All subdivisions shall comply with the standards of this article. If such standards are replicated or are in conflict with any municipal zoning ordinance, the zoning ordinance standards shall prevail. In addition to these, the Township may require evidence of compliance with all other municipal, county, state or federal laws or regulations.
To provide for sufficient light, air, access, orderly design and freedom from hydrologic, geologic or topographic hazards, all subdivisions shall be designed in conformance with this section to determine maximum residential density. The number of dwelling units permitted in a subdivision shall be calculated by dividing the net area, after deducting nonbuildable and constrained land in conformance with this section, by the allowable lot size specified in § 240-21. Nonresidential lots shall not be smaller than that required for a single dwelling unit and shall meet the land development standards of Article V.
A. 
Nonbuildable areas deduction. The following areas are regarded as nonbuildable areas and shall not be considered in calculations of minimum lot size, density or dimensions. This shall be calculated by subtracting the acreage subject to the following constraints from total acreage of the tract.
(1) 
All lands within the rights-of-way of planned or exiting public streets or highways, or within the rights-of-way of existing or proposed overhead utility lines.
(2) 
All land in designated floodplain floodways.
(3) 
All land in designated wetlands or open water.
B. 
Constrained lands deduction. Due to geologic, topographic and hydrologic hazards, the following calculations will be made to constrained lands. The result of the multiplication shall be then subtracted from the total acreage of the property.
(1) 
Floodplains: multiply the nonfloodway portion of the one-hundred-year floodplain by 0.50. Where floodways are not designated, the multiplier shall be 0.75.
(2) 
Steep slopes: multiply the acreage of land with natural ground slopes exceeding 25% by 0.80.
(3) 
Moderately steep slopes: multiply the acreage of land with natural ground slopes between 15% and 25% by 0.60.
C. 
The total number of dwelling units (or lots in the case of single-family development) shall be determined by dividing the net lot area (total acreage less nonbuildable and constrained lands) by the minimum lot size.
A. 
Residential net lot yard and height requirements.
With Approved On-Lot Sewer
With Both Community Water and Sewer
Minimum lot size
76,230 square feet
10,000 square feet
Minimum lot width
175 feet
60 feet
Minimum front yard
40 feet
30 feet
Minimum side yard
25 feet
10 feet
Minimum rear yard
25 feet
10 feet
Maximum lot coverage
20%
40%
B. 
Lot averaging. In subdivisions of 10 lots or more (excluding original or residual tract), lots below the minimum standard may be allowed provided no lot is less than 25% below the minimum, the average of all newly created lots equals the stated minimum, and no substandard lot contains environmentally sensitive areas.
C. 
Blocks. Blocks shall be not less than 600 feet in length. In the design of blocks larger than 1,000 feet, special consideration shall be given to the requirements of satisfactory fire protection.
D. 
Buildable lots. Lots containing any steep slope (over 25%) or floodplain (floodway and/or flood fringe) shall be enlarged so that the buildable area (free of any nonbuildable or constrained land) meets the lot area requirements of this section. Environmentally sensitive lands may be added to each or every lot, deeded as a separate nonbuildable lot or unsubdivided. A deed restriction or conservation easement shall be recorded to prevent future subdivision and/or development of environmentally sensitive areas. Where such lands are deeded as a separate lot, the plat shall also show access to a public way or easement to ensure access. Nothing in this section is meant to prevent the creation of lots of greater than the net minimum size.
E. 
Flag lots. Flag lots are permitted in limited cases where deemed necessary. However, no flag lot shall be more than twice the applicable minimum lot size.
F. 
Depth-to-width ratio. The depth-to-width ratio shall not exceed 4:1 unless in the case of lots of over four acres in size.
G. 
Lots. All lots shall front on a proposed or existing public street or approved private street or private drive meeting the requirements of this chapter.
H. 
Lot grading.
(1) 
Every lot shall have a building site free of hazards or environmentally sensitive areas. Said building site shall not exceed a slope of 15%. Lots shall be graded, if necessary, to provide a building site free of environmental hazards and to provide proper drainage away from buildings and to prevent the collection of stormwater in pools.
(2) 
Lot grading shall be of such design as to carry surface waters to the nearest practical street, storm drain, or natural watercourse. Where drainage swales are used to deliver surface waters away from buildings, their grade shall not be less than 1% nor more than 4%. The swales shall be sodded, planted or lined as required.
(3) 
A grading and drainage plan may be required for subdivisions and land developments involving environmentally sensitive areas.
(4) 
No final grading, fill, or cut shall be permitted with a cut face steeper in slope than two horizontal to one vertical except under one or more of the following conditions:
(a) 
The material in which the excavation is made is sufficiently stable to sustain a slope of steeper than two horizontal to one vertical, and a written statement of a civil engineer, licensed by the Commonwealth of Pennsylvania and experienced in erosion control, to that effect is submitted to the Shirley Township Engineer and approved by same. The statement shall state that the site has been inspected and that the deviation from the slope specified hereinbefore will not result in injury to persons or damage to property.
(b) 
A concrete or stone masonry wall with an upslope drainage system constructed according to sound engineering standards for which plans are submitted to the Shirley Township Engineer for review and written approval is provided.
(5) 
The top or bottom edge of slopes shall be a minimum of three feet from property or right-of-way lines of streets or alleys in order to permit the normal rounding of the edge without encroaching on the abutting property. All property lines, or right-of-way lines, where walls or slopes are steeper than one horizontal to one vertical and five feet or more in height, located at the top of the slope, shall be protected by a protective fence no less than three feet in height approved by the Shirley Township Engineer.
The developer shall place permanent reference monuments or markers in all subdivisions. Monuments or markers removed during construction or grading shall be replaced at the expense of the party removing them. Replacement shall be done by a registered surveyor. A wood monument marker approximately three feet high should be placed at property corners to facilitate county addressing and tax mapping.
A. 
Monuments. Monuments may be of precast or site-poured concrete or magnetic bars of at least one-half-inch diameter set into concrete. In either case, monuments shall be set a minimum of 36 inches deep and have the top level with finished grade. Monuments shall be scored or marked to indicate the exact crossing of intersecting lines. Monuments shall be placed at all exterior corners of subdivisions except in the case of a minor subdivision.
B. 
Markers. Markers shall consist of magnetic metal pipes or bars at least 24 inches in length and set to finished grade. Markers shall be set in all new lot corners.
A. 
Easements with a minimum of 15 feet shall be provided as necessary for utilities.
B. 
To the fullest extent possible, utility easements shall be centered or adjacent to rear or side lot lines.
C. 
Where a subdivision is traversed by a watercourse, there shall be provided a drainage easement or right-of-way conforming substantially with the line of such watercourse and of 15 feet minimum width in order to preserve natural drainage.
D. 
There shall be no building or other permanent improvement located within an easement.
E. 
Easements for the protection of environmentally sensitive areas shall be provided in conformance with § 240-31.
All subdivisions or land developments shall show evidence of an adequate sewer system to serve the needs of the proposed development.
A. 
On-lot sewage and water supply. A DEP sewage planning module or appropriate waiver shall be submitted with the preliminary plan. The approval body shall request the Sewage Enforcement Officer (or the local agency for enforcement of the Pennsylvania Sewage Facilities Act[1]) to make such tests as are necessary to determine the adequacy of the proposed facilities in relation to the proposed lot size, existing grade and soil conditions. The Township shall review the findings of DEP and of any other competent registered professional engineer or authority on this matter, and shall make a final determination on the adequacy of the proposed facility. In cases where subdivision involves addition of land to an existing lot(s) or new lots without intentions for future building or expansion of residential living quarters (dwelling), a DEP sewage planning module is not necessary, provided a waiver is submitted.
(1) 
Where evidence indicates that the minimum lot size requirements specified in other sections of these regulations or in any applicable zoning ordinance are not adequate to permit the installation of individual on-lot water supply and/or sewage disposal facilities, the Township shall require that the developer request the local sewage enforcement agency to make such tests as are necessary to determine the adequacy of the proposed facilities in relation to the proposed lot size, existing grade and soil conditions. In all such cases, a certificate by the appropriate official of the local sewage enforcement agency indicating that the proposed facilities or DEP sewage planning module are adequate shall be a prerequisite to final approval of the plan.
[1]
Editor’s Note: See 35 P.S. § 750.1 et seq.
B. 
Community sewer systems.
(1) 
All proposals for new community or public sewer systems shall be approved by the existing operating authority or agency. Proposals for new community sewer systems will be considered where they are consistent with the County Comprehensive Plan or any adopted Township comprehensive plan or Act 537 Plan. Evidence of the ability and willingness of the provider to serve shall be presented.
(2) 
For areas within designated future public or community sewer service areas, subdivisions and land developments shall be required to connect to an existing public or community sewer system if public service is available within the following distances:
Size of Development or EDUs
(units)
Distance
(feet)
2 to 4
200
5 to 15
500
15+
1,000
(3) 
Connection shall not be required in the following circumstances:
(a) 
Inability or lack of capacity of the public system to serve.
(b) 
Topographic changes of more than 15% between the proposed development and existing service area if the service area lies at the higher elevation.
(c) 
Intervening environmental conditions, which would preclude service including agricultural security areas.
(d) 
Inconsistency of the development with the municipal or county land use plan.
(4) 
Capped sewers. Where the Township has an adopted comprehensive plan or Act 537 Plan for the extension of an existing public sanitary sewer system or construction of a new public sanitary sewer system into an area that is being subdivided, and it is reasonably expected that the area will be served by such public system within a period of five years, capped sewers shall be installed to adequately serve all lots in the proposed subdivision for later connection to the public system.
(5) 
Location of sewer lines. Whenever sanitary sewers are provided they shall be located as nearly to the center line of any street right-of-way as is reasonably possible, and all such sewer lines shall provide service connections to the property line of each and every lot, said service connections being properly capped.
(6) 
Type of sewer system.
(a) 
All sewer systems shall be constructed according to the requirements of the Pennsylvania Department of Environmental Protection.
(b) 
No combined sanitary and storm sewer systems will be permitted.
(7) 
Manholes. Sanitary and storm sewer manholes will be provided at all changes in grade and direction and in no instance shall the distance between said manholes exceed 400 feet.
All subdivisions and land developments shall show evidence of adequate water systems to serve the needs of the proposed development.
A. 
On-lot water systems. For major subdivisions and major land developments, a hydrogeologic study may be required to show adequate uncontaminated subsurface water resources. If there are areas within approximately a one-half-mile radius of the proposed subdivision with documented water problems, or areas of shale surface geology, or presence of known sources of contamination or documentation of water problem areas in a local comprehensive plan or water supply plan, a hydrogeologic study shall be performed.
B. 
Community water systems.
(1) 
All proposals for new community or public water systems shall be approved by the existing operating authority or agency. Evidence of the ability and willingness of the provider to serve shall be presented.
(2) 
For areas within designated future public or community water service areas, subdivisions and land developments shall be required to connect to an existing public or community water system if public service is available within the following distances:
Size of Development or EDUs
(units)
Distance
(feet)
2 to 4
200
5 to 15
500
15+
1,000
(3) 
Connection shall not be required in the following circumstances:
(a) 
Inability or lack of capacity of the public system to serve.
(b) 
Topographic changes of more than 15% between the proposed development and existing service area if the service area lies at the lower elevation.
(c) 
Intervening environmental conditions, which would preclude service including agricultural security areas.
(d) 
Inconsistency of the development with the Township or county land use plan.
C. 
Design standards for public water systems. Public water systems shall meet the design criteria set forth by the applicable provider. However, in no case shall fire hydrants be placed farther than 1,000 feet from any lot.
(1) 
Capped waterlines. Where the Township has an adopted comprehensive plan or public water supply plan for the extension of an existing public water system or construction of a new public water system into an area that is being subdivided, and it is reasonably expected that the area will be served by such public system within a period of five years, capped waterlines shall be installed to adequately serve all lots in the proposed subdivision for later connection to the public system.
(2) 
Location of waterlines. Whenever waterlines are provided they shall be located as nearly to the center line of any street right-of-way as is reasonably possible, and all such lines shall provide service connections to the property line of each and every lot, said service connections being properly capped.
All new streets shall meet the following standards:
A. 
Private driveways shall be permitted if they serve no more than two lots.
B. 
Private streets shall be permitted if they serve no more than six lots. All private streets shall meet public street design criteria.
C. 
Streets for subdivisions serving more than six lots must be dedicated for public ownership and maintenance.
D. 
Construction standards must be compliant with municipal specifications adopted by resolution and available from the Subdivision Administrator.
E. 
Street right-of-way widths. The minimum right-of-way and cartway widths for all proposed streets shall be as set forth in Table 240-26. Table 240-26 street standards shall be based on one of three types of subdivisions:
(1) 
Type I subdivision: a subdivision in which the lot size, excluding any residue, is five acres or greater.
(2) 
Type II subdivision: a subdivision in which the lot size, excluding any residue, is between five acres and 20,000 square feet.
(3) 
Type III subdivision: any subdivision or residential land development in which the lot size, excluding any residue, is smaller than 20,000 square feet. For the purposes of this article, multifamily land developments, commercial or industrial subdivisions and land developments shall be considered as Type III subdivisions.
Table 240-26: Summary of Required Improvements and Standards
Streets
Type I
Type II
Type III
Minimum cartway width
20 feet
22 feet
24 feet*
Minimum R-O-W
40 feet
50 feet
50 feet
Maximum cul-de-sac length
Must service no more than 20 lots
Must service no more than 20 lots
Must service no more than 20 lots
Minimum cul-de-sac turning radii
65 feet unpaved center (70 feet R-O-W)
45 feet (50 feet R-O-W)
45 feet (50 feet R-O-W)
Paving standards
(see Appendix B[1])
(see Appendix B[2])
(see Appendix B[3])
Sidewalks
Not required
Optional
Required
Public utilities
On-lot or public water and sewer
On-lot or public water and sewer
Public water and sewer
Curbs
Not permitted
Optional
Required
*
The unpaved center in culs-de-sac shall be maintained in native vegetation or similar plantings suitable for the natural management of stormwater runoff. The street width shall be increased to 28 feet where on-street parking is planned.
[1]
Editor's Note: Appendix B is on file in the Township offices.
[2]
Editor's Note: Appendix B is on file in the Township offices.
[3]
Editor's Note: Appendix B is on file in the Township offices.
F. 
Arterial and collector streets. The above right-of-way and cartway width and paving and design standards shall be increased where recommended by the Township Engineer and approved by the approval body. All streets that are state highways shall conform to the applicable requirements of the Pennsylvania Department of Transportation.
G. 
General design. Proposed streets shall be properly related to such street plans or parts thereof as have been officially prepared and adopted by the Township and they shall further conform to such county and state road and highway plans as have been prepared, adopted and/or filed as prescribed by law.
H. 
Continuity. The proposed street layout shall provide for the continuation or projection of existing streets in the surrounding area unless the approval body deems such extension undesirable for specific reasons of topography or design.
I. 
Horizontal curve. The maximum horizontal curve shall have a center-line radius of 150 feet on a local street and 300 feet on a collector or arterial street.
J. 
Vertical curve. Vertical curves shall be required at changes of grade exceeding 1% and shall be designed in relation to the extent of the grade change and to provide the minimum sight distances listed above.
K. 
Minimum tangent. Whenever street lines are deflected in excess of 1°, connection shall be made by horizontal curves, and a minimum tangent length of 50 feet shall be required between reverse horizontal curves.
L. 
Topography. Streets shall be logically related to the topography to produce usable lots and reasonable grades.
M. 
Interconnectivity. Minor streets shall be laid out to discourage through traffic, but provisions for street connections into and from adjacent areas will generally be required.
N. 
Adjacent access. Proposed streets shall be extended to provide access to adjoining property where necessary.
O. 
Sufficiency of right-of-way width. Adequate street rights-of-way shall be provided as necessary where lots in the proposal are large enough to permit resubdivision, or if a portion of the tract is not subdivided.
P. 
Half streets. New half or partial streets or new alleys will not be permitted, except where essential to reasonable subdivision of a tract in conformance with the other requirements and standards contained herein and where, in addition, satisfactory assurance for dedication of the remaining part of the street or alley can be secured. Wherever a tract to be subdivided borders an existing half or partial street, the other part of the street shall be plotted within such tract.
Q. 
Dead-end streets. Dead-end streets shall be prohibited, except as stubs to permit future street extension into adjoining tracts, or when designed as culs-de-sac to serve residential areas.
R. 
Reserve strips. New reserve strips, including those controlling access to streets, shall be avoided.
S. 
Street intersections.
(1) 
Acute-angle intersections. Streets shall be laid out to intersect as nearly as possible at right angles. No streets shall intersect another at an angle of less than 60°.
(2) 
Multiple intersections. Multiple intersections involving junction of more than two streets shall be prohibited.
(3) 
Sight triangle. Clear sight triangles of 30 feet measured along street lot lines from their point of junction shall be provided at all intersections, and no building shall be permitted within such sight triangles.
(4) 
Offset intersections. To the fullest extent possible, intersections with major traffic streets shall be located not less than 800 feet apart, measured from center line to center line.
(5) 
Streets entering opposite sides of another street shall be laid out either directly opposite one another or with a minimum offset of 125 feet between their center lines.
T. 
Curb radii.
(1) 
Minimum curb radii at street intersections shall be 15 feet for intersections involving only minor streets, 25 feet for intersections involving other-type streets, or such greater radius as is suited to the specific intersection. Where proposed roads intersect state highways, the minimum radius shall be 40 feet.
(2) 
Minimum right-of-way radii at street intersections shall be 25 feet for all intersections.
(3) 
Where the grade of any street at the approach to an intersection exceeds 7%, a leveling area shall be provided having not greater than four-percent grades for a distance of 25 feet measured from the nearest right-of-way line of the intersecting street.
U. 
Maximum grade. Maximum grade of streets shall be consistent with the following standards:
(1) 
Local streets: 10%.
(2) 
Collector streets: 8%.
(3) 
Arterial streets: 6%.
V. 
Uses fronting on major arterial streets.
(1) 
Service streets. Where a subdivision fronts or abuts an arterial street, as defined in Article IX, the Township may require any of the following measures:
(a) 
A service street approximately parallel to the major arterial street at a distance suitable for the appropriate use of the intervening land.
(b) 
Marginal access street, rear service alleys, reverse frontage lots or such other treatment as will provide protection for abutting properties, reduction in the number of intersections with the major arterial street, and separation of local and through traffic.
(2) 
Controlled access. Entrances and exits to nonresidential subdivisions or land developments shall be designed so as not to interfere with through traffic in general, entrance and exit points shall not be located closer than 500 feet to one another.
(3) 
Where a subdivision abuts or contains an existing street of inadequate right-of-way width, additional right-of-way width in conformance with Table 240-26 will be required.
W. 
Paving and construction standards. Paving and construction standards shall be consistent with Shirley Township standards, adopted by resolution and found in Appendix B.[4]
[4]
Editor's Note: Appendix B is on file in the Township offices.
Sidewalks are required when meeting the requirements of Table 240-26.
A. 
Sidewalks. The developer shall submit plans, profiles, cross sections and details for curbs and sidewalks to Shirley Township. The developer shall not initiate construction until such plans have been approved by Shirley Township and the Shirley Township Engineer, including any revisions required by Shirley Township and the Shirley Township Engineer. Construction of curbs and sidewalks shall be in accordance with plans that have been approved by Shirley Township.
B. 
Curbs.
(1) 
Curbs shall also be required when meeting the requirements of Table 240-26.
(2) 
Where sidewalks are installed, curbs shall be depressed at intersections to sufficient width to accommodate wheelchairs. Depressions shall be in line with sidewalks where provided. (Note: Appropriate Federal ADA standards will be used.)
(3) 
All curbs shall be of a mountable or "Cape-Cod-berm" type, unless vertical curbs are stipulated by the Township Engineer for stormwater control purposes. All curbs shall be constructed in accordance with adopted street construction specifications.
Gas, electric, telephone and cable utilities shall be located in subdivisions in accordance with utility company practice and in accordance with agreements with, or as approved by, Shirley Township. All buried utilities must be installed prior to the road subbase construction. All buried utilities located within the roadway must be backfilled with the same material and compaction requirements as specified for storm or sanitary sewer backfill within roadways.
A. 
A stormwater management plan meeting the requirements of the Pennsylvania Stormwater Management Act[1] and any local stormwater management ordinance or standards shall be submitted and implemented.
[1]
Editor's Note: See 32 P.S. § 680.1 et seq.
B. 
A drainage system adequate to serve the needs of the proposed development will be required in new subdivisions. The developer shall construct a stormwater management system and connect the drainage system with any exiting storm sewer system if one exists. All storm sewer construction shall comply with the Shirley Township's Stormwater Management Ordinance (if any), the Pennsylvania Stormwater Management Act,[2] and the goal of creating no additional runoff from the property.
[2]
Editor's Note: See 32 P.S. § 680.1 et seq.
C. 
A ten-year storm frequency, consistent with storm frequency tables for Pennsylvania, shall be utilized to design facilities serving local, commercial/industrial and marginal access streets and marginal accessways and access roads to multiple business properties. All longitudinal and side drains and slope pipes for street, road and highway systems will also be designed considering a ten-year storm frequency.
D. 
Culvert cross drains and any other type of drainage facility in an underpass or depressed roadway section shall be designed utilizing the following storm frequencies:
(1) 
Arterial highways: 25 years.
(2) 
Collector, local streets and others: 10 years.
E. 
Greater design frequencies may be required by Shirley Township where justified on individual projects.
F. 
Bridges or culverts shall be designed to support and carry all legal loads, but not less than AASHTO Loading HS-20 and shall be constructed the full width of the cartway plus additional length, as necessary, to provide a proper installation.
G. 
The continuation of natural drainage of stormwater shall be preserved to the maximum extent possible. Where a subdivision is traversed by a watercourse, drainageway, channel or stream, a drainage easement may be required to follow the existing watercourse.
H. 
Where new open watercourses are planned, adequate safety, erosion control, drainage, protection of capacity and appearance measures shall be taken by the developer to insure proper, safe, healthful disposal of stormwater. All open watercourses must be approved by the Shirley Township Engineer.
A. 
Every subdivision and land development shall provide proper measures to control soil erosion and sedimentation. A copy of a soil erosion and sedimentation control plan shall be submitted with all major subdivision plans regardless of the requirement for an NPDES permit.
B. 
All subdivisions involving a statutory earth disturbance requiring an NPDES permit shall have a soil erosion and sedimentation control plan and/or permit, prepared in accordance with current state law (Erosion and Sedimentation Control, Chapter 102, Pennsylvania Rules and Regulations, as amended), which shall be reviewed and approved by the Huntingdon County Conservation District. Shirley Township may also require a like plan for any minor subdivision. The plan shall be fully implemented during the construction of the development.
Environmentally sensitive areas shall be protected from inappropriate development through easement, deed restriction and/or donation to an appropriate conservation organization.
Street names shall be proposed for each new street. Continuations of existing streets shall be known by the same name. Names for new streets shall not duplicate or closely resemble names of existing streets. All street names are subject to the approval of the Huntingdon County Planning and Development Department, and shall comply with the Huntingdon County Street Naming and Addressing Ordinance and Policy.
The developer shall install traffic control and street signs in conformance with this section.
A. 
Design and placement of traffic signs shall follow the requirements specified in the Manual on Uniform Traffic Control Devices for Streets and Highways, published by the U.S. Department of Transportation.
B. 
Street name signs shall be placed at each intersection. The design of street name signs should be consistent, of a style appropriate to the Township, of a uniform size and color, and erected in accordance with municipal standards.
C. 
Parking regulation signs shall be placed along roadways within the right-of-way in areas that restrict parking.
D. 
Site information signs in planned residential developments shall follow a design theme related and complementary to other elements of the overall site design.