A. 
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. 
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) 
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) 
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) 
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. 
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. 
Street circulation.
(1) 
Streets, alleys, driveways and access drives shall be designed to:
(a) 
Permit the safe, efficient and orderly movement of vehicles and facilitate adequate access for emergency vehicles.
(b) 
Provide, when possible, two directions of vehicular access by means of a street or access drive to and within a development.
(c) 
Meet the needs of the present and future populations.
(d) 
Provide a simple and logical pattern.
(e) 
Function under a hierarchy system where the intensity of intersections decreases as traffic volumes and speed increases.
(f) 
Respect the natural features and topography.
(g) 
Present an attractive streetscape.
(2) 
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. 
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) 
The street shall be constructed and maintained to conform with this chapter.
(2) 
An offer for dedication of the street shall be made only for the street as a whole.
(3) 
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) 
An agreement by the owners of 51% of the front footage thereon shall be binding on the owners of the remaining lots.
(5) 
An agreement that any amendment to the agreement shall be subject to the prior approval of the Township.
D. 
Street design.
(1) 
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) 
Collector streets shall have a minimum design speed of 35 miles per hour.
(3) 
Local streets, including cul-de-sac streets, shall have a minimum design speed of 30 miles per hour.
(4) 
The design speed of all streets shall be subject to Township approval.
(5) 
The applicant shall indicate the design speed for all proposed streets.
(6) 
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. 
Arrangement. Streets shall be designed with consideration to both existing and planned streets.
(1) 
All streets shall be arranged to conform as closely as possible to the original topography.
(2) 
Streets which serve as connector routes to population centers shall be connected with streets of similar function, to form continuations thereof.
(3) 
Local streets shall be laid out to discourage use by through traffic.
(4) 
Streets shall be laid out to provide convenient and safe access to the property.
(5) 
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. 
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) 
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) 
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. 
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. 
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. 
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) 
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) 
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) 
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) 
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) 
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. 
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) 
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) 
Cartway alignment. The center line of the street cartway shall correspond with the center line of the street right-of-way.
K. 
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) 
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) 
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. 
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) 
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) 
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) 
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) 
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. 
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) 
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) 
Required paving section. All roads to be constructed shall meet the following paving requirements:
(a) 
Streets intended to serve as rural local roads and in residential developments shall be constructed as follows:
[1] 
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. 
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. 
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. 
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) 
Streets intended to serve as collector or arterial roads or as part of industrial or commercial developments shall be constructed as follows:
[1] 
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. 
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. 
Five inches compacted Superpave asphalt mixture design, HMA base course, PG64-22, 0.3 to 3m ESALs, 25 mm. Installed in two lifts.
iii. 
Three inches compacted Superpave asphalt mixture design, HMA binder course, PG64-22, 0.3 to 3m ESALs, 19mm.
iv. 
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) 
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) 
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) 
All vertical pavement joints shall be staggered by a minimum distance of one foot.
(f) 
Tack coat shall be applied as needed.
(3) 
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) 
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) 
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) 
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) 
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) 
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) 
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) 
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) 
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. 
Street intersections.
(1) 
Intersections involving the junction of more than two streets are prohibited.
(2) 
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) 
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) 
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) 
Right-angle intersections shall be used whenever possible. No street shall intersect another at an angle of less than 75°.
(6) 
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. 
Clear sight triangles and stopping sight distance at street intersections.
(1) 
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) 
Safe stopping sight distance (SSSD):
(a) 
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) 
Calculation of safe stopping sight distance (SSSD).
[1] 
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] 
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] 
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) 
Measurement of sight distance.
[1] 
The correct measurement of available sight distance at each proposed street intersection shall be the responsibility of the applicant.
[2] 
For the purpose of measuring available sight distance, the height of each driver's eyes shall be 3 1/2 feet above the road surface, and the height of each vehicle shall be 4 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] 
For each direction, the shortest of the following measurements shall be considered the available sight distance for that direction:
[a] 
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] 
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] 
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) 
Inadequate sight distance remedies. If it is impossible to achieve required stopping sight distance in both directions, the Township may:
[1] 
Prohibit left turns by entering or exiting vehicles.
[2] 
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] 
Require removal of physical obstruction from the line of sight, at the expense of the applicant.
[4] 
Deny access to the roadway.
(3) 
Proper sight distance shall be provided with respect to both horizontal and vertical road alignments at all intersections.
(4) 
All street intersections with a state highway shall be subject to PennDOT approval.
P. 
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) 
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) 
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) 
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. 
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) 
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) 
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) 
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. 
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) 
A lot which utilizes an alley shall maintain frontage along a public or private street.
(2) 
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) 
The final plan for recordation with the Recorder of Deeds shall include a plan note which identifies:
(a) 
The specific alleys;
(b) 
The recorded maintenance agreement; and
(c) 
A notification that the alleys do not qualify for dedication to the Township and that the Township will not assume any responsibility for their maintenance.
(4) 
The cartway of all alleys shall be provided and constructed in accordance with the specifications for local streets as stated in § 200-35K and L.
(5) 
The vertical and horizontal alignments of alleys shall conform to the specifications for local streets as stated in § 200-35I and J, respectively.
(6) 
Alley intersections shall conform to the specifications for local streets in § 200-35N and O.
(7) 
No part of any structure shall be located within 30 feet from the cartway edge of an alley.
(8) 
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) 
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) 
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) 
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. 
Access drive. Access drives, as defined in § 200-7, and lots using access drives shall have the following characteristics:
(1) 
A lot which utilizes an access drive shall maintain frontage along a public or private street.
(2) 
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) 
The final plan for recordation with the Recorder of Deeds shall include a plan note which identifies:
(a) 
The specific access drives;
(b) 
The recorded maintenance agreement; and
(c) 
A notification that the access drives do not qualify for dedication to the Township and that the Township will not assume any responsibility.
(4) 
The cartway of all access drives shall be constructed in accordance with the specification for local streets as stated in § 200-35K and L.
(5) 
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.
(6) 
The vertical and horizontal alignments of access drives shall conform to the specifications for local streets as stated in § 200-35I and J, respectively.
(7) 
Access drive intersections shall conform to the specifications for local streets as stated in § 200-35N and O.
(8) 
No part of any structure shall be located within 30 feet from the cartway edge of an access drive.
(9) 
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) 
Access drives should be paved with a minimum five inches of suitable bituminous material; 1 1/2 inches of 9.5 mm wearing course, and 3 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. 
Driveways. Driveways, as defined in § 200-7, shall conform with the following requirements:
(1) 
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) 
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) 
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) 
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) 
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) 
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) 
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) 
Common driveways are prohibited.
U. 
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) 
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) 
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) 
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) 
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) 
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) 
Acceleration, deceleration and turning lanes shall be of sufficient lengths to accomplish their intended use.
(4) 
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) 
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) 
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) 
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) 
Emergency traffic signal preemption shall be addressed and provided as required.
(9) 
Additional left and right turning lanes shall be provided to address the existing roadway site conditions and access to the proposed development.
(10) 
An agreement between the Township and the developer shall be provided with regard to operating expenses and maintenance of proposed traffic signals.
(11) 
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) 
Sidewalks shall be provided along the property frontage and within the development meeting all Township design and setback standards.
V. 
Streetlights.
(1) 
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) 
Streetlighting shall be designed to provide a minimum average of one footcandle at an elevation of three feet above the road surface.
(3) 
A streetlighting plan shall be provided to the Township for review and approval.
A. 
Parking areas. Off-street vehicular parking facilities shall be provided in accordance with Chapter 240, Zoning.
(1) 
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) 
All commercial-, industrial- and manufacturing-related parking lots shall provide turning exhibits for the largest anticipated vehicle/truck accessibility and maneuvering.
(3) 
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) 
Not less than five-foot radius of curvature shall be permitted for horizontal curves in parking areas.
(5) 
All dead-end parking lots shall be designed to provide sufficient back-up area for all end stalls.
(6) 
Painted lines, arrows and dividers shall be provided and maintained to control parking, when necessary to direct vehicular circulation.
(7) 
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) 
All parking compounds and access drive shall be paved to meet the following minimum standards:
(a) 
Crushed aggregate base course with a minimum thickness of six inches, as specified in the latest edition of PennDOT specifications, Form 408.
(b) 
The bituminous surface course shall consist of a minimum of 3 1/2 inches of bituminous binder course and 1 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. 
Sidewalks.
(1) 
Sidewalks shall be provided as follows:
(a) 
In all residential subdivisions or land developments located within the UGA.
(b) 
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) 
Where deemed necessary for the public safety by the Township.
(2) 
Sidewalks shall be designed and constructed in accordance with the following standards:
(a) 
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) 
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) 
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) 
In all cases, sidewalks shall be separated from curbs by a four-foot-wide planting strip.
(3) 
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) 
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. 
Curbs.
(1) 
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:
(a) 
The development is located in the Agricultural District.
(b) 
The development is located in the Rural District, and no proposed lot has an area of less than 1/2 acre.
(2) 
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.
D. 
Handicap provisions. All public areas shall be designed barrier-free in accordance with applicable federal and state standards, including but not limited to the Rehabilitation Act.[5]
[5]
Editor's Note: See 29 U.S.C. § 701 et seq.
A. 
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) 
Residential blocks. All blocks in a residential subdivision shall have a maximum length of 1,000 feet.
(2) 
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) 
Whenever practical, side lot lines shall be radial to street lines.
(4) 
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.
(5) 
Lot and parcel configuration shall conform to Chapter 240, Zoning.
(6) 
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) 
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) 
All remnants of land (areas remaining after subdivision) shall conform to the lot area and configuration requirements.
(9) 
Lot size and/or intensity. All lot sizes shall conform to Chapter 240, Zoning.
(10) 
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) 
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) 
No more than two adjoining flag lots shall be permitted. Double tier flag lots shall not be permitted.
(c) 
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) 
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) 
Flag lots shall not be permitted to be accessed from the bulb portion of a cul-de-sac.
A. 
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.
B. 
The distance to the building setback line shall be measured from the street center line and shall conform to Chapter 240, Zoning. Setback lines on private streets shall be the required setback as per Chapter 240, Zoning, plus 1/2 of the proposed cartway width.
C. 
In the case of corner lots, the setback from each adjacent street shall apply.
D. 
All building separations and height requirements shall conform to Chapter 240, Zoning.
E. 
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. 
To the fullest extent possible, easements shall be adjacent to property lines.
B. 
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. 
Pedestrian easements shall have a minimum width of six feet.
D. 
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. 
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. 
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. 
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. 
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. 
Markers shall be set at the points where lot lines intersect curves and/or other property lines.
C. 
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. 
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. 
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. 
All existing and proposed monuments and lot line markers shall be delineated on the final plan.
A. 
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. 
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) 
An equivalent barrier shall be provided between residential uses of differing density.
(2) 
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) 
The perimeter of all commercial and industrial parking areas and all mechanical equipment which is not enclosed shall be screened.
C. 
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. 
Street trees. Street trees shall be required by the Township with the following standards:
(1) 
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) 
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) 
The trunk diameter, measured at a height of six inches above finished grade, shall be a minimum of two inches.
(4) 
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) 
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) 
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) 
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. 
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. 
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) 
The following types of sanitary sewage disposal facilities are listed in order of desirability:
(a) 
Publicly owned sanitary sewage system.
(b) 
Privately owned sanitary sewage system used by two or more units of occupancy with treatment other than subsurface absorption or holding tank.
(c) 
Privately owned sanitary sewage system used by one unit of occupancy with subsurface absorption.
(2) 
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) 
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) 
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.
(5) 
If public sewer service is not determined to be feasible, the applicant shall provide on-site sewage disposal in accordance with all requirements of Chapter 170, Article IV, Individual and Community On-Lot Sewage Systems.
(6) 
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) 
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) 
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) 
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. 
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. 
Water supply. The applicant shall provide the highest type of water supply consistent with existing physical, geographical, geological and economic conditions.
(1) 
The following types of water supply facilities are listed in order of desirability:
(a) 
Publicly owned water supply system.
(b) 
Privately owned water supply system used by two or more units of occupancy (community water supply).
(c) 
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) 
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) 
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) 
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) 
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) 
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) 
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. 
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) 
The analysis shall provide a mapping of known groundwater problems, including the following:
(a) 
Areas underlain by serpentinic or schistostic geologic formations.
(b) 
Areas in proximity (one mile) of sinkholes, ghost lakes or drainage entering the ground.
(c) 
Contaminated aquifers, including designated cleanup sites.
(d) 
Other areas with documented water quality or quantity problems, including pollutants in excess of federal safe drinking water standards.
(2) 
An aquifer test shall be performed in compliance with the following objectives, standards, methods and procedures:
(a) 
Test objective. The objective of an aquifer test shall be one or more of the following:
[1] 
To obtain sufficient data for the calculation of aquifer performance, including the coefficients of transmissibility and storage permeability and specific yield.
[2] 
To determine the location and character of geologic boundaries.
[3] 
To ascertain the effects of well interference.
[4] 
To provide a guide in the spacing of wells for the development of a well field.
(b) 
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) 
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) 
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) 
Collection of data. Data shall be collected in conjunction with the aquifer test as follows:
[1] 
Prior to the test.
[a] 
Collection of geologic data of the area to be tested, including well logs, if available.
[b] 
History of water level fluctuations in the area when available.
[c] 
The location, relative elevations and static water levels in the pumped well and the observation wells.
[d] 
The expected discharge of the pumped well.
[2] 
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] 
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) 
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. 
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. 
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. 
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) 
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) 
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) 
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) 
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) 
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) 
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) 
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. 
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. 
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. 
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) 
The emergency access shall be improved so that emergency vehicles may safely traverse it and shall be indicated on the plans.
(2) 
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) 
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) 
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.