Any application for 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.
A.
Grading, filling, removal of topsoil, erosion and sedimentation control. All grading, filling, removal of topsoil and erosion and sedimentation control shall be performed in accordance with the requirements of Chapter 173, Grading, Excavating and Filling, as amended or replaced.
B.
Planting and cutting of trees; removal of debris.
(1)
Large shade trees shall be adequately protected from injury and shall
be preserved to the extent practical.
(2)
All lot areas which slope towards streets or adjacent lots shall
be required to be seeded with grass or planted with ground cover so
as to prevent washing and erosion.
(3)
During construction, the developer shall remove and dispose of all
uprooted trees, stumps, brush, rubbish, unused construction materials
and debris promptly in the interest of public safety.
C.
Flood-prone areas. Land identified as flood-prone on maps issued by the Federal Insurance Administration shall be subject to the regulations of the National Flood Insurance Program and shall comply with the provisions of Chapter 165, Floodplain Management, as now or hereafter amended.
D.
Steep slopes. The following requirements shall apply to all development
sites containing five acres or more. Steep slopes shall include those
areas on the development site having a slope of 25% or greater. All
such slope areas shall be calculated by the developer's engineer
and shall be shown on the preliminary plan submitted for approval
of a subdivision or land development. In reviewing the preliminary
plan, the Township Engineer shall determine compliance with the following
regulations:
(1)
Steep slopes within the area of a lot intended for construction of
a single-family dwelling shall meet the following requirements:
(2)
Steep slopes between 25% and 40% on any development site may be disturbed
by grading, alteration or removal of vegetation, provided that a geotechnical
report prepared by a civil engineer registered in the Commonwealth
of Pennsylvania with experience in geotechnical engineering shall
be submitted with the subdivision or land development plan that indicates
the following:
(a)
Slide-prone soils do not exist in the area proposed for grading,
alteration or removal of vegetation.
(b)
The finished slopes after excavating or grading will be stable
and will not create hazards for adjoining property from erosion, sedimentation
or stormwater runoff.
(c)
The foundations of any structures proposed to be erected in
any natural steep slope areas or any steep slope areas which have
been disturbed will be structurally sound, including recommendations
for special foundation design, if warranted.
(d)
Restoration of all slopes from which cover has been removed
shall be finished and seeded within a reasonable time after such clearance
activity. The phrase "a reasonable time" shall mean within 30 days
after grading and/or construction activities are completed, unless
those activities are completed between November 1 and April 1. In
such cases, the required seeding or sodding shall occur by May 1.
In all cases, erosion and sedimentation control measures shall be
maintained on the site until replacement cover can be accomplished.
(3)
Steep slopes in excess of 40% shall not be disturbed by excavation,
grading or removal of vegetation, except in the following cases:
(a)
To reclaim areas which were previously strip-mined, provided the restoration complies with Chapter 173, Grading, Excavating and Filling, to create slopes which are a maximum of 50%.
(b)
To alter man-made slopes in accordance with Chapter 173, Grading, Excavating and Filling, to create new slopes which are a maximum of 50%.
(c)
To construct, extend or maintain public or private streets,
stormwater management facilities or essential services within any
public or private right-of-way or easement.
(d)
To provide access to or develop recreational facilities within
common open space in a planned residential development (PRD) or residential
subdivision for the benefit of the residents which is owned and maintained
by a homeowners' association.
(e)
To create a parking area or building pad in any nonresidential
zoning district.
(4)
In all of the cases listed in Subsection D(3), above, where disturbance of slopes in excess of 40% is proposed, a geotechnical report and grading plan prepared by a civil engineer registered in the Commonwealth of Pennsylvania with experience in geotechnical engineering shall be submitted with the subdivision or land development plan that indicates the following:
(a)
Slide-prone soils do not exist in the area proposed for grading,
alteration or removal of vegetation.
(b)
No more than 50% of the entire area designated as having steep
slopes in excess of 40% shall be disturbed.
(c)
The finished slopes after excavating or grading will be stable
and will not create hazards for adjoining property from erosion, sedimentation
or stormwater runoff.
(d)
The foundations of any structures proposed to be erected in
any natural steep slope areas or any steep slope areas which have
been disturbed will be structurally sound, including recommendations
for special foundation design, if warranted.
(e)
Restoration of all slopes from which cover has been removed
shall be finished and seeded within a reasonable time after such clearance
activity. The phrase "a reasonable time" shall mean within 30 days
after grading and/or construction activities are completed, unless
those activities are completed between November 1 and April 1. In
such cases, the required seeding or sodding shall occur by May 1.
In all cases, erosion and sedimentation control measures shall be
maintained on the site until replacement cover can be accomplished.
A.
Layout. Streets shall be planned to conform with the layout of existing
and planned streets and shall be located so as to allow proper development
of surrounding properties. Local streets shall be laid out so as to
discourage through traffic. Collector streets shall be designed to
provide adequate flow of traffic from local streets to major community
facilities and to arterial streets.
B.
Secondary means of access.
(1)
In all residential subdivisions or land developments containing 100
or more dwelling units, the applicant shall provide a second entrance/exit
to and from the plan, unless the applicant can demonstrate to the
satisfaction of the Planning Commission and Board of Supervisors that
there is no feasible means to provide such access, considering length
of street frontage, street grades, topography, sight distance and
other relevant factors such as public health and safety. The secondary
means of access may be provided by a proposed street connection to
an existing street or the extension of street right-of-way with a
temporary turnaround that abuts adjoining undeveloped property where
a future street connection is physically feasible, provided a written
agreement with the adjoining property owner is presented that guarantees
a future connection through the adjoining property to an existing
public street within a specified period of time that is acceptable
to the Township.
(2)
If a residential subdivision or land development is proposed to be
phased, the requirement to provide a secondary means of access may
be met by providing a right-of-way to the property line of a future
phase, provided that phase will connect to an existing public street.
In such case, the Board of Supervisors may require revisions to the
phasing schedule and/or posting of a performance guarantee in the
prior phase to guarantee timely construction of the secondary means
of access.
C.
Topography. Proposed streets shall be planned to conform to the contour
of the land, in order to provide buildable lots, to have a suitable
alignment and grade and to allow proper drainage.
D.
Grading. The shoulders shall be graded to six feet behind the curb
and provisions shall be made for protection of slopes beyond the right-of-way.
E.
Street grades. Minimum and maximum grades shall be provided on all
streets in accordance with the design standards specified in Appendix
I.[1] Grades shall be measured along the center line of the
street. Vertical curves shall be used in changes of grade exceeding
1% and should be designed in accordance with the design standards
specified in Appendix I. Intersections shall be approached on all
sides by leveling grades for a distance of 25 feet within which no
grades shall exceed the design standards specified in Appendix I.
The grade of actual intersections shall not exceed 6% in any direction.
[1]
Editor's Note: Appendix I is included at the end of this chapter.
F.
Rights-of-way and paving widths. Minimum widths of rights-of-way
and minimum widths of paving shall be provided in accordance with
the design standards specified in Appendix I. All streets shall be
paved in accordance with Township Construction Standards.
G.
Culs-de-sac. A cul-de-sac shall not be approved when a through street is practical. A cul-de-sac shall not be more than 1,200 feet in length, unless a modification to this requirement is granted under Article IX of this chapter. The length of the cul-de-sac shall be measured from the nearest point of its intersection with another public street to the terminus of the cul-de-sac right-of-way. A cul-de-sac shall have a minimum right-of-way radius and an outer minimum paving radius as specified in the design standards in Appendix I.[2]
[2]
Editor's Note: Appendix I is included at the end of this chapter.
H.
Temporary turnarounds. A temporary turnaround may be required where
a road is constructed to an adjoining property line or where the terminus
of a road adjoins property in a future phase of the plan. The right-of-way
width required for a temporary turnaround shall be a minimum of 100
feet and the outer paving radius of the temporary turnaround shall
be 40 feet.
I.
Visibility.
(1)
No fence, trees, hedges, shrubbery, walls, planting (other than trees
and grass) or similar obstructions shall be located within the right-of-way
and no such obstruction shall obscure visibility at any intersection.
Existing trees may remain in the right-of-way, provided they do not
obstruct visibility or interfere with the location or maintenance
of public utilities.
(2)
A clear sight triangle, as defined by this chapter, shall be maintained
free of any obstructions at intersections so that there shall be a
minimum clear sight triangle measured along the center line from the
points of intersection in accordance with the requirements specified
in Appendix I.[3] The clear sight triangle shall be shown on the final plat
for recording.
[3]
Editor's Note: Appendix I is included at the end of this chapter.
J.
Handicapped accessibility. Where required by the Americans with Disabilities
Act (ADA), public streets shall be designed to comply with all applicable
requirements of the Act.
K.
Street names. All new street names shall be approved by the Township. Names of new streets shall be sufficiently different in sound and spelling from existing names of streets in the Township so as not to cause confusion. A street which is planned as a continuation of an existing street shall bear the same name. Street signs shall be provided in accordance with § 292-39 of this chapter.
L.
Sidewalks. The width of sidewalks, where provided, shall conform
to the standards specified in Appendix I.[4] Sidewalks shall be located in line with existing sidewalks
on adjacent lots or, where none exists, shall be located a minimum
of three feet from the edge of any curb or paving. Sidewalks shall
be constructed in accordance with Township Construction Standards.
[4]
Editor's Note: Appendix I is included at the end of this chapter.
M.
Pedestrian walkways.
(1)
If required, pedestrian walkways, other than sidewalks, shall be
surfaced with a stable, durable, dust-free and nonslip material. The
final design of the pedestrian walkway shall be subject to approval
by the Township Engineer. Construction shall conform to the Township
Construction Standards.
(2)
Pedestrian walkways which provide access to the general public across
private property shall be located within an easement which has a minimum
width of 15 feet.
Service streets, as defined by this chapter, shall not be permitted
in residential developments, but may be provided in commercial and
industrial developments where needed for loading, unloading or secondary
access. Service streets shall be constructed in accordance with Township
Construction Standards and shall meet the minimum design standards
shown in Appendix I for local streets.[1]
[1]
Editor's Note: Appendix I is included at the end of this chapter.
Easements for sanitary sewers, water lines 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 or drainage easement 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 350, Zoning. In the case of townhouse dwellings which are proposed to be sold in fee simple, the minimum lot area recorded for each dwelling unit may be less than any minimum lot area per dwelling unit required by Chapter 350, Zoning, provided the maximum dwelling unit density approved at the time of construction under the terms of Chapter 350, Zoning, is not exceeded on the entire parcel proposed for subdivision.
(2)
In the case of duplexes, triplexes and fourplexes, the dwelling units may be subdivided along the common walls for the purpose of conveying the units in fee simple after construction even though the resulting lots are less than the minimum required by Chapter 350, Zoning, provided the original lot containing the duplex, triplex or fourplex structure meets the lot width and lot area required for the dwelling type at the time of construction.
B.
Frontage. All lots created by a subdivision shall have frontage along the right-of-way of a public street and the width of the frontage shall conform to the requirements of Chapter 350, Zoning, except in the case of a rear lot subdivision which meets all the requirements of Subsection D of this section or a plan that meets the requirements of § 292-37B for a private street exception.
C.
Double frontage. Double-frontage lots shall be discouraged; however,
where a double frontage lot is the only practical alternative, vehicular
access shall be provided from the frontage on the street with the
lower traffic volume. Where a double-frontage lot has frontage on
an arterial or collector street, access to the lot from the arterial
or collector street shall be prohibited and such prohibition shall
be indicated by a notation on the plat for recording.
D.
Flag lots. A flag lot, as defined herein, shall only be approved
under the following circumstances:
(1)
Flag lots shall not be permitted in a major subdivision.
(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 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.
Side lines. Whenever practicable, the side lines of a lot shall be
at right angles or radial to the right-of-way lines of streets.
F.
Building lines. Building lines of lots shall conform to the minimum requirements of Chapter 350, Zoning, and shall be shown on the final plat.
G.
Grading. 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.
H.
Driveways.
(1)
An individual private driveway, as defined herein, which serves one
single-family or one two-family dwelling shall not be required to
be paved; however, in lieu of paving, the driveway shall have a covering
of slag or stone at least two inches thick over a minimum four-inch
stone base for a distance of 30 feet from the right-of-way of the
street. All common private driveways, as defined herein, and all individual
private driveways serving residential uses, other than a single-family
or two-family dwelling, shall be paved in accordance with the Township
Construction Standards and/or the Pennsylvania Department of Transportation
Design Manual, Part 2, Chapter 18.
(2)
Driveways entering onto a state road shall be subject to a highway occupancy permit from the PA Department of Transportation (PennDOT). Driveways entering onto a county road shall be subject to a permit from Westmoreland County. Driveways entering onto Township streets shall be subject to a driveway permit issued under Chapter 131, Driveways, as now or hereafter amended.
I.
Emergency access. 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 Township, subject
to the approval of the U.S. Postal Service, and shall be posted at
each house so as to be easily visible and readable from the street.
Stormwater management facilities shall be provided for subdivisions and land developments in accordance with the requirements of Chapter 280, Stormwater Management, as now or hereafter amended.
A.
Size and grade. Storm drains shall be adequate for the anticipated
runoff when the area is fully developed. The minimum diameter of storm
sewers shall be 15 inches, and the minimum grade shall be 1%, unless
approved by the Township Engineer.
B.
Manholes. For pipe sizes of 24 inches or less, manholes shall be
spaced at a maximum of 400 feet and for larger pipe sizes, the maximum
distances between manholes shall be 600 feet. In addition, manholes
shall be installed at all points of abrupt changes in horizontal alignment
and vertical grade. Inlets may be substituted for manholes where practical.
C.
Inlets. Inlets of the type shown in the Township Construction Standards
shall be installed. Inlets at street intersections shall be placed
on the tangent and not on the curved portions.
D.
Castings. Manholes and inlet castings shall conform to the Pennsylvania
Department of Transportation (PennDOT) Form 408 and PennDOT Standards
for Roadway Construction. Inlet grates shall be bicycle safe.
E.
Stormwater roof drains.
(1)
In major subdivisions of 25 lots or more, all roof drains shall discharge
to an on-lot sump or to a storm sewer system which is controlled by
a detention pond. Outlets from roof drain sumps shall not discharge
directly onto fill slopes. Outlets shall not discharge directly to
the gutter line of any street.
(2)
All pipe from roof drains shall be a minimum four-inch Schedule 40
ABS, PVC or SDR 35 pipe. Four-inch Schedule 40 PVC or ABS pipe is
required for a distance of five feet from the foundation of the dwelling.
No stormwater drainage system shall be permitted to discharge into
any sanitary sewer system. No pipes shall be permitted to be constructed
through any curbing on any public street.
F.
Unnatural drainage. All points of concentrated flow discharge shall
outlet directly to a well-defined drainage channel. Whenever construction
stops or concentrates the natural flow of storm drainage in such a
way as to affect adjoining properties, approval of the owners shall
be obtained in writing. Approval of plans by the Township shall not
authorize or sanction drainage affecting adjoining properties.
G.
Watercourses. Open watercourses shall not be permitted within the
rights-of-way of streets. The stopping, filling up, confining or other
interference with, or changing the course of, drains, ditches, streams
and watercourses in the Township shall not be permitted unless approval
in writing is obtained from the Board of Supervisors. A permit must
be obtained from the Department of Environmental Protection (DEP)
of the Commonwealth of Pennsylvania for construction or changes in
a watercourse subject to the regulations of the Pennsylvania Department
of Environmental Protection.
H.
Bridges and culverts. All bridges and culverts shall be designed
to support expected loads and to carry expected flows and shall be
designed to meet current standards of the Pennsylvania Department
of Transportation. All bridges and culverts shall be subject to all
permits required by the Pennsylvania Department of Environmental Protection,
Bureau of Dams and Encroachments.
I.
Intersections of private driveways and public streets. Stormwater drainage facilities shall be placed where each private driveway intersects with a public street. The design shall be approved by the Township Engineer and shall meet the requirements of Chapter 131, Driveways, as now or hereafter amended.
A.
Installation. Installation of sanitary sewers and appurtenances shall
be in accordance with the Township Construction Standards and the
standards of the PA Department of Environmental Protection (PADEP)
and shall be subject to the approval of the Township Engineer. All
utility stubs shall be extended to the street right-of-way line.
B.
Minimum size and grade. The minimum diameter and minimum grade of
sanitary sewers shall be in accordance with the PA Department of Environmental
Protection (PADEP), Bureau of Water Quality Protection publication
entitled "Domestic Wastewater Facilities Manual."
C.
Laterals. Lateral connections, where required, shall be installed
in accordance with the PA Department of Environmental Protection (PADEP),
Bureau of Water Quality Protection publication entitled "Domestic
Wastewater Facilities Manual."
A.
All sanitary sewer lines shall be lamped and air-tested by the developer
in the presence of the Township Engineer or Inspector in accordance
with the PA Department of Environmental Protection (PADEP), Bureau
of Water Quality Protection publication entitled "Domestic Wastewater
Facilities Manual."
B.
All construction materials used in sewers, streets, sidewalks and
other required improvements shall be tested by a qualified testing
laboratory, if required by the Township Engineer. The cost for such
tests shall be borne by the developer.
The lighting of any parking spaces, parking areas, parking aisles,
standby/stacking lanes, loading and unloading spaces and areas, access
drives and driveways shall be required if such facilities are open
and accessible to the general public when or where there is no natural
light.
A.
The lighting system shall be so designed to produce a minimum average
maintained light level of from one to two footcandles on the horizontal
surface of the entire parking, loading or unloading facility, including
but not limited to parking spaces, parking areas, parking aisles,
standby/stacking lanes, loading and unloading spaces and areas, access
drives and driveways. Parking areas accessory to a single-family or
two-family dwelling on an individual lot shall be excluded from this
requirement.
B.
No lighting shall be designed to illuminate (direct or reflected)
adjacent or adjoining properties which results in a lighting level
in excess of more than 0.2 minimum average maintained horizontal footcandle
on the adjacent or adjoining properties.
C.
Lighting standards shall not be located on lines delineating parking
spaces or in areas hazardous to traffic movements.
