[Ord. 101, 9/14/1993, § 401]
1. A developer shall consider coordinating proposed development with
neighboring development.
2. In all developments, every precaution shall be taken to preserve
all natural and historic features determined to be worthy of preservation
by the Board of Supervisors. Examples for such features would include,
but not be limited to, large trees or stands of trees, watercourses,
historic areas and structures, scenic views, etc., to insure the protection
of such features, the Planning Commission or Board of Supervisors
may require the following additional information to be submitted:
A. A grading plan showing the existing and proposed ground elevations
relative to the features.
B. The accurate location of the features to be protected.
C. An explanation of the precautions to be taken by the developer to
protect such features.
3. Where any earth work or change in existing contours is proposed or where any existing trees, shrubs or other natural vegetative cover will be removed the developer shall comply with the Stormwater Management Ordinance [Chapter
26, Part
1].
4. In a development where the average slope exceeds 15%, the Planning
Commission or Board of Supervisors may require additional design standards
as recommended by the Township Engineer.
5. Developments adjacent to a river, stream or other watercourse shall
adhere to the requirements of the Board of Supervisors's ordinances
regulating development on areas subject to flooding.
6. Where the lots in a subdivision are large enough for resubdivision
or where a portion of the tract is not subdivided or developed suitable
access to these areas shall be provided.
7. To the extent possible, general street layout and lot orientation
shall maximize potential solar heating and energy efficiency for development.
8. Where underground construction is proposed, the developer shall comply
with Pennsylvania Act 287, as amended by Pennsylvania Act 1988-172.
[Ord. 101, 9/14/1993, § 402; as amended by Ord.
119, 4/14/1998; and by Ord. 155, 3/8/2005, § 1]
1. General.
A. Relationship to Other Plans and Ordinances. The location of all streets
shall conform to the official map or comprehensive plan adopted by
the Township.
B. Functional Classification. Functional classification, the grouping
of streets by the character of service they provide, was developed
for transportation planning purposes. Comprehensive transportation
planning, an integral part of total economic and social development,
uses functional classification as an important planning tool. The
emergence of functional classification as the predominant method of
grouping streets is consistent with the policies contained herein.
C. All roads and streets, where possible, shall connect with existing
roads and streets or proposed roads and streets so as to form as near
as possible through roads and streets and a harmonious and systematic
development of the Township. The names of the roads and streets shall
not conflict with the names of existing roads and streets, and all
roads and streets shall be designated by the names of existing roads
and streets with which they connect as extensions thereof.
D. Where, in the opinion of the Township, it is desirable to provide
for street access to adjoining property, streets shall be extended
by dedication to the boundary of such property.
E. The street design standards and construction specifications herein
are regarded as minimum standards and specifications. These standards
were developed giving high priority to the safety and durability of
future Township streets. Where the provisions of this Section and
any other ordinance conflict, the provisions of this Section shall
prevail. However, the Township reserves the right to require designs
in excess of these standards when conditions warrant it, and also
to approve alternate designs when proven to the Township Engineer
that they are equal or better in design.
F. Streets shall be designed for a twenty-year service life. If a street
is to be utilized prior to complete construction, the utilized portion
must be structurally designed to support all anticipated loading without
significant loss of the designed service life of the street.
G. No action by the Township Board of Supervisors shall be construed
to require the Township to accept dedication of any road, street,
lane or alley.
H. Private streets are prohibited.
2. General Design Standards for Rural Arterial, Urban Arterial and Collector
Streets.
A. Detailed design standards for these streets are not included in these regulations. The design of streets in this section will be as the Township directs on a case-by-case basis, but in no event shall the requirements be less than those set forth in § 402, Subsection
4A, residential subcollector.
B. Streets that are functionally classified under this section shall
be designed in accordance with the following:
(1)
A Policy on Geometric Design of Highways and Streets, American
Association of State Highway and Transportation Officials, latest
edition.
(2)
Pennsylvania Department of Transportation Design Manual Part
2, Highway Design, Publication 13, latest edition.
(3)
Highway Capacity Manual, Transportation Research Board, National
Research Council, latest edition.
(4)
Trip Generation, Institute of Transportation Engineers, latest
edition.
3. General Design Standards for Residential Subcollector Streets and
Residential Access Streets.
A. Purpose.
(1)
Objective. The purpose of these provisions is to establish appropriate
standards for the design of streets in residential subdivisions that
will: (1) promote the safety and convenience of vehicular traffic,
(2) protect the safety of neighborhood residents, (3) minimize the
long-term costs for the maintenance and repair of streets, (4) minimize
crime in residential areas, (5) protect the residential qualities
of neighborhoods by limiting traffic volume, traffic speed, noise
and fumes, (6) encourage the efficient use of land, (7) minimize the
cost of street construction and thereby restrain the rise in housing
costs, and (8) minimize the construction of impervious surface thereby
protecting the quantity and quality of the Township's water resources.
(2)
Limitations. These provisions do not include standards for stormwater
management or pedestrian circulation.
B. Jurisdiction. These provisions shall be applicable to the design
and construction of all new residential streets and driveways. These
provisions do not apply to nonresidential streets.
C. Street Hierarchy.
(1)
Hierarchy Required. There is hereby established a street hierarchy below, which is intended to tailor the design of each street to its function. Refer to this chapter, Part
2, for street hierarchy definitions.
(2)
New Residential Streets. Each proposed residential street shall
be classified and designed for its entire length to meet or exceed
the minimum standards for one of the following street types:
(a)
Residential Access Street. This is the lowest-order street in
the hierarchy. It is intended to carry the least amount of traffic
at the lowest speed. It will provide the safety and most-desirable
environment for a residential neighborhood. Developments should be
designed so that all, or the maximum number possible, of the homes
will front on this class of street.
(b)
Residential Subcollector Street. This is the middle-order street
in the hierarchy. It will carry more traffic than the residential
access street. It should provide an acceptable if not an optimum environment
for a residential neighborhood.
(c)
Special Purpose Streets. Under special circumstances a new residential
street may be classified and designed as a divided street. For the
purpose of protecting environmental features or avoiding excessive
grading, the Township may require that the street be divided. In such
a case, the design standards shall be applied to the aggregate dimensions
of the two street segments.
(3)
Existing Streets. Each street abutting or affecting the design of a subdivision or land development which is not already classified on the street classification map shall be classified according to its function, design and use by the Township at the request of the applicant or during plan review. The classification of existing streets shall include the hierarchy of § 402, Subsection
3C(2), above and may also include higher-order street classifications as identified in § 402, Subsection
2, and as determined by the adopted municipal street classification system.
D. Residential Access Streets.
(1)
Cartway Width and Curbing. Curbing shall be required on all
streets unless the Planning Commission, with approval by the Township
Board of Supervisors, recommends a waiver of the curbing requirement.
Any request for a waiver shall be in writing and submitted to the
Planning Commission. The waiver shall be considered in accord with
the following criteria:
[Amended by Ord. 188, 7/11/2017]
(a)
The waiver shall only be considered in the AF Zoning District.
(b)
All lots in the proposed exempted area shall be two acres or
more.
(c)
The maximum impervious lot cover, including dwelling, accessory
structures and driveway, shall not exceed 30%.
(d)
The grade of the area located 40 feet away from the top of the
bank of the proposed vegetative roadside swale shall not exceed 25%.
(e)
Uniform appearance in the subdivisions and stormwater management
and maintenance in the development is required, and only one form
of stormwater management is allowed per phase. The Planning Commission
and Supervisors shall consider and will deny a curbing waiver in the
event it is determined there is a likelihood of future development
of adjoining land that would not qualify for a curbing waiver.
(f)
In the event one side of the street requires curbing, the other
side shall also be curbed, and the Planning Commission and Supervisors
shall consider the potential of future development when addressing
this criteria.
(g)
All transitions between swales and curbing shall be limited
to the greatest extent possible and installed in an aesthetically
pleasing manner.
(h)
No waiver shall be granted when, in the opinion of the Township
Engineer, a serious erosion problem may exist or be created by the
proposed project.
(i)
No waiver shall be granted when, in the opinion of the Township
Engineer or Planning Commission, adequate stormwater management cannot
be achieved.
(j)
In the Residential District and Village Center District only,
any curbs installed shall be rolled bituminous as opposed to concrete,
unless otherwise directed by the Planning Commission.
(2)
Moving Lanes. All residential access streets shall provide at
least two lanes. Where a third lane to accommodate spillover parking
is not required, occasional short term parking for service vehicles
shall be permitted within the moving lanes.
(3)
Horizontal Curves. Horizontal curves shall be provided where
proposed street center lines are deflected by 5° or more. Straight
portions of the proposed street must be tangent to the beginning and
end of the horizontal curves.
(4)
Vertical Curves. Vertical curves shall be used for all changes
in grade of greater than 1%. The minimum length for any vertical curve
is 100 feet.
(5)
Street Geometric Criteria. All features of the geometric design
of residential access streets that are not specified below shall be
designed for a design speed of 25 miles per hour.
(a)
Minimum grade: three quarters percent.
(c)
Horizontal curvature: minimum center line radius of 150 feet.
(d)
Minimum tangent length between reverse curves: 50 feet.
(e)
Stopping sight distances: 175 feet minimum.
(f)
Maximum grade within 50 feet of intersection: 5%.
(6)
Cul-De-Sac Turnarounds. Any unobstructed fourteen-foot-wide
moving lane with a minimum outside turning radius of 50 feet shall
be provided at the terminus of every permanent cul-de-sac. The terminus
must also be designed so that in conjunction with the remainder of
the street the spillover parking needs established by this section
are met.
E. Stub Streets.
(1)
Residential Access and Subcollector Stub Streets. Residential
access and subcollector stub streets may be permitted only within
subsections of phased development for which the proposed street extension
in its entirety has been approved as part of an approved preliminary
plan.
(2)
Temporary Turnarounds. All stub streets must be provided with
a turnaround paved to an outside radius of 40 feet. No turnaround
is required if the stub street provides access to four or less lots
or housing units. In the latter case, a sign indicating a dead-end
street shall be posted.
F. Half Streets. Half streets are prohibited. The full right-of-way
and cartway width of all classes of streets shall always be provided.
G. Intersections.
(1)
Corner Sight Distance (Clear Sight Triangle). Whenever a proposed
street intersects an existing or proposed street of higher order in
the street hierarchy, the street of lower order shall be made a stop
street. The street of lower order shall also be designed to provide
a minimum corner sight distance as specified in the accompanying chart:
|
Y
|
=
|
corner sight distance, measured from point a to point c and
c to d.
|
|
b
|
=
|
eye level from a car stopped at the intersection on the minor
road. For this Chapter, "b" is situated 3 3/4 feet above the
major road.
|
|
a and d
|
=
|
a point 4 1/2 feet above the center line of the major roadway.
|
|
c
|
=
|
approximate center of intersection.
|
|
Minimum Corner Sight Distance, Y
|
---|
|
Major Road Type/Design Speed
|
Y
(in feet)
|
---|
|
Residential Subcollector/30 mph
|
300
|
|
Residential Access/25 mph
|
250
|
(a)
The entire area of the clear sight triangle, described by points
a, b and c above, shall be designed to provide an unobstructed view
across it from point b to all points 4 1/2 feet above the roadway
along the center line from point a to point d.
(2)
Curb Radius. Minimum curb or edge of pavement radius shall be
determined according to the specifications for the street of higher
classification in the street system hierarchy, as specified below:
|
Residential Access
|
15 feet
|
|
Residential Subcollector:
|
20 feet
|
|
|
Collector
|
25 feet
|
|
|
Higher order streets
|
As determined by the Township Engineer
|
(3)
Intersection Spacing.
(a)
Proposed streets which intersect opposite sides of another street
(either existing or proposed) shall be laid out to intersect directly
opposite each other.
(b)
Minimum spacing between intersections measured from center line
to center line shall be as specified below:
|
Minimum Intersection Spacing
|
---|
|
Major Road Type Intersected
|
Spacing
(in feet)
|
---|
|
Higher order street
|
1,0001
|
|
Collector
|
300
|
|
Residential Subcollector
|
125
|
|
NOTE:
|
---|
|
1 This is minimum. The actual spacing
shall be determined by the Township Engineer based upon the traffic
characteristics of the higher order street.
|
(4)
Minimum Intersection Angle. Cartways shall intersect at a ninety-degree
angle for a minimum of 50 feet from the intersection.
(5)
Acceleration, Deceleration and Turning Lanes.
(a)
Deceleration or turning lanes may be required by the Township
along existing and proposed streets as determined by a traffic impact
study required by this Section or when the Township justifies the
need.
(b)
Deceleration lanes shall be designed to the following standards:
1)
The lane width shall be the same as the required width of the
roadway moving lanes.
2)
The lane shall provide the full required lane width for its
full length. It shall not be tapered.
3)
The minimum lane length shall be as follows:
|
Design Speed of Road
|
Minimum Deceleration Lane Length
|
---|
|
25 mph
|
150 feet
|
|
30 mph
|
165 feet
|
(c)
Acceleration lanes are only required when indicated as needed
by a traffic impact study. The design shall be as per the recommendation
of the Township Engineer. As necessary, a paved taper shall be provided
for right hand turns as mentioned below.
H. Rights-of-way.
(1)
Right-of-Way. Minimum right-of-way widths shall be provided
as follows:
[Amended by Ord. 188, 7/11/2017]
|
Road Type
|
Width
(feet)
|
---|
|
Collector
|
As determined by Township Engineer
|
|
Residential subcollector
|
50
|
|
Residential access
|
50
|
|
Cul-de-sac
|
55-foot radius around bulb
|
(2)
Reduction in Right-of-Way Width. The Township may reduce the
required right-of-way width for residential streets under the following
conditions:
(a)
The site is located within Zoning District A-F.
(b)
The potential for future development will alter neither the
street classification nor the design standards proposed. As a condition
for varying the right-of-way requirements, the Township may require
deed restrictions or other binding agreements to ensure no additional
access to or use of the street.
(c)
In no instance shall a right-of-way width be less than 33 feet.
In granting the reduced right-of-way width, it shall be determined
that sufficient width will be available to provide for all of the
following (unless separate right-of-way for them is being provided
elsewhere to the satisfaction of the Township, or they are clearly
not required by the proposed development):
4)
Pedestrian and/or bicycle paths.
6)
Street trees or other planting strips.
9)
Cut or fill slopes (the right-of-way shall extend five feet
beyond the crest or toe of these slopes).
(3)
Increase in Right-of-Way Width.
(a)
In proposed lots are large enough for further subdivision which
may change the street classification in the future to a higher-order
street, the Township may require that the right-of-way width for the
higher-order street be provided.
(b)
In unusual circumstances, the provision of the elements listed
in this section may require right-of-way widths in excess of the minimum
established in other sections.
I. Driveways.
(1)
Driveways to Single-Family Lots.
(a)
Driveways shall be located in accordance with § 103, Subsection
3, of the Ralpho Township Road Occupancy Permit Ordinance [Chapter
21, Part
1]. Driveways to corner lots shall gain access from the street of lower classification when a corner lot is bounded by streets of two different classifications.
(b)
The following standards shall apply to the driveway apron at
the edge of the cartway:
1)
Minimum Curb Cut or Driveway Width at the Cartway Edge: 10 feet.
2)
Maximum Curb Cut or Driveway Width at the Cartway Edge: 30 feet.
[Amended by Ord. 188, 7/11/2017]
(c)
A single common driveway serving no more than four single-family
dwelling units is permitted.
(2)
Shared Residential Driveways for Multifamily Development.
(a)
All entrance drives serving four or fewer dwelling units may
be designed to the single-family driveway standards above.
(b)
All entrance drives serving more than four dwelling units, but
which may be expected to convey less than 200 ADT, shall be laid out
to conform to the design, service and access standards established
in this Part for residential access streets.
(c)
All entrance drives which may be expected to convey greater
than 200 ADT, but less than 1,000 ADT, shall be laid out to conform
to the minimum design, service and access standards specified in this
Part for residential subcollector streets.
(d)
All entrance drives which may be expected to convey greater
than 1,000 ADT shall be laid out to conform to the minimum design,
service and access standards specified by the Township.
J. Roadway Hazard Areas. Streets shall be laid out to avoid hazard areas
such as floodplains, cliffs, steep slopes or large ravines. A secondary
means of access to a higher-order street which does not go back through
the same hazard area shall be provided when one of the access streets
into a subdivision of more than 20 dwelling units crosses through
a hazard area.
K. Signing and Signalization. The developer shall provide all necessary
roadway signs and traffic signalization as may be required by the
Township, based upon Township standards, state standards and a traffic
study, if required.
L. Construction Standards. All street and related improvements shall
be constructed in accordance with the construction standards in this
section.
M. Trip Generation Rates. The following chart shall be used to determine
the anticipated average daily traffic levels of proposed residential
development:
|
Housing Type
|
Average Weekday Trip Generation Rates
|
---|
|
Single-family detached
|
10.0 trips/D.U.
|
|
Duplex (twin), multiplex townhouse, etc.
|
8.1 trips/D.U.
|
|
Apartment
|
5.4 trips/D.U.
|
|
Mobile home
|
5.38 trips/D.U.
|
|
Retirement village
|
3.3 trips/D.U.2
|
|
NOTE:
|
---|
|
2 Source: Trip Generation, Institution
of Transportation Engineers
|
N. Spillover Parking Ratio. In addition to the requirements of § 505, Subsection
1, of the Ralpho Township Zoning Ordinance [Chapter
27], the following chart shall be used to determine the number of spillover parking spaces required:
[Amended by Ord. 188, 7/11/2017]
|
Housing Type
|
Required Spillover Parking Spaces per Dwelling Unit
|
---|
|
Duplex, townhouse
|
1.0
|
|
Multiplex, apartment
|
0.5
|
|
Spillover parking space dimensions shall be:
|
|
|
|
20 feet x 10 feet if provided off-street
|
|
|
|
23 feet x 9 feet if provided as parallel parking on-street
|
|
|
|
Single-family detached and single-family semidetached dwelling
units may meet the spillover parking requirements on their individual
driveways.
|
O. Traffic Impact Study. All proposed developments of 50 or more residential
dwelling units and any commercial or industrial business having more
than 75 ADT shall be accompanied by a traffic impact study prepared
by a qualified professional to determine the need, if any, for additional
traffic lanes (acceleration, deceleration, or turning), signalization
and other roadway improvements. The traffic impact study shall include
the following:
(1)
Analysis and description of existing conditions and traffic
volumes for the external road network serving the site. The external
road network to be studied shall be determined by the Township prior
to preliminary plan review.
(2)
A base condition analysis shall be prepared to establish existing
levels of service followed by analysis and description of projected
traffic conditions based on the land uses proposed within the development.
Trip generation rates for morning and evening peak hours of the project
shall be prepared, as well as the internal/external trip distribution
and intersection analysis.
(3)
The analysis shall address the traffic impacts of the proposed
development along with surrounding traffic generating land uses in
the area, including land use changes. The analysis will demonstrate
the adequacy of the area road network and identify access and traffic
control measure improvements impacted by the proposed development
and surrounding land uses.
(4)
The analysis shall contain recommended internal and off-site
road improvements. These recommended improvements should be specific
as to location and scope of work required along with a phased schedule
for possible implementation. Examples of additional items that should
be included in this section are typical sections for each street classification
and a phasing plan with delineates the street improvements that will
be provided simultaneously with the construction of each development
phase.
(5)
Revision of the traffic impact study based on major variations,
as defined in this Part, to the approved preliminary plan shall be
required. This shall occur prior to the filing of an application to
amend the preliminary plan, following the procedures required herein
for preliminary plan approval.
4. Street Construction.
A. Table of Design/Construction Standards.
[Amended by Ord. 188, 7/11/2017]
|
Type
|
Residential Subcollector
|
Residential Access
|
---|
|
(1)
|
Bituminous wearing course, 9.5 mm
|
1.5 inches
|
1.5 inches
|
|
(2)
|
Bituminous concrete base course, 25.0 mm
|
5.0 inches
|
4.0 inches
|
|
(3)
|
2A stone subbase
|
6.0 inches
|
5.0 inches
|
|
(4)
|
Cartway widths
|
|
|
|
|
(a)
|
Average lot size of 1 acre or less
|
Curbed:
|
24 feet w/no parking
|
|
|
(b)
|
Average lot size greater than 1 acre, restricted against further
subdivision
|
Curbed:
|
24 feet w/no parking
|
|
|
|
Shoulders:
|
24 feet w/no parking
|
|
(5)
|
Parking lane width
|
8 feet
|
8 feet
|
|
(6)
|
Shoulder width (if permitted)
|
4 feet
|
4 feet
|
|
(7)
|
Pavement cross slope
|
2.00% minimum
|
4.50% maximum
|
B. Street Construction Specifications.
(1)
Subgrade.
(a)
For subgrade, refer to PennDOT Manual 408, § 210.
(b)
Construction.
1)
For the roadbed to the established subgrade elevation, both
longitudinally and in cross section, compact to the following density
requirements:
a) Subgrade shall be compacted to a minimum of 98% of maximum dry density
as determined by PTM 106.
b) Completed subgrade shall be maintained and protected in advance of
the succeeding operation. Prior to placement of pavement structure,
damaged or unsatisfactory areas shall be promptly and satisfactorily
reshaped and recompacted or removed and replaced.
c) All surface irregularities exceeding 1/2 inch shall be corrected
by loosening the surface and removing or adding material as required.
The corrected area and surrounding surface shall be compacted by rolling.
2)
The subgrade shall be inspected and approved by the Township
before placing of the subbase.
(2)
Subbase.
(a)
For subbase, refer to PennDOT Manual 408, § 350.
(b)
Material. Subbase material shall be Type C or better, No. 2A
as specified in PennDOT Manual 408, § 703.2.
(c)
Construction.
1)
Subbase shall be placed on a prepared subgrade as specified in § 402, Subsection
4B(1), of this Part. Subbase material shall not be placed on soft, muddy or frozen areas. Unsatisfactory subbase conditions developing ahead of the base and paving operations shall be corrected by scarifying, reshaping and recompacting or by replacement, if directed.
2)
Subbase shall meet the same compaction and grade control requirements as stated in § 402, Subsection
4B(1), of this Part. Where the material is too coarse to use the compaction method stated, determine compaction based on nonmovement of the material under the compaction equipment.
(d)
Subbase shall be inspected and approved by the Township before
placing base material.
(3)
Bituminous Base Course, 25.0 mm.
[Amended by Ord. 188, 7/11/2017]
(a)
For bituminous base course, 25.0 mm, refer to PennDOT Specifications,
Section 309.
(b)
Material. Refer to PennDOT Specifications, Section 409.2.
(c)
Construction. Construction shall meet the requirements of PennDOT
Specifications Section 309. Bituminous base course shall be approved
by the Township prior to the placing of the wearing course.
(d)
Warm mix asphalt (WMA) pavement may be used only if approved
by the Township Engineer.
(4)
Bituminous Wearing Course, 9.5 mm.
[Amended by Ord. 188, 7/11/2017]
(a)
For bituminous wearing course, 9.5 mm, refer to PennDOT Specifications
Section 409.
(b)
Material. Refer to PennDOT Specifications Section 409.2.
(c)
Construction. Construction shall conform to PennDOT Specifications
Section 409.3. A tack coat shall be applied to the surface of any
pavement that has been in place for more than seven days prior to
placement of a subsequent course.
(d)
Warm mix ashphalt (WMA) pavement may be used only if approved
by the Township Engineer.
(5)
Plain Cement Concrete Curb and Curb Gutter.
(a)
For plain cement concrete curb and plain cement concrete curb
gutter, refer to PennDOT Specifications, §§ 630 and
641.
(b)
Material. Material shall conform to PennDOT Specifications,
§ 630.2, for plain cement concrete curb, and § 641.2
for plain cement concrete curb gutter.
(c)
Construction. Construction shall conform to PennDOT Specifications,
§ 630.3 for plain cement concrete curb, and § 641.3
for plain cement concrete curb gutter. Backfill shall be placed and
compacted within seven days of placement of curb.
(6)
Shoulders.
(a)
Shoulder pavement sections shall be constructed using the required
pavement cross slope. The shoulder shall be a continuation of the
required cartway pavement section for the required shoulder width
and using the required shoulder cross slope.
(7)
Drainage. Drainage design shall be in accordance with PennDOT Design Manual, Part
2, Chapter
10, and/or the Ralpho Township Stormwater Management Ordinance. The owner shall provide the Township with completed calculations and drawings for sizing and locating all piping and inlets.
(8)
Maintenance Guaranty. The owner shall provide the Township with
a performance bond or agreement guaranteeing the performance of all
aspects of the newly constructed road and appurtenances for a period
of 18 months from the date of acceptance of the road dedication. The
Township will not accept any responsibility for maintenance of the
roadway, drainage facilities or appurtenances until the same has been
officially accepted by ordinance.
C. Construction Observation. Construction observation will be in accord
with § 514.
[Amended by Ord. 188, 7/11/2017]
D. Driveway Construction.
(1)
All proposed driveway entrances shall utilize the appropriate construction details contained herein; based upon the type of street the proposed driveway is accessing and any driveway construction standards within this section or within the Ralpho Township Road Occupancy Permit Ordinance [Chapter
21, Part
1] that may apply.
(2)
Driveway Construction Standards.
(a)
All replacement material shall be Class A concrete (3,300 psi
at 28 days) to be supplied by a PennDOT approved supplier. A copy
of the mix design shall be submitted with the driveway permit application.
(b)
Before removal, curb shall be saw-cut at ends and along the
face of curb, and bituminous pavement, if applicable, the full depth
of the replacement concrete. Saw-cut construction joints in new curb
at spacings no less than four feet and no greater than 12 feet.
(c)
Expansions joint material shall be provided at all points abutting
existing concrete structures. All surfaces abutting bituminous material
shall be sealed with AC-20.
(d)
Concrete shall be cured in accordance with the PennDOT Manual
408, § 501.3(K).
(e)
All required observation and testing shall be paid for by the
driveway permit applicant. All fees must be paid prior to an occupancy
permit being issued. Observation shall be provided by the Township
or its authorized representative. At the discretion of the construction
observer, testing will be provided by the observer; or provided by
the contractor and witnessed by the observer. The Township may waive
the requirement for testing and/or construction observation at its
discretion. Testing, when required, will consist of tests of air content,
slump of concrete and the making of three cylinders, to be tested
to determine the strength of the concrete.
(f)
If an occupancy permit is requested prior to the 28 days curing
period for the concrete, surety shall be posted for that curb that
was replaced until such time that the strength of the replacement
curb has been verified and accepted. Fees for posting of surety shall
be in accordance with the fees posted in obtaining a building permit.
(g)
All driveways shall be constructed to maintain a positive grade
from the edge of cartway to the property line. The maximum change
in grade between the cartway and the driveway shall not exceed 8%.
The maximum driveway grade at any point on the driveway shall be no
greater than 15%, and shall not exceed 5% within the street right-of-way.
E. Time to Place Bituminous and Concrete Materials. No bituminous or
concrete materials shall be placed between October 15 and May 15,
unless written permission of the Board of Supervisors is first obtained.
[Ord. 101, 9/14/1993, § 403; as amended by Ord.
119, 4/14/1998]
1. General.
A. Lot dimensions, shape, size, etc., shall conform to the requirements of the Township's Zoning Ordinance [Chapter
27].
B. The size, shape and orientation of lots shall be appropriate for
the type of development use contemplated.
C. Where feasible, lot lines shall follow municipal boundaries rather
than cross them, in order to avoid jurisdictional problems.
D. The depth of residential lots shall normally be not less than one nor more than 2 1/2 times their width. The Planning Commission is authorized to approve deviation from the requirement under such circumstances as they deem it advisable. Note Subsection
F below.
E. Depth and width of parcels intended for nonresidential uses shall
be adequate for the use proposed and sufficient to provide satisfactory
space for on-site parking, loading and unloading, setbacks, landscaping,
etc.
F. If, after subdividing, there exist remnants of land, they shall be
either incorporated in existing or proposed lots or legally dedicated
to public use if acceptable to the Board of Supervisors.
2. Lot Frontage.
A. All lots shall have access to an approved public street.
B. Single lots which do not have access to a street may be created under Part
9 of this Chapter.
C. Double or reverse frontage lots shall be avoided except where required
to provide separation of residential development from major streets
or overcome specific disadvantages of topography, orientation or location.
D. All residential reverse frontage lots shall have a planting screen
easement of at least 20 feet in width across which there shall be
no right of access.
3. Lot Dimensions. Lots shall meet the minimum lot dimension requirements of the Township Zoning Ordinance [Chapter
27]. Lot width shall be measured along the street right-of-way line and shall be the minimum width of-the lot throughout its depth. Notwithstanding the dimensional requirements of the Zoning Ordinance [Chapter
27], where on-lot sewage treatment is to be provided, lots shall also be required to meet minimum spacing requirements for on-lot treatment established by DEP.
4.
Lots Served by On-Oot Subsurface
Sewage Disposal Systems.
(1) Each lot shall have its own on-lot subsurface sewage disposal system.
(2) Each lot shall be tested and found to be suitable for on-lot subsurface
sewage disposal as evidenced by a completed, executed, notarized,
Pennsylvania Department of Environmental Protection Component I Planning
Module and supporting soils test data sheets. The applicant shall
contact the Township Sewage Enforcement Officer and arrange for this
testing. The results of the tests and the Component I shall be submitted
with the preliminary plan. If a minor subdivision is proposed, then
this information shall be submitted with the final plan. The applicant
shall pay an additional fee to the Township for this testing, the
amount of said fee being established by the Township Supervisors in
a resolution. Lots may require areas for replacement systems. This
determination will be made by the Sewage Enforcement Officer.
5. Lot Sizes on Slopes. The minimum lot areas herein established shall
be increased if reports from the Department of Environmental Protection
and the County Conservation District indicate that, because of slope,
surface runoff or subsurface drainage of septic tank effluents are
likely to result in hazardous conditions.
6. Wedge-Shaped Lots. In the case of wedge-shaped lots, which may only
be located on the bulb of a cul-de-sac, no lot shall be less than
50 in width measured along the front street right-of-way line.
7. Corner Lots. Corner residential lots must have enough extra width to permit appropriate setbacks from both streets as specified in the Township Zoning Ordinance [Chapter
27].
8. Building setbacks. Refer to the Township Zoning Ordinance [Chapter
27] for all street setback requirements.
9. Side and Rear Yard Setback Requirements. Refer to the Township Zoning Ordinance [Chapter
27] for all side and rear yard setback requirements.
10. Off-Street Parking. Refer to the Township Zoning Ordinance [Chapter
27] for all off-street parking requirements.
[Ord. 101, 9/14/1993, § 404]
1. The minimum width of all easements shall be 20 feet for underground
and overhead public utilities and drainage facilities, unless otherwise
allowed by the Public Utility Commission (PUC).
2. All utility easements shall be coordinated with the utility.
3. All utilities shall be installed underground in subdivisions or land
developments within the R Zoning District where residential uses are
proposed. All other subdivision and land developments shall install
all utilities underground unless otherwise allowed by the PUC.
4. In addition to the minimum width outlined in Subsection
1 above, all drainage easements shall be provided with sufficient width so that design flows remain in the easement boundary.
5. The developer shall show by note on the plan that "lot owners are
responsible for the maintenance of surface stormwater conveyance facilities
and appurtenances, including, but not limited to, swales, drainage
ditches and similar facilities located on their properties." The developer
shall also submit in his proposed deed restrictions and restrictive
covenants similar language dealing with this issue.
[Ord. 101, 9/14/1993, § 405; as amended by Ord.
119, 4/14/1998]
1. Erosion and Sedimentation Control Plans. Whenever earthmoving activities
are proposed for a subdivision or land development which require preparation
of an erosion and sedimentation control plan under the rules and regulations
of the Pennsylvania Department of Environmental Protection, the Board
of Supervisors shall require that a copy of such plan be submitted
for preliminary approval. Review and approval of such erosion and
sedimentation control plan by the Department of Environmental Protection
or its designated agent shall, in such cases, be required for preliminary
approval of the plan.
A. Blocks and lots shall be graded to secure proper drainage away from buildings. Alterations to existing storm runoff patterns and amounts shall conform to provisions of the Ralpho Township Stormwater Management Ordinance [Chapter
26, Part
1].
B. No excavation shall be made resulting in a slope steeper than 1:3
vertical-horizontal, and no fill shall be made resulting in a slope
steeper than 1:1 1/2 vertical-horizontal, except in the following
circumstances:
(1)
Such excavation and/or fill is for street grading, governed
in § 402 of this chapter.
(2)
The excavation is located so that a line having a slope of 1:3
and passing through any portion of the cut face will be entirely inside
the property lines of the property on which the excavation is made.
(3)
The fill is located so that settlement, sliding or erosion will
not result in fill being deposited on adjoining property by any means.
(4)
The materials and methods used to finish such grading are sufficiently
stable to sustain a slope of steeper than 1:1.
(5)
The Township Engineer shall review all methods and materials
used for such cut and fill operations and shall affirm that such deviation
from the slope standard will not result in erosion, sedimentation
or injury to persons or damage to adjacent property.
C. In all cases, the bottom edge of such excavations or fills shall
be a minimum of 10 feet from property lines of developed lots.
[Amended by Ord. 188, 7/11/2017]