A.Â
The standards and requirements contained in this article shall apply as minimum design standards for subdivisions and/or land developments within the Township. In addition, subdivisions and/or developments shall be designed to comply with the requirements of Chapter 240, Zoning, Chapter 190, Stormwater Management, ERSA regulations, EAWA regulations, and DEP and PennDOT regulations, as applicable.
B.Â
All proposed subdivisions and/or land developments shall be designed,
laid out, arranged, constructed and coordinated with all presently
existing facilities and improvements which serve the tract proposed
to be developed, including but not limited to the transportation network;
sewer collection, conveyance and treatment facilities; water supply
and distribution facilities and stormwater management facilities,
as necessary to accommodate prospective traffic, provide adequate
sewer and water service, promote proper stormwater management, facilitate
fire protection, prevent flooding and conform to the Comprehensive
Plan, including any UGA, the Official Map and any regulations or plans
adopted in furtherance thereof. All proposed subdivisions and/or land
developments shall also be designed, laid out, arranged, constructed
and coordinated to insure that abutting properties will continue to
have safe and convenient access in accordance with the standards of
this chapter or, if such properties do not presently have such access,
to have access at least equal to the level existing prior to the proposed
subdivision and/or land development. The applicant shall submit studies
and reports with the preliminary plan and the final plan which shall
clearly identify any assumed, proposed and required improvements to
existing facilities. If an applicant submits a study, report or plan
which contains improvements assumed to be installed by others and
compliance with the design standards in this chapter is based upon
the completion of such assumed improvements, the design standards
of this chapter shall not be considered met unless the applicant presents
evidence that a governmental entity has budgeted funds and/or has
entered into contracts for the assumed improvements or unless a plan
for another development which proposes the installation of such improvements
has been approved and recorded.
(1)Â
Whenever Chapter 240, Zoning, provides that the use proposed by the applicant for subdivision and/or land development approval shall constitute a use by special exception or a conditional use, the applicant shall obtain such special exception or conditional use approval from the Zoning Hearing Board or the Board of Supervisors, as applicable, prior to the submission of the preliminary plan. The preliminary plan shall be designed and developed in accordance with any conditions which have been imposed upon the grant of such special exception or conditional use by the Zoning Hearing Board or the Board of Supervisors and shall be noted on the plan on a plan sheet intended for recording. A copy of the Zoning Hearing Board's written decision or conditions set forth as part of a special exception or conditional use approval shall be provided as part of the plan submission for review.
(2)Â
Whenever the applicant proposes to develop a subdivision and/or land development in a manner that would require a variance or variances from any requirements of Chapter 240, Zoning, the applicant shall obtain such variance or variances from the Zoning Hearing Board prior to the submission of the preliminary plan. The preliminary plan shall be designed and developed in accordance with any conditions which have been imposed upon the grant of such variance or variances by the Zoning Hearing Board and shall be noted on the plan on a plan sheet intended for recording. A copy of the Zoning Hearing Board's written decision shall be provided as part of the plan submission for review.
(3)Â
Whenever all or a portion of the land contained within an application
for subdivision or land development approval constitutes all or a
portion of land included in a prior subdivision or land development
plan approved by the Township or the County Planning Commission and
recorded in the office of the Recorder of Deeds, the plan shall comply
with all conditions, restrictions and notes imposed on the prior approval
and/or included upon the recorded subdivision or land development
plan. The applicant shall identify all prior recorded subdivision
and/or land development plans of which all or a portion of the land
contained in the plan was a part and all conditions, restrictions
and notes which affect the current application. Failure to identify
all applicable conditions, restrictions and notes of record on prior
plans constitutes a violation of this chapter. The applicant shall
submit with the application for preliminary plan approval (or final
plan approval if a preliminary plan is not required) a statement identifying
the prior plans reviewed; the conditions, restrictions and notes which
would impact development in accordance with the plan for which approval
has been requested; and an explanation of the manner in which the
proposed plan has been designed to comply with such conditions, restrictions
and notes. This information shall be signed by the applicant or the
applicant's engineer, landscape architect or other consultant.
A.Â
Conformance with adopted plans. The proposed street pattern shall
be properly related to existing streets; to Official Maps; to such
county and state road and highway plans as have been duly adopted;
to approved and recorded plans of subdivision and/or land developments,
where required by the Township.
B.Â
Street circulation.
(1)Â
Streets, alleys, driveways and access drives shall be designed to:
(a)Â
Permit the safe, efficient and orderly movement of vehicles
and facilitate adequate access for emergency vehicles.
(b)Â
Provide, when possible, two directions of vehicular access by
means of a street or access drive to and within a development.
(c)Â
Meet the needs of the present and future populations.
(d)Â
Provide a simple and logical pattern.
(e)Â
Function under a hierarchy system where the intensity of intersections
decreases as traffic volumes and speed increases.
(f)Â
Respect the natural features and topography.
(g)Â
Present an attractive streetscape.
(2)Â
All street design elements shall conform to the standards of this
chapter and the appropriate design criteria in the latest editions
of the PennDOT Design Manual Part 2 and the AASHTO Green Book.
C.Â
Private streets. Private streets shall meet all the design standards
of this chapter for public streets. Applications which propose development
of a private street shall be accompanied by an agreement which shall
be recorded with the Recorder of Deeds as part of the final plan.
This agreement shall establish the conditions under which the street
will be constructed and maintained, as well as conditions controlling
an offer of dedication, and shall stipulate:
(1)Â
The street shall be constructed and maintained to conform with this
chapter.
(2)Â
An offer for dedication of the street shall be made only for the
street as a whole.
(3)Â
The method of assessing maintenance and repair cost to maintain such street as depicted on the final plan. If the street is dedicated, the method of providing financial security to guarantee the proper functioning and structural integrity of the street as depicted on the final plan for a term of 18 months from the date of acceptance of dedication. Said financial security shall be of the same type as otherwise required in Article V of this chapter. The financial security shall be 15% of the actual cost of installation of said improvements.
(4)Â
An agreement by the owners of 51% of the front footage thereon shall
be binding on the owners of the remaining lots.
(5)Â
An agreement that any amendment to the agreement shall be subject
to the prior approval of the Township.
D.Â
Street design.
(1)Â
The design standards for arterial streets shall be specified by PennDOT
and based upon the projected average daily traffic and a minimum design
speed of 55 miles per hour.
(2)Â
Collector streets shall have a minimum design speed of 35 miles per
hour.
(3)Â
Local streets, including cul-de-sac streets, shall have a minimum
design speed of 30 miles per hour.
(4)Â
The design speed of all streets shall be subject to Township approval.
(5)Â
The applicant shall indicate the design speed for all proposed streets.
(6)Â
The speed limit for all streets shall not exceed the design speed.
The applicant shall post the speed limit for all streets upon completion
of construction.
E.Â
Arrangement. Streets shall be designed with consideration to both
existing and planned streets.
(1)Â
All streets shall be arranged to conform as closely as possible to
the original topography.
(2)Â
Streets which serve as connector routes to population centers shall
be connected with streets of similar function, to form continuations
thereof.
(3)Â
Local streets shall be laid out to discourage use by through traffic.
(4)Â
Streets shall be laid out to provide convenient and safe access to
the property.
(5)Â
The rigid rectangular street pattern need not be adhered to; curvilinear
streets may be provided when their use will result in a more desirable
layout. Where a development abuts an existing or proposed arterial
street, the Board of Supervisors may require the use of reverse frontage
lots, or such other treatment that will provide protection for abutting
properties, reduce the number of intersections with the arterial street
and separate the local and through traffic.
F.Â
Street provisions for future development. Where the Township determines
it to be appropriate, areas shall be reserved for future street usage
in conjunction with the development of adjacent tracts. Areas reserved
for future street usage shall include sufficient area to establish
street and lot grade and the extent of area necessary to construct
the street. Areas reserved for future streets will be at least equal
to the minimum right-of-way for the type of street proposed. The Township
may require the extension of sanitary sewer and public water supply
facilities within the area of the future street. The applicant shall
submit an agreement in a form acceptable to the Township which shall
provide for the construction and removal of the temporary turnaround.
(1)Â
Wherever there is a dedicated or platted right-of-way reserved for
future street usage along or abutting the boundary of a tract being
developed, the developer shall extend the adjacent street into the
proposed development, provided that this extension is not adverse
to significant man-made or natural features of the site.
(2)Â
The developer connecting a proposed street to an existing temporary
cul-de-sac shall perform all restoration work necessary to restore
the adjacent lots in the area of the existing turnaround.
G.Â
Half streets. Half or partial streets (less than the required right-of-way
or cartway width) will not be permitted. All plans shall be designed
to provide for the entire required right-of-way and cartway.
H.Â
Street names. Continuations of existing streets shall be known by
the same name. Names for new streets shall not duplicate nor closely
resemble names of existing streets within the Township or within the
same postal area. All new street names are subject to the local postmaster
and local emergency service providers and Lancaster County Wide Communications
granting approval with all final plan applications. All street names
shall conform, where applicable, to the Township plan for street names.
The developer shall install street name signs at all new street intersections.
The design and placement of such signs shall be subject to Township
approval and shall be in accordance with the current edition of PennDOT
Publications 236M (Handbook of Approved Signs) and 408M (Specifications).
I.Â
Vertical alignments. Vertical street alignments shall be measured
along the center line. The minimum grade of all streets shall be 1%
and the maximum grade shall be 8%.
(1)Â
Vertical curves shall be used in changes in grade exceeding an algebraic
difference of 1%. The minimum lengths (in feet) of vertical curves
shall be in accordance with the requirements of the AASHTO Green Book.
(2)Â
Where the approaching grade exceeds 7% on any or all streets at a
four-way street intersection, or the terminating street at a three-way
intersection, a leveling area shall be provided on the street(s) with
such excessive grade. Such leveling area(s) shall have a maximum grade
of 4% for a minimum length of 150 feet measured from the intersection
of the center lines.
(3)Â
The grade within the diameter of a turnaround at the terminus of
a permanent cul-de-sac street shall not exceed 5% nor be less than
1%.
(4)Â
All new streets shall be graded to the right-of-way line. The maximum
slopes of banks located outside of the street right-of-way, measured
perpendicular to the right-of-way of the street, shall not exceed
3:1 for fills and 2:1 for cuts.
(5)Â
Guide rail protection is required along embankments when a barrier
is indicated as warranted in the latest version of the PennDOT Design
Manual Part 2. Guide rails shall be constructed according to PennDOT
standards.
J.Â
Horizontal alignments. Horizontal street alignments shall be measured
along the center line. Horizontal curves shall be used at all angle
changes in excess of 2°. Single long radii curves shall be used
rather than a series of curves with varying radius and/or a series
of short curves separated by short, tangent segments. The minimum
horizontal curve center line radius for streets shall be 250 feet.
For streets with design speeds greater than 30 miles per hour, minimum
radii shall be in accordance with the requirements of the current
edition of PennDOT Publication 70M, Guidelines for the Design of Local
Roadways and Streets.
(1)Â
Perimeter streets. Plans with street locations along the perimeter
of a property shall be required to show building setback lines and
clear sight triangles within the adjacent properties; permission for
any encroachment shall be obtained from the adjacent landowner in
the form of a signed agreement.
(2)Â
Cartway alignment. The center line of the street cartway shall correspond
with the center line of the street right-of-way.
K.Â
Street rights-of-way and cartway widths and improvements. The minimum
street rights-of-way and cartway widths for new streets shall be as
follows:
Street Classification
|
Cartway Width
(feet)
|
Right-of-Way
(feet)
| |
---|---|---|---|
Arterial street/major collector street**
|
36 with curb* or 30 with two-foot shoulders
|
60
| |
Minor collector street/local street
|
36 with parking on both sides; 30 with parking on one side or
22 with two-foot shoulders and no parking; or 24 with curb and no
parking
|
60
| |
Alley
|
20
|
30
| |
Cul-de-sac turnaround
|
One-hundred-foot diameter
|
One-hundred-twenty-foot diameter
|
NOTES:
| ||
---|---|---|
*
|
Eight-foot parking lane
| |
**
|
On-street parking shall be prohibited on streets or roads with
posted speeds of 55 miles per hour or greater.
|
(1)Â
Shoulders. Shoulders shall be provided in accordance with the design
specifications (Appendix No. 21).[1]
[1]
Editor's Note: Said appendix is included as an attachment to this chapter.
(2)Â
Extension of existing streets. The extension of existing streets,
which are constructed with a cartway different from the standards
of this chapter, shall be provided with a transition area, the design
of which is subject to the Board of Supervisor's approval.
L.Â
Improvement of existing streets and intersections. Where a subdivision or land development abuts an existing Township and/or state street or shall have a traffic impact on an existing Township and/or state street as indicated by a traffic study required by § 200-19 of this chapter, the developer shall make the following improvements:
(1)Â
In cases where a subdivision or land development abuts an existing Township or state street, the street shall be improved to the ultimate width in accordance with § 200-35K of this chapter.
(2)Â
In cases where the development is situated only on one side of an
existing street, the Township may require that only that side of the
street be improved. The Township may require that both sides of the
street be improved where the traffic impact study indicates that the
improvements are necessary.
(3)Â
Where the traffic impact study indicates that improvements are necessary or advisable to existing Township and/or state streets and/or intersections within the traffic impact study area in order to i) assure adequate, safe and convenient access to each lot and/or structure and/or parking compound proposed as part of the development of the tract; ii) accommodate the traffic due to the proposed development; iii) provide for a level of service and delay for the design year or years for phase projects with the development which is at least equivalent to the projected level of service and delay for the design year(s) without the proposed subdivision or development; and/or iv) preserve the existing convenience of access to or ability to exit from abutting properties which gain access from the existing street, the developer shall install additional traffic lanes, traffic dividers and traffic improvements. The developer shall install additional traffic lanes, traffic dividers, traffic control devices, traffic signals and other measures as appropriate to ensure that the development of the tract does not adversely impact the existing street system and/or access to or the ability to exit from properties gaining access from an affected street. If the traffic impact study indicates that improvements must be made to a state street, the developer shall also take all action necessary to obtain any PennDOT permits and/or approvals to install the necessary street widening and/or traffic signals and/or traffic signal modifications (including but not limited to preparation of all studies and submission of all necessary applications to enable the installation of the traffic signal or modifications) and shall install the traffic signal or modifications at its cost and expense. If the traffic impact study indicates that traffic control devices or regulations, including but not limited to stop intersections, speed limit reductions or parking prohibitions, are required, the developer shall prepare all studies necessary to justify imposition of such regulations in accordance with PennDOT regulations and shall pay all costs associated with the preparation and enactment of an ordinance to establish such regulations. The developer shall bear all costs and expenses in connection with the improvements required by this § 200-35L(3). If the developer requires the Township to submit any permit applications or requests for approvals in the name of the Township, the developer shall reimburse the Township for all costs and expenses incurred by the Township in connection with its review of the application and submission of the application to PennDOT or any other governmental agency.
(4)Â
When the Township determines that the required improvements are not feasible at the time of development of the use, the developer shall deposit funds with the Township in the amount of 110% of the cost of the improvements computed in accordance with § 200-25 of this chapter. The Township Engineer shall review and approve the amount of the deposit (after it has been determined that the amount meets current standards).
M.Â
Street improvements. All streets shall be designed and constructed in accordance with the latest edition of PennDOT Publication 408 (Specifications), Chapter 195, Article I, Construction, Opening and Dedication of Roads, the construction details located in Appendix No. 21[2] and the following:
(1)Â
Subgrade. Roadway subgrade shall be graded to provide a minimum two-percent
cross-slope from center line as indicated in the construction details
in Appendix No. 21.[3] In all cases subgrade material shall be firm and dry prior
to the installation of the proposed subbase material. In the instance
of unsuitable subgrade conditions, the developer may excavate unsuitable
material and replace with suitable crushed aggregate, install under
drains or utilize geotextile material in order to provide sound pavement
structure in accordance with PennDOT guidelines and as approved by
the Township.
[3]
Editor's Note: Said appendix is included as an attachment to this chapter.
(2)Â
Required paving section. All roads to be constructed shall meet the
following paving requirements:
(a)Â
Streets intended to serve as rural local roads and in residential
developments shall be constructed as follows:
[1]Â
All paving of Superpave must be performed between April 1 and
October 15 for liquid fuels eligibility. There are no exceptions to
this regulation.
i.Â
Minimum six inches compacted coarse aggregate stone subbase
to be composed of four inches of 3A aggregate stone and two inches
of 2A aggregate stone.
ii.Â
Four-and-one-half inches compacted Superpave asphalt
mixture design, HMA base course, PG64-22, 0.3 to 3m ESALs, 25 mm.
Installed in two lifts. Base or binder course of Superpave. Binder
mix is compacted Superpave asphalt mixture design, HMA binder course,
PG64-22, 0.3 to 3m ESALs, 19 mm.
iii.Â
One-and-one-half inches compacted Superpave asphalt
mixture design, HMA wearing course, PG64-22, 0.3 to 3m ESALs, 9.5
mm, SRL-L.
(b)Â
Streets intended to serve as collector or arterial roads or
as part of industrial or commercial developments shall be constructed
as follows:
[1]Â
All paving of Superpave must be performed between April 1 and
October 15 for liquid fuels eligibility. There are no exceptions to
this regulation.
i.Â
Minimum six inches compacted coarse aggregate stone subbase
to be composed of four inches of 3A aggregate stone and two inches
of 2A aggregate stone.
ii.Â
Five inches compacted Superpave asphalt mixture
design, HMA base course, PG64-22, 0.3 to 3m ESALs, 25 mm. Installed
in two lifts.
iii.Â
Three inches compacted Superpave asphalt mixture
design, HMA binder course, PG64-22, 0.3 to 3m ESALs, 19mm.
iv.Â
One-and-one-half inches compacted Superpave asphalt
mixture design, HMA wearing course, PG64-22, 0.3 to 3m ESALs, 9.5
mm, SRL to be determined by traffic volume.
(c)Â
Except where curbs are to be installed, the subbase for all
proposed roads shall extend one foot beyond the edge of the paved
cartway.
(d)Â
The maximum lifts for the installation of bituminous material
shall be four inches for base courses, three inches for binder courses
and two inches for wearing courses.
(e)Â
All vertical pavement joints shall be staggered by a minimum
distance of one foot.
(f)Â
Tack coat shall be applied as needed.
(3)Â
Construction observation. The developer shall notify the Township
48 hours in advance of the date of intended installation of each roadway
course so that the preceding course can be inspected and proof rolled,
as necessary.
(4)Â
Trench restoration. Excavation within or adjacent to streets shall
be restored in accordance with the construction details located in
Appendix No. 21[4] and the following:
(a)Â
Trench restoration shall proceed as promptly as is possible.
Trenches which must remain open for longer periods of time shall be
properly plated and delineated for oncoming traffic.
(b)Â
The remainder of the trench shall be backfilled with 2-RC or
2A and promptly compacted. The backfill material shall be mechanically
tamped in approximately six-inch layers.
(c)Â
Where openings are made behind the curbline, work shall be performed
as required in these specifications, and the opening covered with
good topsoil to a depth of six inches, and seeded or sodded to the
Township's satisfaction.
(d)Â
Whenever the trenches have not been properly filled, or if settlement
occurs, they shall be refilled, compacted, smoothed off and finally
made to conform to the surface of the ground.
(e)Â
Frozen material shall not be used for backfill, nor shall any
backfilling be done when materials already in the trench are frozen.
[4]
Editor's Note: Said appendix is included as an attachment to this chapter.
(5)Â
Weather limitation. Criteria for placement of bituminous materials
during cold or inclement weather shall be in accordance with the latest
edition of PennDOT Publication 408 (Specification).
(6)Â
Accessibility. Street construction shall be complete with the installation
of the required binder course for streets to be considered accessible
to occupied lots.
[2]
Editor's Note: Said appendix is included as an attachment to this chapter.
N.Â
Street intersections.
(1)Â
Intersections involving the junction of more than two streets are
prohibited.
(2)Â
The distance between the center line of streets opening onto the
opposite sides of existing or proposed streets shall be no less than
150 feet between center lines, measured along the center line of the
street being intersected.
(3)Â
Intersections with collector streets shall be located not closer
than 400 feet, measured from center line to center line, along the
center line of the collector street being intersected.
(4)Â
Intersections with arterial streets shall be located not closer than
1,000 feet, measured from center line to center line, along the center
line of the arterial street being intersected.
(5)Â
Right-angle intersections shall be used whenever possible. No street
shall intersect another at an angle of less than 75°.
(6)Â
The cartway edge at street intersections shall be rounded by a tangential
area with a minimum radius of 25 feet for local streets or alleys
and 55 feet for intersections involving arterial and collector streets.
The right-of-way radii at intersections shall be substantially concentric
with the edge of the cartway.
O.Â
Clear sight triangles and stopping sight distance at street intersections.
(1)Â
Clear sight triangles. There shall be provided and maintained at
all street intersections a clear sight triangle of at least 100 feet
as measured from the intersection of the street center lines in all
directions. Clear sight triangles shall be indicated on all plans,
and a note shall be provided on the plans which states that no structures,
landscaping or grading may be constructed, installed or performed
within the area of the clear sight triangle which would obscure the
vision of motorists. Deeds to lots which contain clear sight triangles
shall include the requirement of this section.
(2)Â
Safe stopping sight distance (SSSD):
(a)Â
All intersections, including street and driveway intersections,
shall be located at a point which provides optimal sight distance
in both directions. The safe stopping sight distance measurements
(required and available measurements) for all intersections shall
be shown on the plan.
(b)Â
Calculation of safe stopping sight distance (SSSD).
[1]Â
For each intersection, the available sight distance for each
direction shall equal or exceed the SSSD computed from the following
formula:
SSSD = 1.47Vt + {V2/[30 x(f+G)]}
| ||||
Where:
| ||||
SSSD
|
=
|
Safe stopping sight distance (feet).
| ||
V
|
=
|
Speed limit, or 85th percentile speed or safe operating speed.
| ||
t
|
=
|
Perception time of driver (2.5 seconds).
| ||
f
|
=
|
Wet friction of pavement as follows:
|
Speed
(miles per hour)
|
f
| |
---|---|---|
25
|
0.38
| |
30
|
0.35
| |
35
|
0.34
| |
40
|
0.32
| |
45
|
0.31
| |
50
|
0.30
| |
55
|
0.30
|
G
|
=
|
Percent grade of roadway divided by 100.
|
[2]Â
If the 85th percentile speed varies by more than 10 miles per
hour from the speed limit, the Township may require the 85th percentile
speed to be used to determine stopping distance.
[3]Â
Table 1 depicts stopping sight distance for selected speeds.
The sight distances in Table 1 apply for roadway grades in whole numbers
from plus 13% to minus 13% along with speeds from 15 to 60 miles per
hour in increments of five miles per hour. The designer may use this
table in lieu of the above formula.
Table 1
| |||||||||||
---|---|---|---|---|---|---|---|---|---|---|---|
Formula Sight Distance Table
| |||||||||||
Average Grade (G)
(percent)
| |||||||||||
Speed (V)
(miles per hour)
|
0.0
|
+1.0
|
+2.0
|
+3.0
|
+4.0
|
+5.0
|
+6.0
|
+7.0
|
+8.0
|
+9.0
|
+10.0
|
25
|
147
|
145
|
144
|
143
|
142
|
140
|
139
|
138
|
137
|
136
|
135
|
30
|
196
|
194
|
191
|
189
|
187
|
185
|
183
|
182
|
180
|
178
|
177
|
35
|
249
|
245
|
242
|
239
|
236
|
233
|
231
|
228
|
226
|
224
|
221
|
40
|
314
|
309
|
304
|
299
|
295
|
291
|
287
|
284
|
280
|
277
|
274
|
45
|
383
|
376
|
370
|
364
|
358
|
353
|
348
|
343
|
339
|
334
|
330
|
50
|
462
|
453
|
444
|
436
|
429
|
422
|
415
|
409
|
403
|
397
|
392
|
55
|
538
|
527
|
517
|
508
|
499
|
490
|
482
|
475
|
468
|
461
|
454
|
Speed (V)
(miles per hour)
|
0.0
|
-1.0
|
-2.0
|
-3.0
|
-4.0
|
-5.0
|
-6.0
|
-7.0
|
-8.0
|
-9.0
|
-10.0
|
---|---|---|---|---|---|---|---|---|---|---|---|
25
|
147
|
148
|
150
|
151
|
153
|
155
|
157
|
159
|
161
|
164
|
166
|
30
|
196
|
199
|
201
|
204
|
207
|
210
|
214
|
217
|
221
|
226
|
230
|
35
|
249
|
252
|
256
|
260
|
265
|
269
|
275
|
280
|
286
|
292
|
299
|
40
|
314
|
319
|
325
|
331
|
338
|
345
|
352
|
360
|
369
|
379
|
389
|
45
|
383
|
390
|
398
|
406
|
415
|
425
|
435
|
447
|
459
|
472
|
487
|
50
|
462
|
471
|
481
|
492
|
504
|
517
|
531
|
546
|
563
|
581
|
600
|
55
|
538
|
550
|
562
|
576
|
590
|
606
|
622
|
641
|
661
|
682
|
706
|
(c)Â
Measurement of sight distance.
[1]Â
The correct measurement of available sight distance at each
proposed street intersection shall be the responsibility of the applicant.
[2]Â
For the purpose of measuring available sight distance, the height
of each driver's eyes shall be 3Â 1/2 feet above the road surface,
and the height of each vehicle shall be 4Â 1/4 feet above the
road surface. The lateral placement of vehicles on the roadway and
at the proposed access point shall be consistent with the operation
of the access and roadway.
[3]Â
For each direction, the shortest
of the following measurements shall be considered the available sight
distance for that direction:
[a]Â
The maximum length of roadway along which a driver
at the proposed street intersection can continuously see another vehicle
approaching on the roadway. The driver's eyes at the proposed point
of access shall be 10 feet back from the near edge of the closest
travel lane.
[b]Â
The maximum length of roadway along which a driver
on the roadway can continuously see a vehicle which is located in
his travel lane on the roadway in order to make a left turn into the
proposed access or as a result of a left or right turn out of the
proposed access.
[c]Â
The maximum length of roadway along which the driver
of a vehicle intending to make a left turn into the proposed access
can continuously see vehicles approaching from the other direction.
This is measured from the point where the left-turning vehicle stops.
(d)Â
Inadequate sight distance remedies. If it is impossible to achieve
required stopping sight distance in both directions, the Township
may:
[1]Â
Prohibit left turns by entering or exiting vehicles.
[2]Â
Require alteration of the horizontal or vertical geometry of
the roadway or access; all such work shall be at the expense of the
applicant.
[3]Â
Require removal of physical obstruction from the line of sight,
at the expense of the applicant.
[4]Â
Deny access to the roadway.
(3)Â
Proper sight distance shall be provided with respect to both horizontal
and vertical road alignments at all intersections.
(4)Â
All street intersections with a state highway shall be subject to
PennDOT approval.
P.Â
Cul-de-sac streets. A cul-de-sac street is not permitted, unless
required by topography or land configuration. Temporary or permanent
cul-de-sac streets shall have a minimum length of 300 feet and shall
not exceed 1,000 feet in length or provide access to greater than
20 dwelling units. Cul-de-sac length is measured from the center-line
intersection with a street that is not a cul-de-sac to the center
of the cul-de-sac turnaround.
(1)Â
All cul-de-sac streets, whether permanently or temporarily designed,
shall be provided with a fully paved, closed-end turnaround at a minimum
width/diameter of 100 feet and a right-of-way width/diameter of 120
feet. The use of a temporary turnaround shall be guaranteed until
the street is extended. A right-side center line offset for the turnaround
is desired. A left-side center line offset of the turnaround is prohibited.
(2)Â
A snow drop-off area that is 28 feet wide and 20 feet deep from the
street curbline shall be provided at the terminus of the turnaround
area. The snow drop-off area shall be centered on the center line
of the cul-de-sac and shall be free of driveways, utility terminal
boxes, mailboxes, stormwater facilities and other facilities that
may hamper snow storage, or may require accessibility during snow
periods.
(3)Â
The developer who extends a street which has been provided with a
temporary turnaround shall be required to remove the temporary turnaround
and restore the area of the temporary turnaround.
Q.Â
Future rights-of-way. Future rights-of-way are rights-of-way reserved
for future street improvements. They shall be designed in conformance
with the design requirements of a street, and the contiguous parcels
must contain proper setbacks and sight distances.
(1)Â
The area within the future right-of-way shall be included within
the deeds to the abutting lots with an easement in favor of the Township
and landowners of the land into which the future right-of-way will
extend to permit the use of the future right-of-way for public street
purposes should the adjoining lands be developed.
(2)Â
The landowners of the lots in which the future right-of-way is included
shall have the duty to maintain the area included within the future
right-of-way, and this duty shall be indicated in a note on the final
plan and in all deeds to such lots.
(3)Â
The landowners of the lots in which the future right-of-way is included
shall have no obligation concerning the improvement of such future
right-of-way for street purposes.
R.Â
Alleys. The use of alleys is limited to providing a secondary means
of access to the side and/or rear of those lots with street frontage
and designed to discharge through traffic. Alleys shall conform to
the following standards:
(1)Â
A lot which utilizes an alley shall maintain frontage along a public
or private street.
(2)Â
An application that proposes alleys shall be accompanied by an agreement
which shall be recorded with the final plan and which shall establish
the conditions under which the alleys will be maintained.
(3)Â
The final plan for recordation with the Recorder of Deeds shall include
a plan note which identifies:
(7)Â
No part of any structure shall be located within 30 feet from the
cartway edge of an alley.
(8)Â
Alleys which form a cul-de-sac shall not exceed 400 feet in length,
measured form the center-line intersection of a street or private
street which is not a cul-de-sac. Alley culs-de-sac which do not terminate
in a parking compound shall be provided at the terminus with a fully
paved turnaround. The turnaround shall be designed with an eighty-foot
paved diameter.
(9)Â
Alley maintenance. The final plan shall contain a note which states
that the alley shall not be offered for dedicated and shall be privately
maintained.
(a)Â
If an alley is to be for the common use of two or more properties,
the applicant shall provide for the maintenance of such alley. The
applicant shall provide for private maintenance through the formation
of the homeowners' association or through the setting forth of the
maintenance responsibilities in easement in the deeds to the lots
which have the right to use the alley. If a homeowners' association
is formed, a document setting forth the maintenance responsibilities
of such association and the right of such association to assess lots
within the development shall be recorded at the same time as the final
plan is recorded. All such documents shall be in a form acceptable
to the Township Solicitor.
(b)Â
All persons who shall purchase a lot abutting or having the
right to use an alley shall be given a copy of the final plan and,
if a homeowners' association has been formed, shall be given a copy
of all such documents relating to the maintenance responsibilities
of such homeowners' association.
S.Â
Access drive. Access drives, as defined in § 200-7, and lots using access drives shall have the following characteristics:
(1)Â
A lot which utilizes an access drive shall maintain frontage along
a public or private street.
(2)Â
An application that proposes access drives shall be accompanied by
an agreement which shall be recorded with the final plan and which
shall establish the conditions under which the access drives will
be maintained.
(3)Â
The final plan for recordation with the Recorder of Deeds shall include
a plan note which identifies:
(5)Â
Access drives do nor require a specific right-of-way; however, the
following standards for cartway width shall apply:
Function
|
Cartway Width
(feet)
| |
---|---|---|
Two lanes of traffic with on-street parking
|
36
| |
Two lanes of traffic without on-street parking*
|
24
| |
One lane of traffic with one lane of on-street parking**
|
20
| |
One lane of traffic without on-street parking**
|
12
|
NOTES:
| ||
---|---|---|
*
|
Off-street parking compounds shall be provided in accordance with § 200-36 of this chapter, and the prohibition of on-street parking must be identified along the cartway.
| |
**
|
The one-way direction of traffic must be identified along the
cartway.
|
(8)Â
No part of any structure shall be located within 30 feet from the
cartway edge of an access drive.
(9)Â
Access drives which form a cul-de-sac shall not exceed 1,000 feet
in length, measured from the center-line intersection of a street
or private street which is not a cul-de-sac. Access drive culs-de-sac
which do not terminate in a parking compound shall be provided at
a terminus with a fully paved turnaround. The turnaround shall be
designed with an eighty-foot paved diameter.
(10)Â
Access drives should be paved with a minimum five inches of
suitable bituminous material; 1Â 1/2 inches of 9.5 mm wearing
course, and 3Â 1/2 inches of 19 mm binder course. Refer to the
access drive detail, Appendix No. 21.[5]
[5]
Editor's Note: Said appendix is included as an attachment to this chapter.
T.Â
Driveways. Driveways, as defined in § 200-7, shall conform with the following requirements:
(1)Â
Driveways shall be located to provide minimum safe stopping distance at intersections in accordance with the standards of § 200-35O and shall not be located within any clear sight triangles on abutting streets or access drives.
(2)Â
Driveways shall be located at least 60 feet from the cartway edge
at street or access drive intersections. Access shall be provided
and maintained to the street or access drive of lesser classification
or lesser traffic volumes. Driveways shall not interfere with the
normal traffic movement or be inconsistent with the design, maintenance
and drainage of the street or access drive.
(3)Â
Driveways shall be located a minimum of three feet from any property.
The number of access points to a street or access drive shall be one.
(4)Â
Driveways shall maintain a width of 10 feet over the entire length
and have a maximum width of 16 feet within the street right-of-way
or the intersection with an access drive.
(5)Â
Driveways shall contain paved entrances a minimum of 25 feet from
the street or access drive. The pavement section shall conform to
the following standards: four inches of 2A or 3A subbase, and three
inches of bituminous wearing course. All paved entrances must be constructed
to provide proper drainage and a continuation of the existing shoulder
configuration.
(6)Â
Driveways shall have a maximum slope of 8% for a distance of 25 feet
from the street or access drive. Where the remainder of the driveway
exceeds, or is expected to exceed a slope of 12%, special grading
and/or drainage provisions may be required by the Township.
(7)Â
When a proposed driveway will access a street or access drive which
in the Township's opinion has large traffic volumes, higher traffic
speeds or poor sight distances, the Township may require the use of
a turnaround area to prevent vehicles from backing onto the street
or access drive. The turnaround design is subject to the Township's
approval.
(8)Â
Common driveways are prohibited.
U.Â
Specific traffic control and access requirements. The following specific
traffic control and access requirements shall be met for developments
which produce 100 peak-hour directional trips.
(1)Â
If any traffic signals are to be installed, the distance between
any new and/or existing signals shall be at least 1,000 feet unless
the developer demonstrates that adjacent traffic signals can operate
sufficiently at lesser distances.
(2)Â
Design of proposed development access points shall take into consideration
the horizontal and vertical grades of the existing road network in
the traffic impact study area to permit safe and convenient access
to the site as defined in the latest PennDOT regulations. All modifications
required to meet these regulations will be the responsibility of the
developer.
(3)Â
The developer shall demonstrate by using the latest PennDOT standards
and regulations that the proposed use will not create traffic patterns
and movements which will jeopardize the traveling public.
(a)Â
Stacking of sufficient length shall be provided in all traffic
lanes on the site and off the site on adjacent roadways to insure
that there shall be no blockage of through traffic. The design and
length of the stacking lanes shall be justified and supported by the
queuing analysis required as part of the traffic impact study.
(b)Â
Street and/or access drives to and within the site shall be
designed in a manner that blockage of through traffic by vehicles
attempting to enter or exit on these streets or access drives will
not occur.
(c)Â
Acceleration, deceleration and turning lanes shall be of sufficient
lengths to accomplish their intended use.
(4)Â
If reduction of the speed limit, installation of traffic control
devices, limitation of parking or turning movements or similar measures
are required to mitigate traffic impacts upon Township or state highways,
the applicant shall present traffic studies performed in accordance
with PennDOT regulations and Publication No. 201, Engineering and
Traffic Study Regulations. The erection or the installation of such
traffic control devices shall be in accordance with Title 67, Chapter
211, Official Traffic Control Devices, of PennDOT regulations. If
the enactment of an ordinance is necessary to effectuate the traffic
regulations or the installation of the traffic control device, the
applicant shall reimburse the Township for all expenses in the preparation
and enactment of the necessary ordinance.
(5)Â
No street shall be located in a manner which would limit access to
or exiting from abutting properties gaining access from the existing
street with which a proposed street will intersect unless the developer
provides such lots with alternate access from the proposed street
system in a manner acceptable to each affected lot owner. It shall
be the burden of the applicant to demonstrate that such access is
acceptable to all owners of an affected lot. For the purpose of this
provision, limitation of access shall include the limitation of turning
movements into or exiting the abutting property or properties gaining
access from the existing street, whether by traffic regulations, installation
of barriers to prevent turning movements, installation of additional
traffic lanes in front of a property or difficulties or delays resulting
from increased traffic flows.
(6)Â
Where new intersections are being established to serve as access
to the proposed development, these intersections must be designed
to at least operate at a level of service C or better.
(7)Â
For access points to the proposed development and any major intersections
where traffic signal control may be required or is being proposed,
a traffic signal warrant analysis shall be performed in accordance
with the requirements of PennDOT Publication 201. A left-turn lane
shall be provided, and analysis shall be completed to determine the
type of signal phasing required.
(8)Â
Emergency traffic signal preemption shall be addressed and provided
as required.
(9)Â
Additional left and right turning lanes shall be provided to address
the existing roadway site conditions and access to the proposed development.
(10)Â
An agreement between the Township and the developer shall be
provided with regard to operating expenses and maintenance of proposed
traffic signals.
(11)Â
Additional through lanes and lane transitions of sufficient
length shall be provided to allow smooth traffic flow to existing
traffic lanes, thus minimizing congestion, delay and blockage or through
traffic within the proposed improvement area. The design and length
should be justified and supported by the queuing analysis required
as part of the traffic impact study.
(12)Â
Sidewalks shall be provided along the property frontage and
within the development meeting all Township design and setback standards.
V.Â
Streetlights.
(1)Â
The developer shall install poles or standards for streetlights,
with underground parkway cable service lines, when the Township requires.
Such facilities shall be located in the right-of-way and shall be
placed at each intersection and no more than 350 feet apart. The Township
shall approve the facilities as to type and location within the right-of-way.
(2)Â
Streetlighting shall be designed to provide a minimum average of
one footcandle at an elevation of three feet above the road surface.
(3)Â
A streetlighting plan shall be provided to the Township for review
and approval.
A.Â
Parking areas. Off-street vehicular parking facilities shall be provided in accordance with Chapter 240, Zoning.
(1)Â
Parking compound dimensions shall be no less than those listed in
the typical parking layout detail in the Appendixes.[1]
[1]
Editor's Note: Said appendixes are included as an attachment to this chapter.
(2)Â
All commercial-, industrial- and manufacturing-related parking lots
shall provide turning exhibits for the largest anticipated vehicle/truck
accessibility and maneuvering.
(3)Â
Buffer planting shall be provided where parking compounds are adjacent to residential properties. The buffer planting area shall be at least 15 feet wide. Buffer planting shall be installed in accordance with § 200-42A of this chapter. Buffer plantings shall not restrict sight distances.
(4)Â
Not less than five-foot radius of curvature shall be permitted for
horizontal curves in parking areas.
(5)Â
All dead-end parking lots shall be designed to provide sufficient
back-up area for all end stalls.
(6)Â
Painted lines, arrows and dividers shall be provided and maintained
to control parking, when necessary to direct vehicular circulation.
(7)Â
Parking areas, main entrances and exits which are open to the public
shall be lighted to a minimum average of two footcandles at an elevation
of three feet above the surface. All lighting shall be so arranged
as to reflect the light away from adjoining premises and public rights-of-way.
Photometric plans and sufficient details will need to be provided
to demonstrate compliance with this requirement.
(8)Â
All parking compounds and access drive shall be paved to meet the
following minimum standards:
(a)Â
Crushed aggregate base course with a minimum thickness of six
inches, as specified in the latest edition of PennDOT specifications,
Form 408.
(b)Â
The bituminous surface course shall consist of a minimum of
3Â 1/2 inches of bituminous binder course and 1Â 1/2 inches
of bituminous wearing course. Material shall be equal or superior
to the latest edition of PennDOT specifications, Form 408, and shall
be applied in accordance with the PennDOT specifications.
B.Â
Sidewalks.
(1)Â
Sidewalks shall be provided as follows:
(a)Â
In all residential subdivisions or land developments located
within the UGA.
(b)Â
To provide access to and/or within a commercial, industrial,
or community facility. Sidewalks which are provided as part of such
nonresidential facilities shall be designed and constructed to service
the projected pedestrian needs.
(c)Â
Where deemed necessary for the public safety by the Township.
(2)Â
Sidewalks shall be designed and constructed in accordance with the
following standards:
(a)Â
Sidewalks within a residential subdivision plan shall be located
along the side(s) of the street upon which lots front. These sidewalks
shall be constructed in accordance with the design specifications
(Appendix No. 21)[2] and shall be located within the street right-of-way.
[2]
Editor's Note: Said appendix is included as an attachment to this chapter.
(b)Â
Sidewalks within a residential land development plan shall be
located along both sides of proposed streets and/or access drives
throughout the project and adjacent to vehicular parking compounds.
Sidewalks shall be constructed in accordance with the design specifications
(Appendix No. 21)[3] and shall be located within the street right-of-way.
[3]
Editor's Note: Said appendix is included as an attachment to this chapter.
(c)Â
Pedestrian easements which may be required by the Board of Supervisors
to facilitate pedestrian circulation or to give access to community
facilities shall have a minimum right-of-way width of six feet and
a walkway width of four feet. This walkway shall be improved to the
standards assigned by the entity which accepts the easements.
(d)Â
In all cases, sidewalks shall be separated from curbs by a four-foot-wide
planting strip.
(3)Â
Each plan showing proposed curbs and sidewalks will contain a note
to the effect of the following:
"The developer shall be responsible for and bear the sole cost
of the installation for all curbs and sidewalks shown on the plan.
Sidewalks shall be constructed in accordance with all requirements
of the West Donegal Township Subdivision and Land Development Ordinance
and other provisions. The owner of each lot shall be responsible for
the care and maintenance of the curbing and sidewalk along the full
frontage of the lot. Curbs and sidewalks shall be kept in a continuous
and constant state of repair and shall be generally maintained in
a good and safe condition, with a smooth surface, only minor cracks,
no bulging and free of obstructions, ice and snow. West Donegal Township
shall be considered as a third party beneficiary of this note and
shall have the full right, but no duty, to enforce the terms hereof."
(4)Â
At a minimum, any Township-approved walking trails or paths shall
consist of six inches of compacted 2A modified stone aggregate with
a stone dust top coat. The trails and paths should be ADA compliant.
In areas of slopes steeper than 5% or in areas prone to washout (per
the discretion of the Township) a two-inch compacted top coat of macadam
shall be placed on top of the six inches of 2A stone.
C.Â
Curbs.
(1)Â
Curbs shall be required along all proposed streets in subdivisions,
along all proposed streets, access drives, alleys and parking compounds
in land developments and along all existing streets in and abutting
both subdivisions and land developments with the following exceptions:
(2)Â
All curbs shall be constructed in accordance with the design specifications
(Appendix No. 21).[4]
[4]
Editor's Note: Said appendix is included as an attachment to this chapter.
A.Â
The configuration of blocks and lots shall be based upon the lot
area requirements, the salient natural features, the existing man-made
features and the proposed type of structure. Lot configurations should
provide for flexibility in building locations, while providing safe
vehicular and pedestrian circulation. Lots with areas that are two
or more times the minimum requirements shall, wherever feasible, be
designed with configurations which allow for additional subdivision.
(1)Â
Residential blocks. All blocks in a residential subdivision shall
have a maximum length of 1,000 feet.
(2)Â
Nonresidential blocks. Blocks in nonresidential areas may vary from the requirement of Subsection A(1) when required by the nature of the use. Adequate provisions shall be made for off-street parking, loading areas and traffic circulation.
(3)Â
Whenever practical, side lot lines shall be radial to street lines.
(4)Â
In order to avoid jurisdictional problems, lot lines shall, wherever
feasible, follow municipal boundaries rather than cross them. Where
a lot is divided by a municipal boundary, the minimum standards of
both municipalities shall apply.
(6)Â
Double frontage lots are prohibited except where provided as reverse
frontage lots. Reverse frontage lots are only permitted when a reduction
of driveway intersections along a street with a high volume of vehicular
movements is desired. All reverse frontage lots shall include an identification
of the frontage for use as a road access.
(7)Â
All residential reverse frontage lots shall have a rear yard in accordance with Chapter 240, Zoning, measured at the shortest distance from the proposed dwelling unit to the street right-of-way and shall, within each rear yard and immediately adjacent to the street right-of-way, have a planted buffer at least 10 feet in width, across which there shall be no vehicular access. (See § 200-42A, Buffer planting.)
(8)Â
All remnants of land (areas remaining after subdivision) shall conform
to the lot area and configuration requirements.
(10)Â
Flag lots. Flag lots shall not be created when lots can be designed
to provide full frontage along a street. The Township, at its sole
discretion, may approve the plotting of a limited number of flag lots
when:
(a)Â
The flag lot is being created to serve a home site in the back
of an existing tract of land where there is no potential of direct
street access to the proposed lot.
(b)Â
No more than two adjoining flag lots shall be permitted. Double
tier flag lots shall not be permitted.
(c)Â
The flagpole or access portion of the flag lot shall maintain a minimum width of 25 feet and shall not change direction more than once or not greater than a forty-five-degree angle. The area of the flagpole shall not be included with the body (flag) of the lot for satisfying Chapter 240, Zoning, standards for minimum lot size.
(d)Â
The Township may attach any reasonable conditions to the creation
of flag lots as it finds necessary or desirable to provide for the
orderly development of land and street systems.
(e)Â
Flag lots shall not be permitted to be accessed from the bulb
portion of a cul-de-sac.
A.Â
A building setback line shall be provided along each street and private
street. The area in front of the building setback line shall be preserved
from structural development.
C.Â
In the case of corner lots, the setback from each adjacent street
shall apply.
E.Â
On any lot abutting a railroad or a power line, no dwelling shall
be placed within 75 feet of any portion of the railroad right-of-way
or power line.
Easements for sanitary sewer facilities, stormwater drainage
facilities, public utilities or pedestrian access shall meet the following
standards:
A.Â
To the fullest extent possible, easements shall be adjacent to property
lines.
B.Â
Nothing shall be placed, planted, set or put within the area of an
easement that would adversely affect the function of the easement
or conflict with the easement agreement. This requirement shall be
noted on the final plan and shall be included in all deeds for lots
which contain an easement.
C.Â
Pedestrian easements shall have a minimum width of six feet.
D.Â
Public utility easements shall have a minimum width of 20 feet, private
utility easements shall have a minimum width of 10 feet, and all utility
companies are encouraged to use common easements.
E.Â
The applicant shall reserve easements where stormwater or surface
water drainage facilities are existing or proposed, whether located
within or beyond the boundaries of the property. Easements shall have
a minimum width of 20 feet and shall be adequately designed to provide
area for the collection and discharge of water; the maintenance, repair
and reconstruction of the drainage facilities; and the passage of
machinery for such work. The easements shall clearly identify who
has the right of access and responsibility of maintenance. This requirement
shall be noted on the final plan and shall be included in all deeds
for lots which contain an easement.
F.Â
Where any petroleum or petroleum product transmission line traverses
a subdivision or land development, the applicant shall confer with
the applicable transmission or distribution company to determine the
minimum distance which shall be required between each structure and
the center line of such petroleum or petroleum product transmission
line. The applicant shall provide, with the final plan application,
a letter from the owner of the transmission line stating any conditions
on the use of the tract which shall contain the above.
G.Â
Where structures prohibit access for maintenance vehicles to rear
yards, these shall be a common maintenance easement of 20 feet of
the lot across adjoining property lots to a public road.
A.Â
Permanent concrete monuments shall be accurately placed along at
least one side of each street at the beginning and end of all curves
and at all angles.
B.Â
Markers shall be set at the points where lot lines intersect curves
and/or other property lines.
C.Â
Monuments shall be of concrete, with a flat top having a minimum
width or diameter of four inches and a minimum length of 30 inches.
Cast-in-place or precast concrete monuments shall be marked with center
punch mark in a three-quarter-inch copper or brass dowel. Metallic
markers shall consist of copperweld bars at least 30 inches along
and not less than 3/4 inch in diameter. Alternative monuments shall
be inscribed with a proper inscription indicating the name of the
surveyor responsible for the survey.
D.Â
Lot line markers or monuments shall be installed prior to recording
the plan, or the applicant shall provide the Township with financial
security for the required pins and monumentation.
E.Â
All monuments and markers shall be placed by a registered engineer
or surveyor so that the scored or marked point shall coincide exactly
with the point of intersection of the lines being monumented or marked.
F.Â
All existing and proposed monuments and lot line markers shall be
delineated on the final plan.
A.Â
Buffer planting. Buffer planting shall be provided along the rear
of reverse frontage lots. Parking and buildings are prohibited within
the buffer area. The use of the buffer area for accessways shall be
limited. Buffer areas shall include a suitable and uninterrupted evergreen
planting of a minimum height of 36 inches and sufficient height and
density to give maximum screening. Such screening shall be permanently
maintained and replaced where necessary to present an attractive appearance.
It is recommended that a landscape architect be utilized to insure
the proper use, arrangement and selection of plant material and to
provide an aesthetically pleasing effect.
B.Â
Commercial and industrial landscaping. A completely planted visual
barrier, designed to reach sufficient density within five years, shall
be provided between any commercial or industrial use and the contiguous
tracts.
(1)Â
An equivalent barrier shall be provided between residential uses
of differing density.
(2)Â
Any portion of the commercial or industrial tract, which is not used
for buildings, structures, parking, etc., shall be planted or landscaped
in accordance with an overall plan to be approved by the Board of
Supervisors and the Township Engineer.
(3)Â
The perimeter of all commercial and industrial parking areas and
all mechanical equipment which is not enclosed shall be screened.
C.Â
Existing wooded areas. Existing wooded areas shall be protected to
prevent unnecessary destruction. At least 25% of the number of trees
(minimum deciduous tree trunk caliper of five inches at six inches
above ground and evergreen trees six feet or larger in height) that
exist at the time of plan submission shall be maintained or replaced
immediately following construction. Replacement trees shall be a minimum
trunk caliper of two inches at a height of six inches above finished
grade and located within unbuildable sections of the site (i.e., floodplain,
steep slope, and setback areas).
D.Â
Street trees. Street trees shall be required by the Township with
the following standards:
(1)Â
The trees shall be nursery-grown in a climate similar to that of
the locality of the project. Varieties of trees shall be subject to
the approval of the Township if the street is dedicated to the Township.
(2)Â
All trees shall have a normal habit of growth and shall be sound,
healthy, and vigorous; they shall be free from disease, insects, insect
eggs and larvae.
(3)Â
The trunk diameter, measured at a height of six inches above finished
grade, shall be a minimum of two inches.
(4)Â
Trees shall be planted outside of the street right-of-way and a minimum
of five feet from the edge of any sidewalk or the edge of any cartway.
The tree growth shall not interfere with the street cartway, sidewalk,
or any utility line.
[Amended 11-9-2020 by Ord. No. 242-2020]
(5)Â
All planting shall be performed in conformance with good nursery
and landscape practice. If the streets are dedicated to the Township,
planting shall meet all Township standards.
(6)Â
Requirements for the measurements, branching, grading, quality, balling
and the burlapping of trees shall follow the code of standards recommended
by the American Association of Nurserymen, Inc., in the American Standard
for Nursery Stock, ANSIZ60, 1-1973, as amended.
(7)Â
One street tree shall be provided for each building containing two
or less dwelling units and two trees for buildings containing three
of more dwelling units.
E.Â
Ground cover. Ground cover shall be provided on all areas of the
project to prevent soil erosion. All areas which are not covered by
paving, stone or other solid material shall be protected with a maintained
vegetative growth.
A.Â
Sanitary sewage disposal. Where feasible, the applicant shall be required to connect to the public sewer system. Feasibility shall be determined by, Chapter 170, Article II, Township Sewer System, and/or ERSA standards requiring connection. The applicant shall provide the highest type of sanitary sewage disposal facility consistent with existing physical, geographical, geological and economic conditions.
(1)Â
The following types of sanitary sewage disposal facilities are listed
in order of desirability:
(2)Â
Connection to the public sewer system is required if the proposed
subdivision or land development is located within 2,000 feet of an
existing public sewer system.
(3)Â
Written certification from the public sewer service provider verifying
that capacity exists to accommodate the needs of the proposed subdivision
or land development if connection to the public sewer system is proposed.
(4)Â
If part of a privately owned sanitary sewage system, written certification
from the sewer provider verifying that capacity exists to accommodate
the needs of the project shall be provided to the Township.
(6)Â
When the Township, in accordance with the Pennsylvania Sewage Facilities
Act,[1] determines the necessity for a sewer facilities plan revision
(plan revision module for land development), or supplement, the Township
shall require that notice of approval from DEP be submitted as a condition
of final plan approval.
[1]
Editor's Note: See 35 P.S. § 750.1 et seq.
(7)Â
If the applicant proposes connection to the public sewer system,
the final plan application shall include documentation of ERSA approval
of the design, installation and financial guarantees for the public
sewer facilities, and of acceptance by the developer of any conditions
for ownership and maintenance by ERSA.
(8)Â
A developer which installs sanitary sewage facilities underneath
the cartway of an existing or proposed street shall locate such underground
facilities so that the manhole covers will be located in the center
of a drive lane of the cartway.
(9)Â
If the applicant proposes to provide on-site sewage disposal through a community sewer system, its installation shall be in accordance with ERSA "General Specifications for Sewer System Construction" and Chapter 170, Article IV, Individual and Community On-Lot Sewage Systems. The applicant shall submit an agreement for the ownership, operation and long-term maintenance of the community sewer system, in a form suitable for recording in the office of the Recorder of Deeds and acceptable to the Township Solicitor. If the community water system is to be owned and maintained by a homeowners' association, such agreement shall provide the Township with all rights set forth in MPC Article VII relating to municipal maintenance of common open space. The applicant shall present documentation demonstrating compliance with all requirements of Chapter 170, Article IV, Individual and Community On-Lot Sewage Systems.
B.Â
On-lot sewage disposal. If the applicant proposes installation of on-lot sewage disposal and has presented documentation satisfactory to ERSA and the Board of Supervisors proving the unfeasibility of connection to public or community sewer systems, the applicant shall present documentation demonstrating compliance with all requirements of Chapter 170, Article IV, Individual and Community On-Lot Sewage Systems.
C.Â
Water supply. The applicant shall provide the highest type of water
supply consistent with existing physical, geographical, geological
and economic conditions.
(1)Â
The following types of water supply facilities are listed in order
of desirability:
(a)Â
Publicly owned water supply system.
(b)Â
Privately owned water supply system used by two or more units
of occupancy (community water supply).
(c)Â
Privately owned water supply (on-lot well) used by one unit
of occupancy. The individual on-site water supply shall be located
on the same lot as the use it will serve.
(2)Â
Where feasible, the applicant shall connect to the existing public water system. Feasibility will be determined by, Chapter 226, Article I, Connection to Water System, and/or EAWA standards requiring connection. Connection to the public water system is required if the proposed subdivision or land development is located within 3,000 feet of an existing public water system.
(3)Â
Written certification from the public water service provider verifying
that capacity exists to accommodate the needs of the proposed subdivision
or land development if connection to the public water system is proposed.
(4)Â
If the applicant proposes connection to the public water system,
the final plan application shall include written documentation of
EAWA approval of the design, installation, and financial guarantees
for the public water facilities, and of acceptance by the developer
of any conditions for ownership and maintenance by EAWA.
(5)Â
A developer which installs public water facilities underneath the
cartway of an existing or proposed street shall locate such underground
facilities so that the manhole covers will be located in the center
of a drive lane of the cartway.
(6)Â
If public water service or a community water system is to be provided,
the applicant shall present evidence that the subdivision of land
development is to be supplied by a certified public utility, a bona
fide cooperative association of lot owners or by EAWA. A copy of a
certificate of public convenience or an application for such certificate,
a cooperative agreement or a commitment to serve the area in question,
whichever is appropriate, shall be acceptable evidence.
(7)Â
If the applicant proposes to provide a community water supply system, its installation shall be in accordance with EAWA specifications. The applicant shall submit an agreement for the ownership, operation and long-term maintenance of the community water system, in a form suitable for recording in the office of the Recorder of Deeds and acceptable to the Township Solicitor. If the community water system is to be owned and maintained by a homeowners' association, such agreement shall provide the Township with all rights set forth in MPC Article VII relating to municipal maintenance of common open space.
D.Â
Groundwater resource analysis. If the applicant proposes a subdivision
or land development of 25 or more homes or the use of more than 4,500
gallons per day utilizing groundwater sources, the applicant shall
provide a groundwater resource analysis. The groundwater resource
analysis shall meet all requirements of this section. The groundwater
resource analysis shall include an aquifer and water quality test
as part of the analysis. The analysis shall be signed and sealed by
a geologist.
(1)Â
The analysis shall provide a mapping of known groundwater problems,
including the following:
(a)Â
Areas underlain by serpentinic or schistostic geologic formations.
(b)Â
Areas in proximity (one mile) of sinkholes, ghost lakes or drainage
entering the ground.
(c)Â
Contaminated aquifers, including designated cleanup sites.
(d)Â
Other areas with documented water quality or quantity problems,
including pollutants in excess of federal safe drinking water standards.
(2)Â
An aquifer test shall be performed in compliance with the following
objectives, standards, methods and procedures:
(a)Â
Test objective. The objective of an aquifer test shall be one
or more of the following:
[1]Â
To obtain sufficient data for the calculation of aquifer performance,
including the coefficients of transmissibility and storage permeability
and specific yield.
[2]Â
To determine the location and character of geologic boundaries.
[3]Â
To ascertain the effects of well interference.
[4]Â
To provide a guide in the spacing of wells for the development
of a well field.
(b)Â
Test standard. The aquifer test shall establish that the proposed
well is capable of supplying potable water at the minimum rate of
400 gallons per day per unit of occupancy at a demand rate of not
less than eight gallons per minute for one hour, either with or without
the use of a storage system.
(c)Â
Test supervision and evaluation. The aquifer test shall be conducted
under the supervision of a geologist. The geologist will summarize
the test and its significance and make recommendations as to the suitability
of the well or wells for the intended uses. The final report shall
include an opinion as to whether the proposed use of the well will
have an impact upon other existing wells in the immediate surrounding
area. A copy of the filed notes and test results shall be provided
in the analysis.
(d)Â
Test method. An aquifer test shall be conducted for a minimum
of 12 hours at a constant rate of pumping. The pumped well shall be
the one proposed for the specific subdivision or land development
for which the test is conducted. Two observation wells which have
hydraulic continuity with the pumped well are required. The preferred
method of analysis of the aquifer test data is the nonequilibrium
formula, although other methods are available and may be used. These
include various methods of analysis of either drawdown or recovery
data.
(e)Â
Collection of data. Data shall be collected in conjunction with
the aquifer test as follows:
[1]Â
Prior to the test.
[a]Â
Collection of geologic data of the area to be tested,
including well logs, if available.
[b]Â
History of water level fluctuations in the area
when available.
[c]Â
The location, relative elevations and static water
levels in the pumped well and the observation wells.
[d]Â
The expected discharge of the pumped well.
[2]Â
During the test provide a standard aquifer test field data sheet
for each well, including information on date, time, pumping elapsed
time, depth to water, drawdown and observed discharge.
[3]Â
Following the test, in accordance with recognized principles
of well hydraulics, graphs shall be prepared to show time drawdown
and time recovery for the pumped well and the observation wells. A
distance drawdown graph will be required for the anticipated rates
of pumping. Computation of the coefficients of transmissibility and
storage are required as well as the rate pumping, time and drawdown
as well as other data which may be considered necessary to satisfy
the test objectives.
(3)Â
Water quality test. A test shall be conducted by a certified laboratory.
The quality of water tested shall meet the minimum public health drinking
water standards as set forth in the EPA National Safe Drinking Water
Regulations as it presently exists or may hereafter be amended, or
be capable of treatment to attain said standard of quality.
All residential subdivisions and land developments shall be
provided with park and recreation land which shall be dedicated to
the Township. The developer may request that the Township not require
the dedication of land, and any such request shall be accompanied
by an offer to pay a fee in lieu of dedication of the land, computed
in accordance with the regulations provided herein, an offer to construct
recreational facilities and/or an offer to privately reserve land
for park or recreation purposes.
A.Â
The land reserved for park, recreation and open space usage shall
be a single lot which shall comply with the requirements of this chapter
relating to the length-to-depth ratios and which shall be accessible
to the public. No more than 15% of the minimum lot size calculated
in this section shall consist of floodplain, wetlands or other features
which shall render the land undevelopable. Areas of floodplain, wetlands,
or other features which shall render the land undevelopable may be
included within the open space lot if such land is above the minimum
area required. No stormwater management facilities designed to retain
or detain water from other portions of the development shall be permitted
on such land reserved for park, recreation and open space usage.
B.Â
A minimum of 0.025 acres of land shall be reserved as park or recreational
land for each residential lot created in a subdivision or each dwelling
unit created in a land development. Notwithstanding the foregoing,
in all cases the minimum area of land reserved as park and recreation
land shall be equal to the minimum lot size in the district in which
the subdivision or land development is located.
C.Â
The developer may request that the Board of Supervisors permit the
provision of park and recreation land other than through public dedication
of land as set forth above. The developer shall set forth, in writing,
the means by which he will fulfill this requirement which may include
the payment of a fee in lieu of dedication of all or a portion of
the amount of land required to be dedicated, construction of recreational
facilities, the private reservation of land or any combination of
dedication, fees, construction of recreational facilities or private
reservation.
(1)Â
Fee in lieu of dedication. When so requested by the developer, the
Township may accept a fee in lieu of dedication because size, shape,
location, access, topography or other physical features render it
impractical for the developer to dedicate land for recreational areas
as required by this section. Such fee-in-lieu payments shall be payable
to the Township prior to issuance of the recording of each final phase
of the plan by the Township, based on each phase's percentage of the
total number of dwelling units.
(a)Â
If the developer proposes a fee in lieu of dedication, said fee shall be computed and paid in accordance with policies adopted by the Board of Supervisors. The amount of a fee-in-lieu payment shall be fair market value of the land required to be dedicated under Subsection B above. The developer shall provide the Township with all information necessary to determine fair market value of the land, including, but not limited to, a copy of the agreement of sale or real estate transfer tax affidavit of value if the developer is equitable owner or has purchased the land within the past two years or an appraisal of the property by an MAI appraiser acceptable to the Township. Fair market value shall be computed by dividing the total price of the tract by the number of acres within the tract and then multiplying that number by the amount of land required to be dedicated. At the option of the developer, the developer may elect to pay the per-lot or dwelling-unit fee in lieu of dedication established by resolution of the Board of Supervisors.
(b)Â
Any developer which feels aggrieved by the price established
by the Township shall have the right to secure a second appraisal
of the property by an MAI appraiser acceptable to the Township. The
two prices shall be averaged, with the result being the amount owed
being what the developer shall be required to pay.
(c)Â
Fee-in-lieu funds disposition. Monies received from developers
shall be placed in a capital reserve fund. Fees received from developers
shall be administered and expended as required and authorized by the
MPC.
(2)Â
If the developer proposes to construct recreational facilities, the
developer shall present a sketch plan of such facilities and an estimate
of the cost of construction.
(3)Â
If the developer proposes the private reservation of land, the developer shall provide for the maintenance of such land through either the inclusion of such land as common elements of a condominium or the creation of a homeowners' association. Such documentation shall be recorded, shall provide that the land cannot be further developed and shall give the Township the rights to maintain the land as set forth in MPC Article VII dealing with the maintenance of common open space in planned residential developments. Notwithstanding the foregoing, the developer may request that the Township approve transfer of the land to an organization dedicated to the conservation of natural resources with deed restrictions preventing further development acceptable to the Township Solicitor.
(4)Â
The developer shall enter into an agreement with the Township setting
the fees to be paid, the facilities to be constructed or the land
to be privately reserved and the method of its maintenance. All such
agreements shall be in a form satisfactory to the Township Solicitor.
All subdivisions or land developments containing 20 or more
dwelling units or nonresidential buildings containing 15,000 or greater
square feet of gross floor area shall be provided with at least two
separate and distinct means of access from existing public streets.
A.Â
Access may be provided through the location of two or more public
or private streets, each of which intersects with an existing public
street. Such public or private streets shall meet all the requirements
of this chapter concerning design and construction.
B.Â
Access for a land development may be provided through two or more access drives into the land development, each of which intersects with an existing public street. Such access drives shall be separated by a distance of at least 150 feet and shall comply with all requirements of this chapter and Chapter 195, Article II, Driveways.
C.Â
If the applicant is unable to provide access to the subdivision or
land development through two or more public or private streets each
of which intersect with an existing public street or two or more access
drives which intersect with one or more existing public streets, an
emergency access shall be provided.
(1)Â
The emergency access shall be improved so that emergency vehicles
may safely traverse it and shall be indicated on the plans.
(2)Â
The emergency access shall be acceptable to the providers of emergency
services within the Township. Applicants proposing to provide emergency
access shall submit evidence of such approval.
(3)Â
The emergency access may be located so that access to the subdivision
or land development is gained from a public street at a location unsuitable
for regular access with an existing public street.
(4)Â
The emergency access may be located so that access is gained from
an adjacent tract. For example, a subdivision or land development
adjoining a parking lot of another use may provide emergency access
through a point with a break chain. Applicants with plans indicating
emergency access through an adjoining private tract shall provide
evidence that the adjoining property owner has consented to such emergency
access location.