The standards and requirements contained in this article shall
apply as minimum design standards for subdivisions and/or land developments.
Whenever other Township ordinances or regulations impose more restrictive
standards and requirements than those contained herein, the more restrictive
shall apply.
A.
Conformance with adopted plans. The proposed street pattern shall
be properly related to existing streets, Official Maps and such Township,
county, and state highway plans as have been duly adopted.
B.
Private streets. Private streets are prohibited unless they meet
the design standards of these regulations. Applications which propose
a private street shall be accompanied by a right-of-way agreement
which shall be submitted for review by the Township and recorded with
the York County Recorder of Deeds on the same date as the recording
of the final plan. This agreement shall establish the conditions under
which the street will be constructed and maintained, as well as conditions
controlling an offer of dedication.
C.
Improvements to existing streets.
(1)
All existing streets at the perimeter and/or through the development
shall be improved according to Township specifications. If an existing
street is located at the perimeter of the development, it shall be
improved at least to the center line of the street. The Board of Supervisors
may require the existing street to be improved to its full width.
If an existing street is located within the development, it shall
be improved to the full width of the street as required by such specifications.
(2)
The Township may require the posting of an escrow account for improvements
along existing streets when it is more desirable to delay construction.
D.
Arterial street design. The design standards for arterial streets
shall be as specified by the Pennsylvania Department of Transportation
and the applicable sections of the West Manchester Township construction
and material specifications for land development.
E.
Arrangement. Streets shall be designed with consideration to both
existing and planned streets. All streets shall be arranged to conform
as closely as possible to the original topography. Wherever possible,
streets shall be oriented in a general east-west direction to provide
the maximum number of buildings with a southern exposure. New streets
shall be connected with streets of similar function to form continuations
thereof. Local streets shall be laid out to discourage use by through
traffic. Streets shall be laid out to provide convenient and safe
access to the property. The rigid rectangular street pattern need
not be adhered to; the use of curvilinear streets may be provided
when their use will result in a more desirable layout. Where a development
abuts a collector or arterial street, the Township may require the
use of marginal access streets, reverse frontage lots or such other
treatment that will provide protection for abutting properties, reduce
the number of intersections with the major street and separate the
local and through traffic.
F.
Street provisions for future development.
(1)
Where appropriate, areas shall be reserved for future street usage
in conjunction with the development of adjacent tracts. Areas reserved
for future street usage will not be required to be improved; however,
these areas shall be reserved for street improvements to be provided
by the developer of the adjacent tract.
(2)
Wherever there exists a dedicated or platted area reserved for future
street usage along the boundary of a tract being developed, the adjacent
street shall be extended into the proposed project, provided that
this use is not adverse to the man-made or natural features of the
site.
G.
H.
Vertical alignments. Vertical street alignments shall be measured
along the center line. The minimum grade of all streets shall be 1%.
The maximum grade shall be 10%.
(1)
Vertical curves shall be used in changes in grade exceeding 1%. The
minimum lengths, in feet, of vertical curves shall be 15 times the
algebraic difference in grade. For example, if a 3% upgrade is followed
by a 4% downgrade, the algebraic difference in grade is seven [+3-(-4)=7];
the minimum length of the vertical curve would then be 105 feet (15x7=105).
(2)
Where the approaching grade exceeds 7% on any or all streets at a
four-way street intersection or the terminating street at a three-way
intersection, a leveling area shall be provided. Such leveling area
shall have a maximum grade of 4% for a minimum length of 100 feet
measured from the intersection of the center lines.
(3)
The grade within the diameter of a turnaround at the terminus of
a permanent cul-de-sac shall not exceed 5%.
(4)
All streets shall be graded to the right-of-way lines. Slope of banks,
measured perpendicular to the street center line, shall not exceed
three to one for fills and two to one for cuts.
I.
Horizontal alignments. Horizontal street alignments shall be measured
along the center line. Horizontal curves shall be used at all angle
changes in excess of 2°. Single, long-radius curves shall be used
rather than a series of curves with varying radii and/or a series
of short curves separated by short, straight segments. The minimum
horizontal curve radius for arterial streets shall be 800 feet; for
collector streets shall be 500 feet; and for all other streets shall
be 150 feet. All curves shall be tangential arcs, and a minimum one-hundred-foot
tangent shall be provided between reverse curves on all streets.
(1)
Perimeter streets. Street locations along the perimeter of a property
shall be required to provide building setback lines and clear sight
triangles within the adjacent properties; permission for these encroachments
shall be obtained from the adjacent landowner.
(2)
Cartway alignment. The center line of the street cartway shall correspond
with the center line of the street right-of-way.
J.
Street right-of-way and cartway widths. The minimum street rights-of-way
and cartway widths shall be as follows:
[Amended 12-9-1993 by Ord. No. 93-16]
|
Classification
|
Minimum Right-of-Way
(feet)
|
Minimum Cartway
(feet)
| |
|---|---|---|---|
|
Collector street
|
60
|
36
| |
|
Minor and cul-de-sac streets
|
50
|
32
| |
|
Marginal access street, service or alley
|
28
|
24
| |
|
Permanent turnaround
|
100
|
80
| |
|
Temporary turnaround
|
50
|
50
| |
|
Residential minor, cul-de-sac and loop street with parking on
one side only as approved by the Board of Supervisors
[Added 4-10-1997 by Ord. No. 97-07] |
45
|
28
|
K.
Street improvements. All streets must be constructed in accordance
with the prevailing West Manchester Township construction and material
specifications for land development. The final surface course shall
not be installed until directed by the Township.
L.
Street intersections.
(1)
All streets intersecting a state route shall be subject to the approval
of the Township and the Pennsylvania Department of Transportation.
(2)
Multiple intersections involving the junction of more than two streets
are prohibited.
(3)
The distance between the center line of streets opening onto the
opposite sides of existing or proposed streets shall be no less than
150 feet between center lines, measured along the center line of the
street being intersected; however, intersections with arterial streets
shall be located not closer than 800 feet, measured from center line
to center line, along the center line of the arterial street.
(4)
Right-angle intersections shall be used whenever possible. No street
shall intersect another at an angle of less than 75° or more than
105°.
(5)
Right-of-way radii.
(a)
The cartway edge at intersections shall be rounded by a tangential
arc with the following minimum radii:
|
Type of Street Intersection
|
Radii
(feet)
| |
|---|---|---|
|
Collector to arterial
|
55
| |
|
Collector to collector
|
55
| |
|
Collector to minor
|
25
| |
|
Minor to minor
|
20
|
(b)
The right-of-way radii at intersections shall be substantially
concentric with the cartway edge.
(6)
Clear sight triangles.
(a)
There shall be provided and maintained at all intersections
a clear sight triangle with a line of sight between points which are
established along the center line of the intersecting streets. The
minimum clear sight triangles are as follows:
|
Types of Street
|
Clear Sight Triangle Side
(feet)
| |
|---|---|---|
|
Arterial and collector
|
150
| |
|
Minor
|
75
|
(b)
Clear sight triangles shall be indicated on all plans. No building
or other obstruction that would obscure the vision of a motorist shall
be permitted within these areas. Obstructions, grading and/or plantings
less than three feet above the street grade shall be permitted.
M.
Sight distance. All streets shall be designed to provide adequate
sight distance with regard to both horizontal and vertical alignment.
The sight distance shall be measured along the center line of the
street cartway, from a height of 3.75 feet to the height of an object
which is 0.5 foot above the street cartway. At intersections, the
point shall be 15 feet from the edge of paving on the intersected
street. The following are minimum sight distances:
 |
N.
Cul-de-sac streets.
(1)
A cul-de-sac will not be approved when a through street is more advantageous
to the traffic pattern. Permanent cul-de-sac streets shall not exceed
a center line distance of 500 feet in length, nor be less than 250
feet in length. Temporary cul-de-sac streets shall not exceed 750
feet in length. Temporary cul-de-sac streets shall only be approved
by the Board when the applicant has demonstrated to the satisfaction
of the Board that the temporary situation will not exceed two years.
The length of a cul-de-sac shall be measured from the center line
intersection with a street which is not a cul-de-sac to the center
of the cul-de-sac turnaround. A cul-de-sac street shall be designed
to carry a maximum of 250 average daily trips.
[Amended 4-10-1997 by Ord. No. 97-07]
(2)
Any street which is terminated for access to an adjoining property or because of authorized stage development shall be provided with a temporary, all-weather turnaround. The use of such turnaround shall be guaranteed until such time as the street is extended. All cul-de-sac streets, whether permanently or temporarily designed, shall be provided at the closed end with a fully paved turnaround to the specifications stated in Subsection J.
P.
Service streets (alley). Service streets are prohibited unless the
developer demonstrates a need and the service street does not provide
the lot frontage.
Q.
R.
Access drives. Access drives must conform with the West Manchester
Township Zoning Ordinance[3] and the West Manchester Township Access Drive Ordinance[4] and shall have the following characteristics:
[Amended 3-14-1996 by Ord. No. 96-09]
(1)
Access drives do not require a specific right-of-way; however, the
minimum cartway shall be 24 feet.
(4)
Access drives which form culs-de-sac shall not exceed 1,600 feet
in length, measured from the center line intersection of a street
or access drive which is not a cul-de-sac. Access drive culs-de-sac
which do not terminate in a parking compound shall be provided at
the terminus with a fully paved turnaround with a minimum diameter
of 100 feet.
(5)
Vehicular parking is prohibited along access drives. This prohibition
must be acknowledged on the plan and properly signed along the cartway.
S.
Future access strips. Future access strips are rights-of-way reserved
for future street improvements. When the Board of Supervisors finds
that access to adjacent land is desirable, future access strips shall
be provided and designed in conformance with the requirements for
a street, and the contiguous parcels must contain proper setbacks
and site distances.
[Added 4-10-1997 by Ord. No. 97-07]
Vehicular parking facilities shall conform with the West Manchester
Township Zoning Ordinance[1] and shall have the following characteristics:
A.
Not less than a four-foot radius of curbing shall be permitted for
horizontal curves in parking areas.
B.
All parking areas without through access shall be designed to provide
sufficient backup area for all end stalls.
C.
Painted lines, arrows and dividers shall be provided and maintained
to control parking when necessary to direct vehicular circulation.
Sidewalks and curbs shall be provided along the frontage of the entire property unless a waiver of this standard is granted in accordance with § 121-11. Sidewalks and curbs shall be designed and constructed in accordance with the West Manchester Township Construction and Material Specifications for Land Development, as amended.
A.
General. The configuration of blocks and lots shall be based upon
the lot area requirements, the salient natural features, the existing
man-made features and the proposed type of structure. Lot configurations
should provide for flexibility in building locations, while providing
safe vehicular and pedestrian circulation.
B.
Residential blocks. All blocks in a residential subdivision shall
have a maximum length of 1,600 feet.
C.
Nonresidential blocks. Blocks in nonresidential areas may vary from the requirement of Subsection B when required by the nature of the use. Adequate provisions shall be made for off-street parking, loading areas and traffic circulation.
D.
Lot configuration.
(1)
Whenever practical, side lot lines shall be radial or perpendicular
to street lines.
(2)
In order to avoid jurisdictional problems, lot lines shall, wherever
feasible, follow municipal boundaries rather than cross them. Where
a lot is divided by a municipal boundary, the minimum standards of
both municipalities shall apply.
(3)
Lots with areas that are two or more times the minimum area requirements
shall, wherever feasible, be designed with configurations which allow
for additional subdivision.
(4)
Lot depth.
(5)
All lots shall front on a public street or a private street which
is built to public street standards. It should be noted that limited-access
highways are not considered in this frontage requirement.
(6)
Double frontage lots are prohibited except where provided as reverse
frontage lots.
(7)
All single-family reverse frontage lots shall have a rear yard with
a minimum depth of 75 feet measured at the shortest distance from
the proposed dwelling unit to the street right-of-way and shall, within
each rear yard and immediately adjacent to the street right-of-way,
have a minimum ten-foot wide planted buffer strip installed in accordance
with the standards for a buffer strip in the prevailing West Manchester
Township Zoning Ordinance.[1] There shall be no vehicular access across the buffer strip.
All reverse frontage lots shall include an identification of the frontage
for use as a road access.
(8)
All remnants of land (areas remaining after subdivision) shall conform
to the lot area and configuration requirements.
(9)
All lots shall be designed to provide sufficient building area based
upon building setbacks, easements, floodplains, etc.
The building setback lines and building separations shall conform
with the prevailing West Manchester Township Zoning Ordinance requirements.[1]
Easements for sanitary sewer facilities, stormwater drainage
facilities, public utilities or pedestrian access shall meet the following
standards:
A.
To the fullest extent possible, easements shall be adjacent to property
lines.
B.
Nothing shall be placed, planted, set or put within the area of an
easement that would adversely affect the function of the easement
or conflict with the easement agreement.
C.
Pedestrian easements shall have a minimum width of 10 feet.
D.
Utility easements shall have a minimum width of 20 feet.
E.
The applicant shall reserve easements where stormwater or surface
water drainage facilities are existing or proposed, whether located
within or beyond the boundaries of the property. Easements shall have
a minimum width of 20 feet and shall be adequately designed to provide
area for the collection and discharge of water, the maintenance, repair
and reconstruction of the drainage facilities and the passage of machinery
for such work. The easements, agreement and plan shall clearly identify
who has the right of access and responsibility of maintenance.
F.
Where any electric or telephone transmission or petroleum product
transmission line traverses a subdivision or land development, the
applicant shall confer with the applicable transmission or distribution
company to determine the minimum distance which shall be required
between each structure and the center line of such petroleum or petroleum
product transmission line. All applications shall include a letter
from the owner of the transmission line stating any conditions on
the use of the tract and the right-of-way width or a copy of the recorded
agreement which shall contain the above data.
A.
Permanent stone or concrete monuments shall be accurately placed
along at least one side of each street at the intersection of right-of-way
lines.
B.
Markers shall be set at all points where lot lines intersect curves
and/or other property lines.
C.
Monuments shall be of concrete or stone, with a flat top having a
minimum width or diameter of four inches and a minimum length of 30
inches. Concrete monuments shall be marked with a three-fourths-inch
copper or brass dowel; stone or precast monuments shall be marked
on the top with a proper inscription and a drill hole. Markers shall
consist of iron pipes or steel bars at least 15 inches long and not
less than three-fourths of an inch in diameter.
D.
All monuments and markers shall be placed by a registered surveyor
so that the scored or marked point shall coincide exactly with the
point of intersection of the lines being monumented or marked.
E.
All existing and proposed monuments and lot line markers shall be
delineated on the final plan.
All subdivision and land development applications shall include
stormwater management data. The stormwater management data shall be
prepared, and stormwater facilities provided, in accordance with the
prevailing West Manchester Township Stormwater Management Ordinance.[1] This information may be provided on a sheet with other
data or on separate sheets and need not be recorded with the final
plan.
All subdivision and land development plans shall conform with
the floodplain requirements of the prevailing West Manchester Township
Floodplain Management Ordinance.[1]
In those areas of the subject property containing slopes that
exceed 15%, no structure shall be erected that will unduly disturb
existing grade and natural soil conditions. If a structure is proposed
upon these steep slopes, a statement must be prepared by a registered
architect, engineer or landscape architect as to the means used to
overcome building foundation problems, the maintenance of the natural
watershed and the prevention of soil erosion.
A.
Existing wood areas.
(1)
Existing wooded areas shall be protected to prevent unnecessary destruction.
Healthy trees with a caliper of six inches or more, as measured at
a height of 4 1/2 feet above existing grade, shall not be removed
unless they are located within the proposed cartway or sidewalk portion
of the street right-of-way or within 15 feet of the foundation area
of a proposed building. In areas where trees are retained, the original
grade level shall be maintained if possible, so as not to disturb
the trees.
(2)
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 feet and 100
feet and preferably in random patterns.
(3)
Replacement trees shall be of a minimum trunk caliper of two inches
at a height of six inches above finished grade.
C.
Shade trees. All residential lots shall be provided with one shade
tree which is located no closer than 20 feet from any utility line.
Such trees shall be planted between a point no less than five feet
from the street right-of-way and the building setback lines. Such
trees shall have a minimum caliper of 1 1/2 inches. The following
varieties are acceptable shade trees:
|
Pyramidal European hornbeam
| |
|
Norway maple
| |
|
Marshall's seedless ash
| |
|
Sugar maple
| |
|
Red oak
| |
|
Littleleaf European linden
| |
|
Sycamore
| |
|
Columnar Norway maple
| |
|
Bradford pear
| |
|
Greenspire linden
| |
|
Ginkgo (male)
| |
|
Pin oak
| |
|
Tulip poplar
|
A.
When the Board of Supervisors, in accordance with the Pennsylvania
Sewage Facilities Act, Act 537 of 1966, as amended,[1] determines the necessity for a sewer facilities plan revision
(plan revision module for land development) or supplement, the Board
of Supervisors shall require that notice of approval from the Pennsylvania
Department of Environmental Resources be submitted as a condition
of final plan approval.
[1]
Editor's Note: See 35 P.S. § 750.1 et seq.
B.
The applicant shall provide the type of sanitary sewage disposal
facility consistent with planning module for land development. When
an existing public sanitary sewer system is located on or within 1,000
feet of the property, public sanitary sewer facilities must be provided.
C.
Public sanitary sewer systems shall be designed in accordance with
the prevailing standards of the appropriate authority.
D.
Where on-site sanitary sewage disposal facilities are to be utilized, each lot so served shall be of a size and shape to accommodate the necessary subsurface sewage disposal system at a safe distance from building and water supply in accordance with Title 25, Chapter 73, Rules and Regulations of the Pennsylvania Department of Environmental Resources, as amended.
A.
When an existing public water supply system is located on or within
1,000 feet of the property, a complete water supply system connection
to the existing public water supply system must be provided.
B.
Where the water supply system contains sufficient capability or is
planned to have such capability within two years from the date of
final plan approval, fire hydrants shall be provided. Fire hydrants
shall meet the specifications of the Middle Department Association
of Fire Underwriters and the local fire company. Fire hydrants shall
be located at street intersections no more than 10 feet from the curb.
All fittings shall be York standard threads. The large-fitting shall
face the street and be a minimum of 16 inches above the ground level.
C.
Where a regional system is not accessible, particularly where on-site
sanitary disposal systems are to be used, a community water supply
may be required. If such a system is provided, it shall be approved
by the Pennsylvania Department of Environmental Resources, and appropriate
measures shall be provided to ensure adequate maintenance.
D.
Where individual on-site water supply system is to be utilized, each
lot so served shall be of a size and shape to allow safe location
of such a system, in accordance with the standards of the Pennsylvania
Department of Environmental Resources.
E.
Where an individual on-site water supply system(s) will be utilized,
at least one test well for each 10 proposed wells shall be provided.
F.
If water is to be provided by means other than by an individual on-site
water supply system (wells that are owned and maintained by the individual
lot owners), the final plan application shall include:
[Amended 6-14-1990 by Ord. No. 90-07]
(1)
A certified public utility, a bona fide cooperative association of
lot owners, or by a municipal corporation, authority or utility. A
copy of a certificate of public convenience from the Pennsylvania
Public Utility Commission or an application for such certificate,
a cooperative agreement or a commitment or agreement to serve the
area in question, whichever is appropriate, shall be acceptable evidence.
(2)
Notice of approval of the design, installation and possible financial
guaranty from the provider of the water service.
Residential subdivision and/or land development plan applications
shall consider the recreational needs that will be generated by the
proposed development.
A.
Where a proposed park, playground, open space or other local or neighborhood
recreation site is shown on the Township Comprehensive Plan or Township
Recreation Plan or where the Township considers that a local recreation
site is necessary to carry out the purpose of this chapter, the Township
may require the dedication of all or a portion of such site in accordance
with the standards following:
B.
Where the application of these area standards would result in an
open space or recreation site too small to be usable or if the Comprehensive
Plan calls for such local recreation site to be located elsewhere
or if a suitable local recreation site cannot be properly located
in the land development as determined by the Township, a payment of
a fee in lieu of dedication of such land is required. The following
procedures must be followed:
(1)
The amount of the fee shall be set by resolution of the Board of Supervisors. This fee shall be based on the prevailing average value of the land after development and shall be substantially equal to the value of the land that would be set aside if the standards in Subsection A(2) were applied.
(2)
The fee shall be paid to the Township prior to approval of the final
plan.
(3)
All moneys paid to the Township in this manner must be kept in a
capital reserve fund established as provided by law. Moneys in such
capital reserve fund must be used only for the acquisition of land
for park and recreation purposes or for capital improvements to existing,
Township-owned or -leased recreation areas.
