Any application for approval of a subdivision or land development
shall conform to the standards set forth in this article. The standards
specified in this article are minimum design requirements.
In reviewing any application for development, the Planning Commission
and the Board of Supervisors shall refer the application for development
to the Township Engineer for a recommendation concerning technical
compliance with these design standards and the Township construction
standards.
Easements for sanitary sewers, waterlines and stormwater management
facilities shall be required to have a minimum width of 20 feet. Where
a subdivision or land development is, or will be, traversed by a watercourse,
there shall be provided a stormwater easement or drainage right-of-way
of a width sufficient for the purpose, but not less than 20 feet.
The following standards shall apply to all lots proposed to
be subdivided or developed in accordance with this chapter:
A. Area.
(1) Minimum lot areas shall conform to the requirements of Chapter
245, Zoning, of the Code of the Township of South Strabane.
(2) In the case of duplexes, triplexes, quadraplexes and townhouses, the individual dwelling units may be subdivided after construction along the common walls for the sole purpose of conveying the units in fee simple. If the subdivision along common walls results in one or more lots proposed for recording that are less than the minimum required by Chapter
245, Zoning, of the Code of the Township of South Strabane, a lot area variance shall not be required, provided the original lot containing the structure comprised of two or more attached dwelling units met the lot width and lot area required for the dwelling type at the time of construction.
(3) When a tract is subdivided into lots that are larger than the minimum lot area required by Chapter
245, Zoning, such lots or parcels shall be so arranged as to permit a logical location and opening of future streets and resubdividing with provisions for adequate utility connections for each subdivision.
B. Frontage. All lots created by a subdivision shall have frontage along the right-of-way of a public street, unless a private street is approved in accordance with the requirements of §
206-65 of this chapter. The width of the frontage shall conform to the requirements of Chapter
245, Zoning, of the Code of the Township of South Strabane, except in the case of flag lots, which shall be permitted only in a minor subdivision. Flag lots shall meet the requirements of Subsection
D.
C. Double frontage. Double frontage lots shall be avoided; however,
where a double frontage lot is the only practical alternative, vehicular
access shall be limited to only one street, and that street shall
be the street with the lower volume of traffic, if physically feasible.
The final plan shall contain a notation limiting vehicular access
to one street frontage.
D. Flag lots. A flag lot, as defined herein, and illustrated in Appendix
III, shall only be approved under the following circumstances:
(1) Flag lots shall not be permitted in a major subdivision, unless a modification is granted in accordance with Article
X of this chapter.
(2) Only one flag lot shall be permitted in a minor subdivision.
(3) The access corridor shall have a minimum width of 20 feet at the
street right-of-way line and for its entire length. The access corridor
shall be legally described as part of the flag lot and shall be owned
in fee simple by the owner of the flag lot. An access easement across
property owned by others shall not be permitted.
(4) In the case where the proposed flag lot has adequate lot area that
it can be further subdivided or where the flag lot adjoins undeveloped
acreage to the rear, the Township may require a fifty-foot right-of-way
for a future public street in lieu of the twenty-foot-wide fee simple
access corridor.
(5) The front yard setback for a flag lot shall be measured from the
property line in common with the forward lot (the base of the flag)
and most nearly parallel to the street right-of-way, regardless of
which way the dwelling is proposed to face.
(6) The rear yard setback shall be measured from the farthest property
line that is most nearly parallel to the street right-of-way (the
top of the flag).
(7) All other setbacks shall be side yards.
(8) Access to the forward lot from the twenty-foot fee simple corridor
shall not be permitted unless an easement is granted by the owner
of the flag lot or reserved by the subdivider, and a maintenance agreement
is submitted to the Township.
E. Sidelines. Whenever practicable, the sidelines of a lot shall be
at right angles or radial to the right-of-way lines of streets.
F. Front building lines. Front building lines of lots shall conform to the minimum requirements of Chapter
245, Zoning, of the Code of the Township of South Strabane and shall be shown on the final plat.
G. Grading of lots. Lots shall be graded to provide drainage away from buildings, and, where practical, water shall be drained to the street rather than to adjoining property. The developer shall be required to provide drains or other drainage facilities, as approved by the Township Engineer, to drain off surface water within the development. All grading shall comply with the requirements of Chapter
109, Excavations, Filling and Grading, of the Code of the Township of South Strabane.
H. Driveways.
(1) No driveway shall have a slope of more than 12%. No person shall
cut into, fill, or in any way alter any gutter, curbing, drainage
ditch or storm sewer within the right-of-way of a Township street
or easement for the purpose of extending a driveway or for any other
purpose without first obtaining a permit therefor from the Township.
(2) Driveways intersecting Township streets shall be subject to the driveway
permit required by Ordinance No. 3-1965. All curb cuts shall conform to Township specifications.
Driveways intersecting state roads shall be constructed in accordance
with the Pennsylvania Department of Transportation Design Manual,
Part 2, Ordinance 18.
(3) Driveways which are shared among two or more lots shall have a minimum
improved surface, 12 feet in width. Common driveways shall be within
a recorded easement at least 15 feet in width and shall be subject
to a recorded agreement for maintenance, which is noted on the plat
and referenced in the deeds for each lot the driveway serves.
I. Emergency access.
(1) Every lot, building and structure shall be accessible to emergency
and public safety vehicles.
(2) Where more than one building exists on the same lot, a minimum distance
of 20 feet shall be maintained between the buildings in order to provide
access for public safety and emergency vehicles. All buildings shall
be designed so that fire-fighting equipment has reasonable access
to all sides of the building. All other emergency vehicles shall have
reasonable access to the principal entrance to the building. All nonresidential
buildings and garden apartments shall maintain a fire lane which is
clearly marked to prohibit the parking or standing of vehicles, other
than emergency vehicles, on driveways immediately adjacent to the
building, subject to approval of the Fire Marshal.
J. Handicapped accessibility. Where required by the laws of the commonwealth
or federal law or regulation, subdivisions and land developments shall
be designed to meet the current standards with respect to handicapped
accessibility.
K. House numbers. House numbers shall be assigned by the developer,
subject to the approval of the United States Postal Service, and shall
be posted at each house so as to be easily visible and readable from
the street and shall be comprised of Arabic numerals at least three
inches high and with a minimum width stroke of 1/2 inch.
Stormwater management facilities shall be provided for subdivision
and land developments in accordance with the requirements of the Township's
Stormwater Management Ordinance, as now or hereafter enacted or amended.
Installation of sanitary sewers and appurtenances shall be in
accordance with the construction standards of the Washington-East
Washington Joint Authority and the regulations of the Pennsylvania
Department of Environmental Protection (PA DEP) and shall be subject
to inspection by the Township Engineer.
The developer shall connect to the public water supply and construct
a system of water mains with a connection for each lot in accordance
with the specifications of the Pennsylvania American Water Company
(PAWC). The developer shall supply and install fire hydrants in accordance
with a plan for their locations approved by the Township.
If trees are proposed, their location, species and spacing shall
be subject to approval of the Township.
In addition to all applicable design standards specified in §§
206-62 through
206-72 and
206-74 and
206-75, all land developments shall comply with the following design standards:
A. Site lighting.
(1) Parking and pedestrian areas on the property shall be lighted to
create a level of not less than one footcandle when measured three
feet above the pavement throughout the paved areas on the property.
Such lighting may be from freestanding lampposts within the parking
areas, from nearby streetlights or from lights mounted on buildings.
Lighting shall be shielded or aimed so as not to create glare conditions
on adjacent streets or properties. Lighting shall be designed so that
spillover lighting on adjacent properties shall not exceed 0.2 footcandle.
(2) Light standards in parking areas shall be protected from accidental
damage by vehicles.
B. Landscaping.
(1) All areas of the property not paved or occupied by buildings shall
be landscaped and maintained in grass, shrubs, trees, ground cover,
mulching materials or other natural materials planted in accordance
with accepted minimum standards. At least 5% of the total area of
the property shall be set aside for landscaping. Lot areas not covered
by buildings, sidewalks, pavement or other improvements shall be seeded
with grass or other appropriate ground cover material compatible with
the landscape and architectural design and condition of the surrounding
areas. Landscaping materials shall not obstruct sight distances at
access points to the property.
(2) Where required by Chapter
245, Zoning, of the Code of the Township of South Strabane, buffer areas shall be provided which comply with the design standards specified in Chapter
245, Zoning. A landscaping plan shall be submitted which shows compliance with this chapter, any buffer area requirements and required landscaping and screening of parking areas and loading areas.
C. Garbage and trash containers. All organic rubbish and discarded materials
shall be placed in tight verminproof containers on the property and
shall be secured in side or rear yards screened from public view by
means of a solid-face fence or wall. Containers shall be emptied not
less frequently than once a week. On properties where food is served
in paper containers, covered waste receptacles shall be conspicuously
located on the premises for use by patrons. The management shall be
responsible for maintaining the property free of litter.
D. Parking areas. Parking areas shall be designed in accordance with the provisions of Chapter
245, Zoning, of the Code of the Township of South Strabane. Ingress and egress and interior circulation on the site shall be designed to ensure safety and minimize congestion. Adequate provision shall be made for safe pedestrian circulation within the parking areas and from the parking areas to the buildings. Fire lanes shall be adequately marked and maintained in locations approved by the Township.
All subdivision and land development plans shall be designed
to meet the current standards of the commonwealth and federal law
with respect to handicapped accessibility, and verification of compliance
shall be provided to the Township by the applicant.