Township of Haverford, PA Required Improvement and Design Standards

Every subdivision or land development plan shall be designed to preserve and protect the natural features of the land, including existing grades and contours, bodies of water and watercourses, large trees standing alone or in groves, street shade trees and specimen trees, scenic and historic points, pedestrian walks and bridle trails that have been in public use and other community assets.

The burden shall be on the developer to justify any material changes in the natural features of the land by satisfactory proofs that subdivision or land development would not be feasible without such changes and that there are no practical alternatives. The fact that subdivision or land development would involve greater expense or less density because of the maintenance of certain natural features will not in and of itself be considered a justification of changes in such features.

Every subdivision or land development plan shall be designed to preserve and protect historic sites and structures. The burden shall be on the developer to justify any material changes in historic sites and structures by satisfactory proof that subdivision or land development would not be feasible without such changes and that there are no practical alternatives which would permit the preservation of this historical nature of the property. The fact that subdivision or land development would involve greater expense or less density because of the maintenance of historic sites and structures will not in and of itself be considered a justification for material changes or alterations to such historic sites or structures.

Every effort should be made to avoid removal of trees having a caliper of six inches or greater from the property in the process of subdividing, land developing, grading or installing improvements. Where, in the judgment of the Board of Commissioners, such removal is unavoidable, the applicant shall install trees in such locations and of such size, variety and quantity as the Board of Commissioners shall direct.

Notwithstanding the six-inch-caliper limitation, no substantial area of smaller trees or shrub cover shall be removed without the provision of comparable replacement as approved by the Board of Commissioners. A plan and a statement of material to be removed and/or demolished shall be submitted for approval.

Subdivisions and land developments shall be laid out so as to avoid the necessity for excessive cut or fill.

Land subject to flooding or other hazards to life, health or property and land deemed to be topographically unsuitable shall not be designed for residential occupancy or for such other uses as may increase danger to health, life or property or aggravate existing erosion or flood hazards. Such land within the subdivision or land development shall be set aside on the plan for uses not endangered by periodic or occasional inundation and shall not produce unsatisfactory living or occupancy conditions.

Where flooding is known to have occurred within the area shown on the plan, such area shall be clearly marked "subject to periodic flooding," and no building or streets shall be permitted in this area. Floodplains are subject to the provisions of the Haverford Township Zoning Chapter and floodplain provisions.

(3)

Street and right-of-way provisions.

Streets shall be carefully related to topography so as to produce reasonable and minimum grades, satisfactory drainage and suitable building sites.

Residential streets shall be so laid out as to discourage through traffic.

Dead-end streets shall be prohibited, except when designed as culs-de-sac and built to the standards required for culs-de-sac.

Streets that are extensions of or obviously in alignment with existing streets shall bear the names of the existing streets. Street names shall not be repeated within the Township. The applicant/developer shall obtain, in writing, a statement from the postmaster of the nearest postal service area and a statement from an official of the nearest fire company that proposed street names do not conflict with existing street names.

Private streets may be approved only if they are designed to meet Township street standards for right-of-way, paving width, drainage, pavement design, sidewalks, curbs and gutters.

When street lines are deflected in excess of five degrees, connection shall be made by horizontal curves. A long radius curve shall be preferred in all cases to a series of curves and tangents.

The approaches to any intersection shall follow a straight course for at least 50 feet, as measured away from the intersecting lines of rights-of-way.

A minimum tangent of 100 feet shall be required between curves.

(i)

To ensure adequate vehicular sight distance, minimum center line radius/radii for horizontal curves shall be as follows:

Residential and local minor collector streets: 150 feet.

Major collector street: 300 feet.

Major arterial street: 500 feet.

(j)

Right-of-way and paving widths.

The minimum widths of the rights-of-way and the paving shall not be less than the following unless approved by the Board of Commissioners upon recommendations by the Planning Commission and Township Engineer:

Type of Street	Minimum Right-of-Way Width (feet)	Minimum Paving Width (feet)
Residential and minor collector streets	50	27
Major collector streets	60	38
Major arterial street	80 to 100	50 to 80
	(PennDot Standard)

Additional rights-of-way and cartway widths may be required by the Township Board of Commissioners in order to lessen traffic congestion, to secure safety from fire, panic and other dangers, to facilitate the adequate provision for transportation and other public requirements and to promote the general welfare. Short extensions of existing streets with lesser rights-of-way and/or cartway widths than prescribed above may be permitted, provided that no section of new right-of-way shall be less than 50 feet in width.

New half or partial streets are not permitted, except where satisfactory assurance for dedication of the remaining part of the street can be secured. Wherever a tract to be subdivided borders an existing half or partial street, the other part of the street shall be plotted within such tract.

(k)

Any applicant/developer who encroaches within the legal right-of-way of a state highway is required to obtain a highway occupancy permit from the Pennsylvania Department of Transportation.

(l)

Center line street grades shall not be less that 1%. The maximum street grades shall be as follows:

Residential and minor collector streets: 8%.

Major collector and major arterial streets: 6%.

(m)

Where the grade of any street at the approach to an intersection exceeds 6%, a leveling area of at least 75 feet measured from the street line shall be provided having not greater than four-percent grades.

(n)

For cul-de-sac streets, the following design shall be required:

A permanent or temporary cul-de-sac exceeding 600 feet or servicing 20 residential dwelling units in length may be approved by the Board of Commissioners only if conditions of the tract warrant a cul-de-sac of greater length.

(o)

Street names and signs. Names for all new streets must be shown on all plans. No street name will be approved which duplicates or will be confused with the name of an existing street. Street signs shall be placed at each street intersection. They shall be four-way signs of such material, size, height and locations as specified by the Township Engineer and in conformity with the existing signs already established in the Township. Street signs for existing and new streets shall be furnished and erected by the Haverford Township Department of Public Works at the developer's expense.

(p)

Obstructions. No fence, hedge, shrubbery, wall, planting or other obstruction shall be located within the right-of-way. Sight of intersections shall not be obscured by such obstructions.

(4)

Design criteria and requirements for curbs, sidewalks and streetlighting.

Curbs shall be provided for all existing and proposed streets. Along any existing street on which a subdivision or land development abuts, curbs shall be constructed and the existing paved cartway shall be widened to the curb. The location of curbing along such existing street shall be determined by the width of the required cartway of the road as established by this chapter or by Pennsylvania Department of Transportation standards in the case of a state-maintained road. The specific type and design of curb shall be established by resolution of the Township Board of Commissioners.

For commercial and industrial sites, curbs for internal access roads, drives and parking areas shall be required.

Sidewalks shall be provided for all existing and proposed streets. Along any existing or proposed street on which a subdivision or land development abuts, sidewalks shall be constructed to accommodate the sidewalk, curbing, and verge requirements of Subsection B(4)(e) below.

[Amended 12-11-2023 by Ord. No. P18-2023]

Sidewalks shall not exceed an eight-percent grade. Sidewalks shall be laterally pitched at a slope not less than one-fourth (1/4) inch per foot to provide for adequate surface drainage. The grades and paving of sidewalks shall be continuous across driveways except in certain other cases where heavy traffic volume dictates special treatment.

The minimum width of all sidewalks shall be four feet. At corners and pedestrian street-crossing points, sidewalks shall be extended to the curbline with an adequate apron area for anticipated pedestrian traffic. The thickness and type of construction of all sidewalks shall be in accordance with the standards established by the Township. Where sidewalks are required, a minimum four-foot-wide grass plot shall be required between the sidewalk and the back of curb. If the provision of sidewalks requires the destruction or removal of valuable trees, consideration shall be given to the retention of such valuable trees. Where driveways cross sidewalks, a concrete apron shall be provided from the sidewalk to the back of the curb.

Streetlighting shall be required for all nonresidential land developments, for all multifamily residential areas and, at the discretion of the Board of Commissioners, for all or portions of certain single-family residential subdivisions. As a minimum in single-family subdivisions, appropriate conduit with pull wires shall be installed underground even though standards and lighting fixtures may not be constructed immediately. Proposed intersections with any major collector street or major arterial shall have streetlights.

Where required above, the owner shall install or cause to be installed, at the owner's expense, metal pole streetlights serviced by underground conduit in accordance with a plan to be prepared by the owner's engineer and approved by the Township Engineer and by the Board of Commissioners. The use of metal poles may be waived in such instances as approved by the Planning Commission due to the existence of wooden poles already in place. Said lights shall be energized and lighting supplied by the owner when 60% of the subdivision or land development is occupied.

(5)

Design criteria and requirements for grading, drainage and erosion and sediment control.

For all subdivisions and land development proposals, a stormwater management plan is required showing all drainage within the watershed affecting the subject property, all existing and proposed drainage facilities, all grading proposed for the subject property and the erosion and sediment control procedures and facilities to be utilized.

All land areas shall be graded to secure proper drainage away from buildings and to prevent the collection of stormwater in pools. Drainage provisions shall be of such design as to carry surface waters to the nearest practical and adequate street, storm drain or natural watercourse. Developers must carry surface waters to the nearest practical storm drain or natural watercourse. The developer shall construct and/or install such drainage structures and/or pipes as are determined necessary by the Township Engineer to prevent erosion, damage and siltation and to satisfactorily carry off surface waters. Stormwater management shall be in accordance with Chapter 78.

[Amended 2-15-2005 by Ord. No. 2439]

Stormwater discharge shall be carried by conduit to prevent excessive surface flow on or across streets, sidewalks, drives, parking areas and any other paved surface or traveled way. Culverts or bridges shall be required at all stream crossings of any street or roadway using design criteria for a one-hundred-year peak flow rate. Natural swales where there is no danger to structures or abutting property shall be permitted as determined by the Township Engineer.

Identified natural watercourses (streams and creeks) which have continuous flow shall remain open and shall not be piped or covered unless required by the Board of Commissioners as approved by the Township Engineer.

The stormwater management plan for each subdivision and land development shall take into account and provide for upstream areas within the entire watershed in computing discharge quantities, sizing of pipes, inlets and other structures. The runoff from any proposed development shall be subject to evaluation, which includes the anticipated runoff from other existing or proposed developments within the same watershed. Stormwater management facilities designed to serve more than one property or development in the same watershed are encouraged, in which case consultation with the Township Engineer is required prior to design.

The Board of Commissioners may require (based upon the advice of the Township Engineer) other delayed-release devices or designs to contain excess storm discharge and to prevent downstream flow increases.

Storm sewers (pipes or other structures) shall have a minimum grade of one-half percent (1/2%) and a minimum inside diameter of 15 inches or a cross-sectional area of 176 square inches. Roof drains or yard drains shall not connect to any sanitary sewer and shall not discharge water directly over any sidewalk. Storm drainage facilities should be located within the paved areas of roadways. Where storm sewers discharge into existing drainage channels at an angle greater that 30° with the downstream channel flow, the far side bank shall be stabilized by the use of rip-rap or masonry and/or concrete walls. The stabilization shall be designed to prevent erosion and frost heave under and behind the stabilizing media.

Storm sewer systems shall be constructed in accordance with the Township specifications which are approved by resolution of the Board. If a particular design or device is not specifically approved within the Township specifications, the Township Engineer must review and approve the same.

(i)

A grading plan shall be required for all subdivisions and land development plans which shall be in conformance with the following criteria or requirements:

Cuts. No excavation shall be made with a cut face steeper than 3:1 (horizontal to vertical), except under the condition in which the material in which the excavation is made is sufficiently stable to sustain a slope of steeper than three horizontal to one vertical. A written statement to that effect is required from a licensed civil engineer having experience in soils engineering and shall be submitted to the Township Engineer and approved by him. The statement shall affirm that the site has been inspected and that the deviation from the slope will not result in injury to persons or damage to property. Retaining walls will be required if a stable slope cannot be maintained. Any retaining wall design must be approved by the Township Engineer. The toe of the slope of headwall of any cut must be located a minimum of five feet from property lines. No excavation shall endanger adjoining properties.

Cuts in a floodplain. Cut excavations are prohibited in a floodplain area as defined by the Township Zoning Chapter and floodplain regulations.

Fills.

[a]

No fill shall be made which creates any exposed surface steeper in slope than three horizontal to one vertical, except where the fill is located so that settlement, sliding or erosion will not result in property damage or be a hazard to adjoining property, streets or buildings. A written statement from a licensed civil engineer licensed by the Commonwealth of Pennsylvania having experience in soils engineering certifying that he has inspected the site and that any proposed deviation from the slope specified above will not endanger any property or result in property damage must be submitted to and approved by the Township Engineer.

[b]

A concrete or stone masonry wall constructed in accordance with Township specifications may be required to support the face of the fill where above slopes are exceeded.

[c]

The top of any fill or toe of the slope of any fill shall be located five feet from any property line.

[4]

Fill placement and compaction. All fill shall be placed mechanically and shall be free of any debris or organic material, roots and stumps. Fill shall be placed in consecutive maximum eight-inch layers and compressed or compacted mechanically with equipment weighing not less than 10 tons or with similar foot roller or compactors having equivalent compression capability. The Township may require, at the owner's expense, a test certifying the adequate compaction of fill materials as required above or in accordance with the requirements of the Township Engineer if an on-site inspection was not performed at the time of placement of the fill.

[5]

Fill in floodplains and hydraulic fill. Fill in any floodplain as defined in the Township Zoning Chapter and floodplain regulations is prohibited. Hydraulic filling of land out of but near floodplains may be utilized only when approved under special procedures to be reviewed and approved by the Township Engineer.

[6]

Large-scale removal of topsoil. Permanent removal of topsoil shall be prohibited in all subdivisions and land developments. The only exception to this prohibition shall be under the circumstances where design of a large-scale development permits the removal of excess topsoil in locations of large parking areas or large buildings where the topsoil removed may be more appropriately used elsewhere on the site or on a nearby site. A special permit for such topsoil removal is required, as issued by the Board of Commissioners.

(j)

Erosion and sediment control criteria. Prior to the commencement of any subdivision or land development, the following criteria shall be met (see also Township specifications):

No changes shall be made in the contour of the land and no grading, excavation, removal or destruction of the topsoil, trees or other vegetative cover of the land shall be commenced until such time that a plan for minimizing soil erosion and sedimentation has been submitted to and approved by the Township Planning Commission or there has been a written determination by the Board that such plans are not necessary.

No subdivision or land development plan shall be approved unless there has been a plan approved by the Board that provides for minimizing erosion and sedimentation consistent with this section and an improvement bond or other acceptable security is deposited with the Township in the form of an escrow guaranty which will ensure installation and completion of the required improvements or there has been a determination by the Board that a plan for minimizing erosion and sedimentation is not necessary.

Measures used to control erosion and reduce sedimentation shall, as a minimum, meet the standards and specifications of the County Conservation District. The Township Engineer shall ensure compliance with the appropriate specifications, copies of which are available from the district.

[4]

Subdivision and land development plans shall preserve salient natural features, keep cut-fill operations to a minimum and ensure conformity with natural topography so as to create the least erosion potential and adequately handle the volume and velocity of surface water runoff. Whenever feasible, natural vegetation shall be retained, protected and supplemented. The disturbed area and the duration of exposure shall be stabilized as quickly as practicable. Temporary vegetation and/or mulching shall be used to protect critical areas during development.

[5]

The permanent (final) vegetation and mechanical erosion control and drainage shall be installed as soon as practical in the development. Provisions shall be made to effectively accommodate the increased runoff caused by changed soil and surface conditions during and after development. Where necessary, the rate of surface water runoff will be mechanically retarded. Sediment in all runoff water shall be trapped by the use of debris basins, filters, sediment basins, silt traps or similar measures until the disturbed area is fully stabilized. Such devices shall be periodically cleaned of all silt and debris to ensure proper operation.

[6]

During grading operations, necessary measures for dust control must be exercised. Grading equipment will not be allowed to cross flowing streams. Provision shall be made for the installation of temporary culverts or bridges.

[7]

Permanent retention basins shall be provided when required by the Board. The location of such basins shall be approved by the Board upon advice from the Township Engineer.

[8]

No person, corporation or other entity shall block, impede the flow of, alter, construct any structure or deposit any material or thing or commit any act which will affect normal or flood flow in any communal stream or watercourse without having obtained prior approval from the Township and/or the Pennsylvania Department of Environmental Resources, whichever is applicable. It is the responsibility of any person, corporation or other entity doing any act on or across a communal stream, watercourse or swale upon the floodplain or right-of-way during the period of the activity to return it to its original or equal condition after such activity is completed.

(6)

Shade trees. Shade trees shall be installed on both sides of all streets subject to the approval of the Shade Tree Commission at a minimum spacing along each side of the street of 30 feet on center. The variety shall be approved by the Township Shade Tree Commission. The method of installation and location shall be installed at a minimum size of two-inch caliper at a minimum distance of six feet from the inside edge of the sidewalk or right-of-way line. Trees shall be guaranteed for two years, and dead trees shall be replaced in the next planting season.

(7)

Planted buffer areas. In the instance where the Board of Commissioners determines that buffer planting is necessary to protect the general welfare of the public, planted buffers shall be installed to provide a year-round visual screen of such width, height, size, locations and planting materials as approved by the Board of Commissioners or the Township Planning Commission. The size, variety and planting design of the buffer area shall be as approved by the Shade Tree Commission.

(8)

Survey monuments. All subdivisions shall be monumented as directed by the Township Engineer. Permanent survey monuments shall be of stone or concrete and located on the right-of-way lines at corners, at angle points and as otherwise required. Monuments shall be indicated on all plans. They shall be placed after a new street has been completed. The center line of all new streets shall be marked with spikes and referenced to permanent monuments or structures.

(9)

Sanitary sewers.

All sanitary sewer systems and sewage and industrial waste treatment works shall comply with the rules and regulations established by the Department of Environmental Resources of the Commonwealth of Pennsylvania, as amended and revised.

Wherever practicable, sanitary sewers shall be installed and connected to the Township sanitary sewer system. If outfall sewers are not available but are planned and have been scheduled in the Township's capital improvement program for the area in question, a system of sewers, together with all necessary laterals extending from the main sewer to the street right-of-way line, shall be installed and capped. The Board of Commissioners may waive the above requirements for lots of one acre or larger if sewage disposal is accomplished through land treatment technologies capable of recharging groundwater aquifers.

If sanitary sewers are not to be installed initially, easements shall be provided on the preliminary, final and lot location plans and shall show the dedication of appropriate easements across private property for later construction and maintenance of sewers, except where such requirements are waived under Subsection B(9)(b) above. Any deed given for the transfer of a lot in a case where an easement for a sanitary sewer is provided on a recorded plan must contain a legal description of the easement and a provision that the owner is liable for the cost of the sewer when constructed.

Sanitary sewer pipe shall be sized for full flow from the tract. Larger pipe size may be required to accommodate future extensions.

Minimum grades shall be 0.4% except at terminal runs, which shall be 1%.

Manholes shall be placed at every point where the sanitary sewer line changes direction in line or grade. In no instance shall the spacing exceed 400 feet. Manhole frames, covers, buckets and steps may be obtained from the Township at developer's cost.

Materials. Lateral connections to each lot shown on the preliminary plan shall be installed to the right-of-way line of the street prior to road paving. Each building shall have a separate connection to the Township sewer on the lot or in the abutting street, except that garages accessory to dwellings may be connected to the dwelling line.

On-site sewage disposal facilities. Whenever it is impracticable to connect with Township sewers, on-site sewage disposal facilities may be permitted upon application and approval by the Sewage Enforcement Officer of the Township of Haverford and the Pennsylvania Department of Environmental Resources. Such facilities shall be so located as to permit easy and economical connection to the sewer system of the Township when sewers are installed, except where this requirement is waived under Subsection B(9)(b) above. The type of private sewage disposal system to be installed shall be determined by the results of percolation tests, soil classification and depth of water table, which shall be determined according to the size of the lot. Proof of the adequacy of such facilities shall be furnished by a registered professional engineer or other qualified person. The reports of such tests shall be required at each disposal area, except for large tracts involving more than one disposal system, in which case the prescribed tests shall be made in the amount of one per acre or as designated by the Sewage Enforcement Officer and the Pennsylvania Department of Environmental Resources.

(10)

Engineering design details. Where any of the following improvements are required or proposed to be constructed in conjunction with a proposed subdivision or land development, detailed engineering design standards provided by resolution of the Board of Commissioners must be adhered to as if fully set forth herein:

Streets or roadways, courts, parking lots or loading/unloading areas.

Stormwater management systems, grading, erosion and sediment controls.

Street or parking lot lighting.

Curbs and/or sidewalks.

Landscape and/or buffer planting and shade or street trees.

Dedication of land for recreation.

[Added 7-11-2011 by Ord. No. 2628]

(1)

Intent. The intent of this section is to provide for adequate recreational lands to serve residents and persons employed in the Township. This section recognizes that residential, commercial, and industrial uses create demand for local recreational lands and facilities and enables the creation and maintenance of such recreational lands to meet this demand.

(2)

Applicability. In each residential district involving the creation of two or more new building lots and for any new nonresidential development involving one acre or more land shall be required to be set aside for open space and/or parks and recreational facilities as provided herein. If the tract or parcel being considered for development represents a portion of the applicant's holdings of contiguous lands, whether acquired as a single parcel or cumulatively, the provisions for reservation of land shall apply over the applicant's entire holdings.

(3)

Reservation of land. The Township Board of Commissioners shall reserve the right of requiring the reservation of land for open space and/or for use as park and recreation facilities in each residential district involving the creation of two or more new lots and for any new nonresidential development involving one acre or more. If the tract or parcel being considered for development represents a portion of the applicant's holdings of contiguous lands, whether acquired as a single parcel or cumulatively, the provisions for reservation of land shall apply over the applicant's entire holdings.

It shall be hereafter required that mandatory open space provisions shall be made for all uses in accordance with the following requirements for each district:

	District	Minimum Percent of Site Area to be Reserved for Open Space
	R-1 through R-4 Residential	20%
	R-5 through R-9 Residential	30%
	O-1 through O-2 Office	20%
	C-I through C-4 Commercial	25%
	C-5 Shopping Center	30%
	OL Office Laboratory	25%
	INS Institutional	30%
	LIN Light Industrial	30%

Not more than 50% of required open space may be comprised of floodplain area, steep slope area, areas with high water tables, wetlands, areas with bedrock within three feet of the surface or areas of erodible or poorly drained soils.

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. Further, the site or sites shall, to the greatest extent practical, be easily accessible to essential utilities (water, sewer and power.)

Site or sites should be compatible with the objectives, guidelines and recommendations as set forth in the Haverford Township Comprehensive Plan.

The lands to be reserved as recreational use areas may be conveyed to the Township if acceptable to the Township, conveyed to a legally constituted homeowners' association or retained by and managed by private ownership. Satisfactory written arrangements acceptable to the Township Solicitor in all cases shall be made for the perpetual preservation and maintenance of all recreational use areas to be set aside and reserved for private use. Deeds conveying the recreational use areas to a party (a party other than Haverford Township) shall contain appropriate provisions for title to revert to the Township in the event that the third party becomes unable or unwilling to continue to perform its functions.

The acceptance of the reservation of recreation use area by the Township will relieve the developer of condominium townhouse units and apartments of the recreations facilities provision of § 182-719A(13) of these General Laws.

(4)

Fees in lieu of recreational use area. Applicants seeking to pay the fee in lieu of the requisite recreational use area shall submit a sketch depicting the development both with and without the required open space. If the Board of Commissioners determines that recreation land suitable in size, shape, slope and accessibility is not available in a particular subdivision and/or land development, the Board of Commissioners shall require that the applicant deposit with the Township, prior to issuance of any building permit, a cash payment in lieu of land reservation.

Such deposit shall be placed in a neighborhood park and recreation improvement fund to be established by the Board of Commissioners. Such deposit shall be used by the Township for the acquisition of open space, park and/or recreation land or for the improvement of existing recreation land that will actually be available to and benefit the persons in said subdivision or land development and located in the general neighborhood of said subdivision or land development.

If the Board of Commissioners determines that usable park and recreation land is available in a particular subdivision and/or land development but is inadequate in size [i.e., less than the standard established in Subsection C(3) hereof], the Board may require a combination of fees and land reservation.