 inches DBH or more to be removed, and two trees of not less than three inches in caliper for each tree of 24 inches DBH or more to be removed. If a property cannot accommodate the requisite number if replacement trees, the Board of Supervisors may consider a fee-in-lieu of tree replacement.
D. 
Where a proposed subdivision or land development necessitates the clearing of notable trees or portions of tree masses within the limits permitted by § 395-45B and C, landowners or developers shall be guided by the following criteria in selecting trees for clearing:
(1) 
The existence of disease, rot, dieback or other damage to the tree;
(2) 
Susceptibility of the tree to insect and disease attack;
(3) 
Species longevity;
(4) 
Wind-throw potential and characteristic of the soil to hold trees; and
(5) 
Protection of buildings (e.g., dead and large limbs hanging over a building should be removed).
E. 
Landowners or developers shall exercise care to protect trees from damage during construction. Tree removal shall be limited to the actual construction site necessary to build and move construction equipment.
F. 
Subdivisions shall be laid out as to avoid the necessity for excessive cut or fill.
G. 
Topsoil shall not be stripped, covered or removed from the subdivision site.
[Amended 6-13-1989 by Ord. No. 104]
A. 
Electric, telephone, cable television and all other utility facilities shall be installed underground by the subdivider unless, in the opinion of the Board of Township Supervisors, special conditions require otherwise. In such event installations shall be as directed by the Board.
B. 
Where telephone, electric service lines and cable television lines are placed underground, conduits or cables shall be placed within easements or dedicated public ways in a manner which will not conflict with other underground services. Further, all transformer boxes shall be located so as not to be unsightly or hazardous to the public.
[Amended 6-13-1989 by Ord. No. 104]
The Board of Supervisors may require the subdivider to furnish all necessary public utilities including conduit for cable television in and to the proposed subdivision. Water supply and sewage disposal must be furnished in accordance with the plan approved by the appropriate state, county and Township officials.
A. 
Each proposed dwelling unit in a subdivision shall be provided with a paved off-street parking space located behind the building setback line. Such off-street parking space may be provided as an individual garage or carport, a parking compound or driveway adjacent to or near the dwelling it serves. Such parking compound or driveway shall provide a usable space of not less than 180 square feet of paved parking surface exclusive of the space needed for access and maneuvering.
B. 
Each driveway required by this section shall be not less than 10 feet wide and paved in an all-weather surface approved by the Board of Supervisors.
C. 
Each driveway required by this section shall have a center-line grade of not more than 5% for a distance of 25 feet measured from the street curb or gutter, and shall have a center-line grade of not more than 15% on the remainder of the driveway to provide for parking and access during severely inclement weather.
D. 
No driveway shall be located less than 40 feet from a street intersection.