[Ord. 1988-2, 3/7/1988, § 11.5(a); as amended by
Ord. 91-2, 11/4/1991]
1.
The following principles, standards, and requirements will be applied
by the Board of Supervisors and Planning Commission in their review
and evaluation of all subdivision and land development plat applications.
2.
The standards and requirements contained herein shall be considered
the minimum for the promotion of the public health, safety, convenience,
and general welfare.
3.
Where literal compliance with the standards and requirements contained herein is clearly impractical, the Board of Supervisors may modify or waive such standards through the modification of requirements process set forth in § 22-802 of this chapter.
4.
Subdivision and land development plats shall give due consideration
to "official plans" of the Township, county, and region, or to such
parts thereof as may be adopted pursuant to statute.
6.
Land subject to hazards to life, health, or property, such as may
arise from fire, floods, disease, or other causes, shall not be platted
for development purposes unless such hazards have been eliminated
or unless the plat shall show adequate safeguards against them, which
shall be approved by the appropriate regulatory agencies.
[Ord. 1988-2, 3/7/1988, § 11.5(b); as amended by
Ord. 91-2, 11/4/1991; by Ord. 1992-4, 10/5/1992, §§ 1,
2; by Ord. 1998-1, 4/15/1998, § III; and by Ord. 2002-3,
6/3/2002, §§ 1, 2]
1.
General Standards.
A.
Proposed streets shall be properly related to such street plans or
parts thereof as have been officially adopted by the Township and
shall be coordinated with existing or proposed streets in adjoining
subdivisions or land developments. Further, proposed streets shall
be properly related to county, regional, or state transportation plans
as have been prepared and adopted as prescribed by law.
B.
Streets shall be laid out to preserve the integrity of their design.
Local access streets shall be laid out to discourage their use by
through traffic and, where possible, collector and arterial streets
shall be designed for use by through traffic.
C.
Proposed private streets (streets not offered for dedication) are
prohibited, unless they meet the design standards of these regulations,
and are acceptable to the Board of Supervisors.
D.
Streets shall be related to the topography so as to establish usable
lots and satisfactory street grades.
E.
Proposed street arrangements shall make provisions for the continuation
of existing streets in adjoining areas; the proper projection of streets
into adjoining undeveloped or unplatted areas; and the continuation
of proposed streets to the boundaries of the tract being subdivided.
F.
New half or partial streets shall be prohibited, except where essential
to reasonable subdivision of a tract in conformance with the other
requirements and standards of these regulations and where, in addition,
satisfactory assurance for dedication of the remaining part of the
street can be obtained; a cul-de-sac shall be constructed at the end
of such half street which shall be of a permanent nature, unless a
temporary cul-de-sac is approved.
G.
Names of new streets shall not duplicate existing or platted street
names, or approximate such names by the use of suffixes such as "lane,"
"way," "drive," "court," "avenue." In approving the names of streets,
cognizance should be given to existing or platted street names within
the postal delivery district served by the local post office. New
streets shall bear the same name or number of any continuation of
alignment with an existing or platted street.
H.
Where a subdivision or land development abuts or contains an existing
or proposed major traffic street, the Board may require marginal access
streets, alleys, reverse frontage lots or such other treatment as
will provide protection for abutting properties, reduction in the
number of intersections with the major street and separation of local
and through traffic.
I.
New reserve strips, including those controlling access to streets,
will not be permitted.
2.
Street Classification. Three functional classifications of streets
and roads are established as follows:
A.
Arterial. This classification includes highways which provide intracounty
or intermunicipal traffic of substantial volumes. Generally, these
highways should accommodate operating speeds of 55 miles per hour.
B.
Collector. This classification is intended to include those highways
which connect minor streets to arterial highways. They may serve as
intracounty and intramunicipal traffic. They may serve as traffic
corridors connecting residential areas with industrial, shopping and
other services. They may penetrate residential areas. Generally, these
highways will accommodate operating speeds of 35 to 55 miles per hour.
C.
Minor. This classification is intended to include streets and roads
that provide direct access to abutting land and connections to higher
classes of roadways. Traffic volumes will be low and travel distances
generally short. These streets and roads should be designed for operating
speeds of 25 miles per hour or under.
3.
Street Widths.
A.
Minimum street right-of-way and cartway widths shall be as follows:
|
Street Type
|
Right-of-Way Width
|
*Shoulders
|
*Cartway
| |
|---|---|---|---|---|
|
Arterial Streets
|
As determined by the Board of Supervisors, with recommendation
of the Planning Commission, after consultation with the Pennsylvania
Department of Transportation.
| |||
|
Collector Streets
|
60'
|
8' Each
|
20'
| |
|
Minor Streets
|
50'
|
7' Each
|
20'
| |
|
Cul-de-Sac
|
50'
|
7' Each
|
20'
| |
|
Turnaround of Cul-de-Sac (diameter)
|
100'
|
—
|
80'
| |
|
Marginal Access
|
50'
|
8' One Side
|
18'
|
|
NOTE:
| |
|---|---|
|
* Total paved width of streets shall include the shoulders and
the cartway.
|
B.
Where a subdivision or land development abuts or contains an existing
street of inadequate right-of-way width, additional right-of-way width
in conformance with the standards herein shall be required.
C.
Additional right-of-way and cartway widths may be required to promote
public safety and convenience when special conditions require and
to provide parking space in areas of intensive use.
D.
Short extension of existing streets with lesser right-of-way and/or
cartway widths than prescribed in this section may be permitted; provided,
however, that no section or new right-of-way less then 40 feet in
width shall be permitted.
E.
In the case of marginal access streets, a paved cartway width of
20 feet may be required as warranted by the specific layout.
F.
Curb to curb widths shall be the same as the cartway and shoulder
widths combined.
4.
Cul-de-Sac or Dead End Streets.
A.
Dead end streets are prohibited unless designed as cul-de-sac streets
or designed for future access to adjoining properties. A cul-de-sac
will not be approved when a through street is feasible. A cul-de-sac
will not be approved unless topography or land configuration make
its use necessary. Examples of acceptable use of culs-de-sac include
the following:
(1)
Existing long narrow lots, which do not permit the design and
construction of loop streets.
(2)
Environmentally sensitive lots where steep slopes, wetlands,
floodplains or other environmental conditions restrict development
of the site.
(3)
Lots that abut undevelopable lots due to size, environmental
constraints, restrictive covenants or other barriers to development.
(4)
Streets temporarily dead-ended for stage development.
B.
Any cul-de-sac or dead end street, for access to an adjoining property
or because of authorized phased development, shall be provided with
a temporary, all-weather turnaround within the subdivision; and the
use of such turnaround shall be guaranteed to the public until such
time as the street is extended.
C.
Any street temporarily dead ended in order to provide for future
continuation of the street into adjoining property or for authorized
stage development shall be fully constructed and all utilities installed.
D.
At the time of future extension, it shall be the responsibility of
the developer to restore the area between the extended right-of-way
and the dedicated right-of-way of the cul-de-sac. Such restored area
shall revert to the abutting property owners and shall consist of:
demolition of paving, curbing and sidewalk, if any, restoration to
conform with the immediate landscaping and extension of driveways,
if any, to the existing roadway.
E.
Should a temporary cul-de-sac be proposed, an agreement satisfactory
to the Township and Township Solicitor shall be submitted as part
of the subdivision improvements agreement form during final plan submission
and shall indicate construction installation responsibility of all
improvements when the temporary cul-de-sac is abandoned and the street
is extended. In the event that the Township shall not consider development
of adjoining property to be imminent, the Supervisors may require
that a permanent cul-de-sac be constructed.
F.
The location of all proposed driveways on a cul-de-sac street shall
be shown on the proposed development to be ensure that sufficient
area exists between driveways to permit stock piling of snow.
G.
The fire Marshall shall review and comment on all development proposing
the use of culs-de-sac.
H.
On any street temporarily dead ended in order to provide for future
continuation of the street onto adjoining property or for authorized
stage development, additional right-of-way of the required width shall
be extended to the end of the property of the current development
or the stage of the development so as to permit stock piling of snow
and so as to permit future development as required.
I.
All cul-de-sac streets, whether permanently or temporarily designed
as such, shall be provided at the closed end with a fully paved turnaround.
If a cul-de-sac turnaround is to be offset, it shall only be offset
to the left. The minimum radius to the pavement edge or curbline shall
be 40 feet, and the minimum radius of the right-of-way line shall
be 50 feet, except as noted.
J.
Unless future extension is clearly impractical or undesirable, the
turnaround right-of-way shall be placed adjacent to the tract boundary
with sufficient additional width provided along the boundary line
to permit extension of the street at full width.
K.
Cul-de-sac streets, permanently designed as such, shall not exceed
600 feet in length and shall not furnish access to more than 20 dwelling
units. Extension of cul-de-sac streets to a maximum of 750 feet may
be permitted, if the right-of-way radius is extended to 60 feet and
the paved edge to 50 feet radius.
L.
Drainage of cul-de-sac streets shall preferably be towards the open
end. If drainage is toward the closed end, it shall be conducted away
in an underground storm sewer.
M.
The center line grade on a cul-de-sac street shall not exceed 10%
and the grade of the diameter of the turn-around shall not exceed
5%.
5.
Driveways.
A.
Private driveways on corner lots shall be located such that a minimum
ten-foot tangent distance between the intersecting street radius and
the radius of the first driveway. The distance from the edge of the
pavement of the intersecting street to the radius of the first permitted
driveway shall be a minimum of 20 feet on curbed streets and 50 feet
on uncurbed streets.
B.
In order to provide a safe and convenient means of access, grades
on private driveways shall not exceed 5% with the intersecting public
street for a distance of 20 feet from the right-of-way line. In addition,
driveways must be paved to their full width within the right-of-way
to prevent erosion. Entrances should be rounded at a minimum radius
of five feet, or should have a flare construction that is equivalent
to this radius at the point of intersection with the cartway edge
(curbline).
C.
All driveways shall be located, designed and constructed in such
a manner as not to interfere or be inconsistent with the design maintenance
and drainage of, or the safe and convenient passage of traffic.
6.
Horizontal Curves.
A.
Whenever street lines are deflected in excess of 2°, a connection
shall be made by horizontal curves.
B.
To ensure adequate sight distance, minimum center line radii for
horizontal curves shall be as follows:
C.
A tangent of at least 100 feet shall be introduced between all horizontal
curves on collector and arterial streets and 50 feet on minor streets.
D.
To the greatest extent possible, combinations of the minimum radius
and maximum grade shall be avoided.
8.
Intersections.
A.
Streets shall intersect as nearly as possible at right angles, and
no street shall intersect another at an angle of less than 75°.
B.
Intersections involving the junction of more than two streets are
prohibited.
C.
Streets intersecting another street shall either intersect directly
opposite to each other, or shall be separated by at least 150 feet
between center lines, measured along the center line of the street
being intersected.
D.
Intersections shall be approached on all sides by a straight leveling
area, the grade of which shall not exceed 5% within 60 feet of the
intersection of the nearest right-of-way lines.
E.
Intersections with major streets shall be located not less than 800
feet apart, measured from center line to center line, along the center
line of the major street.
F.
At intersections of streets, the curb or edge of pavement radii shall
not be less than the following:
|
Intersection
|
Minimum Simple Curve Radii of Curb or Edge of Pavement
| |
|---|---|---|
|
Collector with Collector Street
|
35 Feet
| |
|
Collector w/Minor Street
|
25 Feet
| |
|
Minor Street w/Minor Street
|
15 Feet
| |
|
Radius corners or diagonal cutoffs must be provided on the property
lines substantially concentric with or parallel to the chord of the
curb radius corners.
| ||
9.
Intersection Sight Distance and Clear Sight Triangles.
A.
All intersections shall be designed to provide adequate safe stopping
sight distance (SSSD) with regard to both horizontal and vertical
alignment. The sight distance shall be measured at 4.25 feet above
the pavement from a height of 3.5 feet and 10 feet from the edge of
the paving at the intersection. Exhibit "1" shows minimum sight distances.[1]
[1]
Editor's Note: Exhibit 1 is included at the end of this chapter.
B.
Sight distance for roads with grades greater than 13% shall be calculated
in accordance with the following:
|
SSSD
|
=
|
1.47 Vt + V2\30 (f ± g)
| |
|
SSSD
|
=
|
Minimum safe stopping distance (feet).
| |
|
V
|
=
|
Velocity of vehicle (miles per hours).
| |
|
t
|
=
|
Perception time of a motorist (average = 2.5 seconds).
| |
|
f
|
=
|
Wet friction of pavement (average = 0.30).
| |
|
g
|
=
|
Percent grade of roadway divided by 100.)
|
10.
Street Grades.
A.
The grades of streets shall not be less than the minimum or more
than the maximum requirements listed below:
|
Type of Street
|
Minimum Grade
|
Maximum Grade
| |
|---|---|---|---|
|
All Streets
|
0.5%
|
As determined by the governing body after consultation with
the Commission and the Pennsylvania Department of Transportation
| |
|
Collector Streets
|
8%
| ||
|
Minor Streets
|
10%
| ||
|
Street Intersection
|
5%
|
11.
Slopes of Banks Along Streets and Driveways. Slope of banks along
streets measured perpendicular to the street center line and the slopes
of all driveways shall be no steeper than the following:
12.
Access Roads and Drives.
A.
Direct access from residential lots to an arterial street shall be
avoided whenever possible. Where such direct access cannot be avoided,
adequate turnaround space shall be provided behind the right-of-way
line.
B.
A valid highway occupancy permit shall be obtained from the Pennsylvania
Department of Transportation. Driveways serving single-family residences
shall intersect streets at angles of no less than 60°. All other
driveways or access roads shall intersect streets at right angles,
where possible, and in no instance shall such intersection be less
than 75°.
C.
The width of access roads or driveways shall be in accordance with
the following standards:
(1)
For multifamily residential, mobile home parks, and all nonresidential
developments or subdivisions, access roads shall be no less than 22
feet in width at the street line, and shall clearly be defined by
the use of curbing.
(2)
For single-family residential subdivisions, driveways shall
be no less than 10 feet in width and no greater than 20 feet in width
at the street line.
D.
In order to provide for safe and convenient ingress and egress points,
access roads and driveway entrances shall be rounded at the following
minimum radius:
[Ord. 1988-2, 3/7/1988, § 11.5(d)]
1.
Easements shall be provided for drainage facilities, overhead or
underground public utility facilities in consultation with the Engineer,
the electrical utility companies, the Pennsylvania Department of Transportation,
and the telephone utility companies.
A.
The minimum width of such easements shall be 20 feet. Additional
width may be required by the Commission depending on the purpose and
use of the easements.
B.
Wherever possible, such easements shall be centered on the side or
rear lot lines, or along the front lot lines.
C.
Additional easement width may be required by the Township depending
on the purpose and use of the easement.
2.
Where a subdivision is traversed by a watercourse drainage way, channel,
or stream, there shall be provided a drainage easement conforming
substantially with the line of such watercourse, drainage way, channel,
or stream and of such width as will be adequate to preserve the unimpeded
flow of natural drainage or for the purpose of widening, deepening,
relocating, improving or protecting such drainage facilities or for
the purpose of installing a stormwater sewer.
3.
Easements and rights-of-way proposed for facilities of or access
for the Derry Township Municipal Authority shall be a minimum of 30
feet in width. Such easements and rights-of-way shall be documented
in a recorded agreement with the developer and contain terms and conditions
as determined by the Derry Township Municipal Authority.
[Added by Ord. 2016-1, 4/4/2016]
[Ord. 1988-2, 3/7/1988, § 11.5(d)]
1.
The length, width, shape, and design of blocks shall be determined
with due regard to the provision of adequate sites for buildings of
the type proposed, to the land use and/or zoning requirements of the
Township, the topography of the land being subdivided or developed,
and the requirements for safe and convenient vehicular and pedestrian
circulation.
2.
Blocks shall not exceed 1200 feet in length, nor be less than 600
feet in length. Where practical, blocks along collector or arterial
streets shall be not less than 1000 feet long.
3.
Residential blocks shall generally be of sufficient depth to accommodate
two tiers of lots, except where reverse frontage lots bordering an
arterial or collector street are used, or where due to the contour
of the land, or the necessary layout of the subdivision, there is
insufficient depth between intersecting streets for such two tier
design.
4.
Blocks for commercial and industrial areas may vary from the elements
of design contained in this section if the nature of the use requires
other treatment. In such cases, off-street parking for employees and
customers shall be provided along with safe and convenient limited
access to the street system. Space for off-street loading shall also
be provided with limited access to the street system. Extension of
streets, railroad access right-of-way, and utilities shall be provided
as necessary.
5.
Crosswalks or interior pedestrian walks shall be required in blocks
exceeding 1000 feet in length to provide for pedestrian circulation
or access to community facilities. Such walks shall be stabilized
for width of not less than four feet, shall be located in easements
not less than 10 feet in width, and shall, insofar as possible, be
located in the center of any such block.
6.
In the design of all blocks, special consideration shall be given
to the provision of satisfactory fire protection.
[Ord. 1988-2, 3/7/1988, § 11.5(e)]
1.
General Standards.
A.
The size, depth, width and orientation of lots shall conform to the
applicable zoning regulations of the Township.
B.
Insofar as practical, side lot lines should be at right angles to
straight street lines or radial to curved street lines.
C.
Where feasible, lot lines should follow Township boundaries rather
than cross them, in order to avoid jurisdictional problems.
2.
Lot Frontage.
A.
All lots shall abut a public street, existing or proposed, or a private
street if it meets the requirements of these regulations.
B.
Double or reverse frontage lots shall be prohibited, except where
required to provide separation of residential development from major
streets or to overcome specific disadvantages of topography or orientation.
C.
No residential lots shall be created which front upon an arterial
street.
[Ord. 1988-2, 3/7/1988, § 11.5(f)]
[Ord. 1988-2, 3/7/1988, § 11.5(g); as amended by
Ord. 2011-2, 9/6/2011]
The Londonderry Township Stormwater Management Erosion and Sedimentation Control Ordinance No. 2010-5 [Chapter 26, Part 1], as amended, shall be adhered to in its entirety with regards to this section.
[Ord. 1988-2, 3/7/1988, § 11.5(h); as amended by
Ord. 91-2, 11/4/1991]
The design and development of all subdivisions shall preserve,
whenever possible, natural features which will aid in providing open
space for recreation and conditions generally favorable to the health,
safety and welfare of the residents of the Township. Some of these
natural features include: the natural terrain of the site, woodland
areas, large trees, natural watercourses and bodies of water, wetlands,
rock outcroppings and scenic views.
1.
Tree Preservation and Planting.
A.
Trees with a caliper of six inches or more as measured at a height
of 4 1/2 feet above existing grade are encouraged to be kept
in place as far as practical to preserve natural settings. In areas
where streets are retained, the original grade level shall be maintained
if possible, so as not to disturb the trees.
B.
Where existing trees are removed along the street right-of-way, supplemental
planting, in the form of appropriate street trees, shall be introduced.
Such trees shall be planted at intervals of between 50 and 100 feet
and preferably in random patterns. Written permission from the Board
of Supervisors shall be required for the planting of any trees within
any street right-of-way so as to not affect sight distances and right-of-way
maintenance.
C.
A landscape plan shall be developed for industrial, commercial and
multifamily residential subdivisions and land developments. Such plan
shall indicate the vegetation or plant cover which exists and, on
the same or separate sheet, the vegetation or plant cover which will
exist when landscaping is completed.
2.
Lake, Stream and River Frontage Preservation.
A.
A maintenance easement for the Township or its designee, with a minimum
width of 25 feet, shall be provided along all stream and river banks
and lake edges. Such easement, in all cases, shall be of sufficient
width to provide proper maintenance.
B.
Lake, stream, and river frontage shall be preserved as open space
whenever possible.
C.
Access shall be provided to the water and maintenance easement area.
The width of such access points shall not be less than 50 feet.
3.
Topography. The existing natural terrain of the proposed subdivision
tract shall be retained whenever possible. Cut and fill operations
shall be kept to a minimum.
[Ord. 1988-2, 3/7/1988, § 11.5(i); as amended by
Ord. 2011-2, 9/6/2011]
[Ord. 1988-2, 3/7/1988, § 11.5(j); as amended by
Ord. 2001-3, 6/2/2001, § 1]
1.
All residential subdivision or land development plans submitted after
the effective date of this chapter shall provide for suitable and
adequate recreation in order to:
A.
Insure adequate recreational areas and facilities to serve the future
residents of the Township;
B.
Maintain compliance with recreational standards as developed by the
National Recreation and Parks Association;
C.
Reduce increasing usage pressure on existing recreational areas and
facilities;
D.
Insure that all present and future residents have the opportunity
to engage in many and varied recreational pursuits; and to
E.
Reduce the possibility of the Township becoming overburdened with
the development and maintenance of many very small, randomly planned
and widely separated recreation areas.
2.
Exemptions and Requirements.
A.
The following are exempt or partially exempt from the provisions
of this Part:
(1)
Any single and/or multifamily residential subdivision or land
development plan in a residential zone classification for which a
preliminary plan has been submitted prior to the effective date of
this chapter.
(2)
Any residential subdivision or land development plan, whether
single and/or multifamily that contains less than 30 dwelling units
may be exempted by the Board of Supervisors from dedicating land for
recreational purposes, but shall pay a fee in lieu of land dedication
as provided in this chapter.
(3)
Any residential subdivision or land development that contains
three or less lots in total, shall be exempt from dedicating land
for recreational purposes and shall be exempt from paying a fee in
lieu of land dedication as provided in this chapter.
B.
The amount of land required to be provided for recreational purposes
for residential subdivisions or land development plans not exempted
from the provisions of this Part shall be as follows:
(1)
Single-family Developments. In the case of a single-family subdivision,
the developer shall provide a minimum of 2,000 square feet per lot.
(2)
Multiple-family Developments. In multiple-family developments,
a minimum contiguous area of 10% of the total area shall be provided
for recreation exclusive of roadways of the land being developed.
C.
A maximum of 25% of the total land area required by this section
to be provided for recreation may consist of floodplain areas.
D.
Such land set aside shall be suitable to serve the purpose of active
and/or passive recreation by reason of its size, shape, location and
topography and shall be subject to the approval of the Board of Supervisors.
E.
The developer shall satisfy the Board of Supervisors that there are
adequate provisions to assure retention and all future maintenance
of such recreation areas by maintaining ownership, or by providing
for and establishing an organization for the ownership and maintenance
of the recreation area and such organization shall not be dissolved
nor shall it dispose of the recreation area by sale or otherwise,
except to an organization conceived and established to own and maintain
the recreation area without first offering to dedicate the same to
the Township.
3.
Recreation Area Location Criteria. The Planning Commission and the
Board of Supervisors in exercising their duties regarding the approval
of subdivision and land development plans, shall consider the following
criteria in determining whether to approve the proposed location of
recreation areas in the developer's subdivision or land development
plan:
A.
Site or sites should be easily and safely accessible from all areas
of the development to be served, have good ingress and egress and
have access to a public road, however, no public road shall traverse
the site or sites.
B.
Site or sites should have suitable topography and soil conditions
for use and development as a recreation area.
C.
Size and shape for the site or sites should be suitable for development
as a particular type of park. Sites will be categorized by the Township
using the standards established by the National Recreation and Parks
Association. (Publication No. 10005, 1970 or current edition.)
D.
When designing and developing these recreation areas, it shall be
done according to the standards established by the National Recreation
and Parks Association, copies of which may be obtained from the Township
office.
E.
Site or sites should, to the greatest extent practical, be easily
accessible to essential utilities, water, sewer and power.
F.
Site or sites should meet minimum size in respect to usable acreage
with respect to National Recreation and Parks Association standards
with 75% of such area having a maximum slope of 7%.
4.
Dedication to Municipality.
A.
In a case where the developer does not wish to retain the required
recreation area, such area may be dedicated to the Township for public
use.
B.
In addition to approving the site of recreation areas to be dedicated
to the Township, the Planning Commission shall make its recommendation
to the Board of Supervisors as to whether the dedication should be
accepted by the Township.
C.
Such area dedicated to the Township for public use shall be suitable
for recreational purposes by reason of size, shape, location, topography,
and access.
D.
The Planning Commission may find dedication to be impractical because
of the size, shape, location, access, topography, drainage, or other
physical features of the land and that such dedication would adversely
affect the subdivision or land development and its future residents
or occupants, or that there is no land area within the proposed subdivision
which is practical for dedication to the public because of size, access,
topography, or other physical characteristics.
E.
When the Board of Supervisors deems it to be in the public interest
to accept dedicated land, such acceptance shall be by means of a signed
resolution to which the property description of the dedicated recreation
area shall be attached.
5.
Fee In Lieu of Dedication.
A.
Where the Board of Supervisors agree with the developer that because
of the size, shape, location, access, topography, or other physical
features of the land that it is impractical to dedicate land to the
Township or set aside a recreation area as required by this Part,
the Board of Supervisors shall require a payment of a fee in lieu
of dedication of such land which shall be payable to the Township
prior to approval of each final section of the overall plan by the
Board of Supervisors. Such fee shall be calculated by multiplying
the number of dwelling units in each section by the fee per dwelling
unit.
B.
The amount of the fee per proposed dwelling unit of the entire tract
shall be set from time to time by resolution of the Board of Supervisors,
and shall be payable at the time of the final plat approval.
C.
All moneys paid to the Township pursuant to this section shall be
kept in a capital reserve fund. Moneys in such fund shall be used
only for the acquisition of land or capital improvements for park
and recreation purposes.
[Ord. 91-2, 11/4/1991; as amended by Ord. 2008-3, 10/6/2008]
1.
Except for subdivision and/or land development of shopping centers to which Subsection 4 below is applicable, all subdivision streets, auxiliary parking lots, and common walkways shall be illuminated during nighttime hours by use of illuminaries containing mercury vapor lamps with a minimum rating of 175 watts, with a minimum height of 12 feet.
2.
Potentially hazardous locations, such as major street intersections
and steps or step ramps, shall be all individually illuminated.
3.
Except for subdivision and/or land development of shopping centers to which Subsection 4 below is applicable, illuminaries shall be provided at maximum intervals of 200 feet along streets and walkways, except within 200 feet of intersections of streets, where the maximum interval shall be 100 feet. (In auxiliary parking lots, one illuminary shall be provided for each 20 parking spaces or fraction thereof.) One illuminary shall be provided at the intersection of all streets; such illuminary shall be consistent with the Township lighting standards for street intersections.
4.
A lighting plan shall be submitted for all commercial subdivision
and/or land development parking areas within the C-2 Commercial District
and approved as a shopping center use. Site lighting shall be designed
for a minimum lighting level of one footcandle to a maximum lighting
level of 10 footcandles at the top of pavement level with a maximum
site average lighting level of four footcandles. The maximum lighting
level at the property line shall be 0.2 footcandle, except for areas
adjacent to driveways. A full cutoff fixture and flat lens shall be
used. Glare control may be achieved through the use of such means
as shields, baffles and appropriate application of fixture-mounting
height, wattage, and fixture placement. Maximum light standard height
shall be 35 feet, which may be mounted on top of a thirty-six-inch
maximum pedestal (38 feet total maximum height) for the sole purpose
of protecting the light standard from damage.
