[Ord. 2002-02, 2/7/2002]
The standards and requirements contained in this Part shall apply as minimum design standards for subdivision and/or land developments in the Township.
[Ord. 2002-02, 2/7/2002; as amended by Ord. 2008-01, 10/20/2008]
1.
General Design Standards.
A.
Proposed streets shall conform to such Township, county, and state street and highway plans as have been prepared, adopted and/or filed as prescribed by law.
B.
New streets shall be connected with streets of similar function, to form continuations thereof.
C.
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.
D.
Local streets shall be laid out to discourage use by through traffic.
E.
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.
F.
Where a development abuts an existing or proposed major street, the Board may, at their discretion, prohibit individual lots from directly accessing the existing or proposed major street, require 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.
G.
If lots resulting from original subdivision are large enough to permit resubdivision or if a portion of the tract is not subdivided, adequate rights-of-way for streets and other required improvements shall be provided as necessary to permit further subdivision.
H.
All streets shall be arranged to conform as closely as possible to the original topography.
I.
Streets shall be laid out to provide convenient and safe access to the property.
J.
Streets shall be logically related to the topography so as to produce reasonable grades, satisfactory drainage and suitable building sites.
K.
As a minimum, all new streets shall be graded to the right-of-way line.
L.
All cut and fill slopes associated with the construction of the streets, within or beyond the limits of the street right-of-way, shall not exceed a maximum of a 3:1 slope.
M.
The design speed and proposed speed limits for new streets shall be noted on the plan and shall be approved by the Township.
N.
Permanent concrete monuments shall be accurately placed to monument the right-of-way line along at least one side of each street at the beginning and end of all curves and at all angles. When the outside perimeter of a tract falls within or along an existing road right-of-way, then the right-of-way of that roadway shall be monumented at the above referenced points.
(1)
Monuments shall be of steel reinforced concrete, with a flat top having a minimum width or diameter of four inches and a minimum length of 30 inches. Cast-in-place or precast concrete monuments shall be marked with center punch mark in a 3/4-inch copper or brass dowel.
(2)
All existing and proposed monuments shall be delineated on the final plan.
(3)
All monuments shall be placed by a registered engineer or surveyor so that the scored or marked point shall coincide exactly with the point of intersection of the lines being marked.
(4)
All monuments shall be inscribed with a proper inscription indicating the name of the surveyor responsible for the survey.
(5)
All monuments shall be set with the top of the monument equal to the surrounding finished grade.
2.
Private Streets.
A.
All proposed streets shall be offered for dedication.
B.
Where a modification of this section is granted by the Township, all private streets shall conform to the following requirements:
(1)
Private streets shall meet all the design standards for public streets as required by this chapter.
(2)
Applications that propose a private street shall include an agreement, in a form acceptable to the Township, which shall be recorded with the Recorder of Deeds as part 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, and shall stipulate:
(a)
That the street shall be constructed and maintained to conform to the provisions of this chapter.
(b)
The method of assessing maintenance and repair costs.
(c)
That an offer for dedication of the street shall be made only for the street as a whole.
(d)
That the owners of the abutting lots will include with any offer of dedication sufficient funds, as estimated by the Township, to restore the street to the prevailing standards.
(e)
That an agreement by the owners of 51% of the front footage thereon shall be binding on the owners of the remaining lots.
3.
Street Names, Street Address and Traffic Signs.
A.
Streets that are extensions of or obviously in alignment with existing streets shall bear the names of the existing streets.
B.
Street names shall not be repeated within the Township and all street names shall be subject to the approval of the Township and York County Control.
(1)
For the purposes of this section, driveways serving more than two units of occupancy shall be named in accordance with Township requirements.
C.
Street name signs shall be provided and installed by the developer at all intersections and shall identify both intersecting streets, and their design shall be approved by the Township.
D.
Street address plans shall be prepared by the developer and submitted to the Township prior to the Township accepting dedication of any streets or prior to the final reduction in the project's financial guarantee.
E.
Regulatory signs shall be provided and installed by the developer at all locations identified by a traffic engineering study prepared by the developer and in accordance with PennDOT Publication 201, Engineering Traffic Studies, as amended.
F.
Traffic signs shall be approved by the Township and shall be supplied and installed by the developer in accordance with Township regulations; PennDOT Publication 68, Official Traffic Devices; and the MUTCD, Manual on Uniform Traffic Control Devices, FHWA, as amended.
G.
All traffic signs shall be installed by the developer prior to the occupancy of any units within the project.
4.
Guide Rail.
A.
Streets shall be designed to preclude or minimize the need for guide rail. The Township may, however, require guide rail to be placed for protection on embankments when a barrier is indicated as warranted in Design Manual Part 2 Highway Design by PennDOT, January 1990 edition, as amended.
B.
The design and selection of guide rail shall generally be in accordance with the standards in Design Manual Part 2 Highway Design, January 1990 edition, as amended, however, the Township shall approve all guide rail systems.
5.
Reconstruction of Existing Streets.
A.
Where a subdivision or land development abuts an existing Township and/or state street or shall have a traffic impact on an existing Township and/or state street as indicated by a traffic study required to be performed, the developer shall be required to make the following improvements:
(1)
In cases where a subdivision or land development abuts an existing Township or state street, the street shall be improved to the ultimate width in accordance with § 502, Subsection 7.
(2)
In cases where the development is situated only on one side of an existing street, the Township may require that only that side of the street be improved.
(3)
Where the developer of the subdivision or land development is required to provide a traffic study and report, and the traffic study and report indicates that improvements are required, the developer shall install improvements including, but not limited to, traffic signals, traffic control devices, additional traffic lanes, traffic dividers and highway markings.
(4)
When the Township determines that the required improvements are not feasible at the time of development of the use, the developer shall deposit funds with the Township in the amount of 110% of the cost of the improvements computed. The amount of the deposit shall be submitted for approval by the Township Engineer.
B.
Where a temporary cul-de-sac is being extended, the bulb shall be removed and the street reconstructed to Township street specifications and any existing sidewalk shall be extended through the area, and the remaining areas shall be regraded and seeded.
C.
When the proposed development requires construction within an existing street right-of-way, such as sewer, water or stormwater lines, the Township may require construction of a new wearing course along the entire frontage and/or disturbed area. The extent of the new wearing course shall be approved by the Township.
D.
The extension of existing streets which are presently constructed with a cartway different from current Township standards shall be provided with a transition area, the design of which is subject to Township approval.
E.
If a subdivision or land development abuts an existing Township and/or State street which has a right-of-way width of less than the required right-of-way width set forth in § 502, Subsection 7, the applicant shall dedicate to the Township or Commonwealth, as applicable, that amount of land necessary so that the distance from the center line of the street to the edge of the right-of-way abutting the proposed development is 1/2 the ultimate right-of-way as set forth in § 502, Subsection 7.
6.
Construction Standards.
A.
All streets shall be constructed, and all existing streets shall be reconstructed in accordance with the applicable Township regulations and the following minimum standards:
Street Classification | Base Course | Paved Surface | |
|---|---|---|---|
Arterial and collector streets | 5" 3A crushed aggregate and 4" BCBC | 3" ID-2 binder | |
1 1/2" ID-2 wearing | |||
Local streets or alleys | 8" 3A crushed aggregate | 2" ID-2 binder | |
1 1/2" ID-2 wearing |
B.
All crushed aggregate base material shall be put in place by a powered spreader acceptable to the Township.
7.
Right-of-Way and Cartway Widths and Construction Standards.
A.
The minimum street rights-of-way and cartway widths for new streets shall be as follows:
Street Classification | Minimum Cartway Width | Minimum Right-of-Way Width | |
|---|---|---|---|
Arterial street (highway) | As determined after discussion with the Township, PennDOT, and the York County Planning Commission, however the minimums shall be as follows: | ||
40 feet | 60 feet | ||
Collector street | 38 feet | 50 feet | |
Local street (no parking) | 24 feet | 50 feet | |
Local street with parking on 1 side of street | 32 feet | 50 feet | |
Local street with parking on 2 sides of street | 40 feet | 50 feet | |
Cul-de-sac bulb | 80-foot diameter | 100-foot diameter | |
Alley, no parking | 12 feet | 20 feet (easement) |
8.
Horizontal Alignment.
A.
Horizontal street alignments shall be measured along the center line. Horizontal curves shall be used at all angle changes.
B.
The center line of the street cartway shall correspond with the center line of the street right-of-way.
C.
Plans with street locations along the perimeter of a property shall be required to show building setback lines and clear site triangles within the adjacent properties. Written permission from the effected adjacent landowner shall be provided prior to preliminary plan approval.
D.
There shall be a tangent of at least 100 feet between reverse curves for all local and collector streets.
E.
Horizontal curve center-line radii shall be designed in coordination with vertical geometry, subject to the approval of the Township Engineer. The minimum acceptable center-line radii shall be 300 feet for arterial and collector streets and 150 feet for local residential streets.
9.
Vertical Alignment.
A.
Vertical curves shall be used in all changes of grade.
B.
The minimum vertical grade for all local and minor collector streets shall be 1%, the maximum vertical grade shall be 12%. All other streets shall be designed in accordance with AASHTO — A Policy of Geometric Design of Highways and Streets, most current edition.
C.
The minimum length of vertical curve for all streets shall be 75 feet.
D.
At street intersections, the through street shall be approached by side streets in accordance with the following standards; where the grade of the side street exceeds 4%, there shall be an area on the side street within which the grade shall not exceed 4% for a minimum distance of 100 feet (measured from the intersection of the center lines of the streets).
E.
No side street shall intersect a through street when the through street exceeds 7% in grade.
F.
Notwithstanding the above minimum length of vertical curve, the actual length of vertical curve shall be based on the formula L = KA; where "L" is the minimum length of curve in feet, "K" is the length of vertical curve per percent change in "A", and "A" is the algebraic difference in grade (in percent). Values for "K" shall be based on the following criteria:
Design Speed (in miles per hour) | "K" Crest Vertical Curves | "K Sag Vertical Curves | |
|---|---|---|---|
20 | 10 | 20 | |
25 | 20 | 30 | |
30 | 30 | 40 | |
35 | 45 | 50 | |
40 | 70 | 70 | |
45 | 100 | 90 | |
50 | 150 | 110 | |
55 | 220 | 130 |
10.
Intersections.
A.
Intersections involving the junction of more than two streets are prohibited.
B.
Right angle intersections shall be used.
C.
All streets intersecting a state highway shall be subject to the approval of PennDOT.
E.
The distance between the center lines of streets intersecting with through streets shall be determined by the classification of the through street being intersected. The minimum separation distance shall be measured along the center line of the through street being intersected and shall conform to the following:
Through Street Classification | Minimum Intersection Separation Distance | |
|---|---|---|
Arterial | 800 feet | |
Collector | 500 feet | |
Local | 200 feet |
F.
The cartway edge at street intersections shall be rounded by a tangential arc with a minimum radius as follows:
(1)
Arterial streets: 55 feet.
(2)
Collector streets: 50 feet.
(3)
Local streets or alleys: 35 feet.
(4)
The right-of-way radii at intersections shall be substantially concentric with the edge of the cartway.
(5)
The Township may require larger radii based on the largest design vehicle using the intersection.
G.
Proper safe stopping sight distance shall be provided with respect to both horizontal and vertical road alignments at all intersections.
(1)
The required and available safe stopping sight distance shall be included on the plans for all existing and proposed intersections.
(2)
Street intersections shall be located at a point that provides optimal sight distance in both directions.
(3)
Sight distance at street intersections shall provide the following minimum stopping distance for a vehicle traveling on an approaching street which has no stop or signal control:
(a)
Calculation of Safe Stopping Sight Distance.
1)
For each intersection, the available sight distance in each direction shall equal or exceed the stopping sight distance computed from the following formula:
SSSD = 1.47 Vt + V2\30 (f2 G) | ||||
Where: | ||||
SSSD | = | Minimum safe stopping sight distance (feet) | ||
V | = | Velocity of vehicle (miles per hour) | ||
t | = | Perception time of driver (2.5 seconds) | ||
f | = | Wet friction of pavement (0.30) | ||
G | = | percent grade of roadway divided by 100 | ||
2)
If the 85th percentile speed varies by more than 10 miles per hour from the speed limit, the Township may require the 85th percentile speed to be used to determine stopping distance.
3)
A Minimum Safe Stopping Sight Distance table that specifies minimum safe stopping sight distance for selected speeds is provided in the Appendix. The sight distances in the table apply for roadway grades in whole numbers from +10% to -10% along with speeds from five to 65 miles per hour in increments of five miles per hour. The designer may use this table in lieu of the above formula.
(b)
Measurement of Sight Distance.
1)
The correct measurement of available sight distance at each proposed street intersection shall be the responsibility of the applicant.
2)
For the purpose of measuring available sight distance, the height of the driver's eyes shall be 3.5 feet above the road surface, and the height of the object shall be 3.5 feet above the road surface. The lateral placement of vehicles on the roadway and at the proposed access point shall be consistent with the operation of the access and roadway.
3)
For each direction, the shortest of the following measurements shall be considered the available sight distance for that direction:
a)
The maximum length of roadway along which a driver at the proposed street intersection can continuously see another vehicle approaching on the roadway. The driver's eyes at the proposed point of access shall be 10 feet back from the near edge of the closest travel lane in the center of the intersection land.
b)
The maximum length of roadway along which a driver on the roadway can continuously see a vehicle which is located in his travel lane on the roadway in order to make a left turn into the proposed access or as a result of a left or right turn out of the proposed access.
c)
The maximum length of roadway along which the driver of a vehicle intending to make a left turn into the proposed access can continuously see vehicles approaching from the other direction. This is measured from the point where the left turning vehicle stops.
(c)
Inadequate Sight Distance Remedies. If it is impossible to achieve required safe stopping sight distance in both directions the Township may:
1)
Prohibit left turns by entering or exiting vehicles;
2)
Require alteration of the horizontal or vertical geometry of the roadway or access; all such work shall be at the expense of the applicant.
3)
Require removal of physical obstruction from the line of sight, at the expense of the applicant.
4)
Require installation of a separate left turn standby lane.
5)
Deny access to the roadway.
11.
Curbing.
A.
Within all zones except the agricultural zone, curbs shall be required along all existing and proposed streets in subdivisions and land development; along all proposed streets, access drives, and all interior landscaping and traffic control islands within parking compounds in land developments. The developer shall submit the location and grade of all curbs to the Township for consideration.
B.
Curbs shall be constructed and installed in accordance with the specifications in this chapter or any other ordinance enacted by the Board of Supervisors setting requirements for the construction of roads, curbs and sidewalks or, in lieu of such standards, in accordance with the standards of PennDOT Publication 408/90, as amended.
C.
Standard vertical curb shall be required along all State highways and along all Township streets that the Township has classified as an arterial or collector street and where vertical curbs exist. Standard slant curb shall be required along all other streets.
12.
Sidewalks.
A.
Within the Village Zone, the Township shall require installation of sidewalks in any subdivision and land development as provided herein.
(1)
Sidewalks are required to provide access to and/or within a commercial, industrial or community facility and shall be designed and constructed to service the projected pedestrian needs.
B.
Sidewalks for all other residential developments proposing 20 or more lots or units of occupancy, either initially or cumulatively from the effective date of February 7, 2002, and new streets, shall be in accordance with the Village and General Commerce Standards set forth above.
[Amended by Ord. 2012-1, 10/15/2012]
C.
Sidewalks, where required, shall be installed as specified:
(1)
Sidewalks shall be located, if possible, within the street right-of-way line, and shall be a minimum of five feet in width.
(2)
A minimum two-foot-wide grass planting strip shall be provided between the back of curb and sidewalk.
(3)
All utility services and laterals shall be extended to the building side of the sidewalk.
(4)
Pedestrian easements, a minimum of six feet wide shall be provided when the sidewalk is not located entirely within the street right-of-way.
(5)
All public areas shall be designed barrier free in accordance with applicable federal and state standards, including, but not limited to, the Americans with Disabilities Act.
(6)
Appropriate details shall be provided on the plans.
D.
Sidewalks shall be constructed of Class A cement concrete four inches thick, containing six-by-six-W 1.4 by W 1.4 welded wire fabric upon a properly prepared subgrade as follows:
(1)
Four inches of AASHTO No. 57 crushed stone shall be properly compacted using a mechanical tamper.
(2)
Upon the crushed stone, the sidewalks shall be constructed by pouring concrete in separate slabs a maximum of 30 feet in length.
(3)
The slabs shall be completely separated by one-fourth-inch expansion joint and scored every five feet.
13.
Streetlighting.
A.
Any subdivision or land development plan that proposes new streets within the General Commerce Zone shall provide streetlighting in accordance with the following:
(1)
Lighting shall be provided at a minimum average of 1/2 footcandle at an elevation of three feet above the surface.
(2)
All lighting shall be so arranged as to reflect the light downward and away from adjoining premises.
(3)
Poles for mounting lights shall not exceed 15 feet in height.
(4)
All lighting plans shall be delineated on the plan and shall include photometries.
(5)
Appropriate footer and mounting details shall be included on the plans.
(6)
Light fixture and pole styles shall be approved by the Township.
B.
Lighting shall be provided for all subdivision or land development plans proposing single-family detached or single-family semidetached (duplex) dwellings in the Rural Residential or Village Zone as follows:
(1)
A minimum of one, post-lamp-style light fixture shall be provided having a minimum forty-watt and a maximum one-hundred-eighty-watt incandescent bulb or equivalent.
(2)
The fixture shall be actuated by a photoelectric-controlled switch.
(3)
The fixture shall be mounted on a decorative residential-type lamp-post a minimum of six feet from grade to fixture height.
14.
Cul-de-sac and Dead-End Streets.
A.
A cul-de-sac shall not be permitted when a through street is feasible.
(1)
The feasibility of a through street will be based on the following:
(2)
When cul-de-sac streets are proposed, the application shall be accompanied by a written analysis of the merits of the design and the reasons that a through street would not be feasible.
(3)
Approval of cul-de-sac streets shall be at the sole discretion of the Township.
B.
Where any adjacent stub (dead end) street is not proposed for extension as a through street, the developer shall construct a cul-de-sac in compliance with Township standards.
C.
Permanent cul-de-sac streets shall be designed as follows:
(1)
Permanent cul-de-sac streets, when permitted shall be designed to serve a maximum of 250 AADT for residential development and a maximum of 500 AADT for non-residential development.
(2)
Minimum length: 250 feet.
(3)
Maximum length: 600 feet.
(4)
The length of the cul-de-sac street shall be measured from the centerline intersection of the intersecting street to the center of the cul-de-sac turnaround.
(5)
Permanent cul-de-sac streets must be provided with a paved turnaround with a minimum diameter of 80 feet to the face of curb or edge of paving and of 100 feet to the street right-of-way.
a)
There shall be no "islands" or any type of unpaved area within any cul-de-sac bulb.
(6)
Unless future extension is clearly impractical or undesirable, the turn-around right-of-way shall be placed adjacent to the tract boundary with sufficient additional width provided along the boundary line to permit extension of the street at full width.
(7)
Drainage of cul-de-sac streets shall preferably be toward the open end. If drainage is toward the closed end, water shall be conveyed away in an underground storm sewer or by other means approved by the Township. The minimum grade on cul-de-sacs shall be designed to ensure a minimum of 1% along the curb line to the designed low points. The maximum grade on cul-de-sacs shall not exceed 4%.
D.
Temporary cul-de-sac streets shall be designed as follows:
(1)
Minimum length: 250 feet.
(2)
Maximum length: 600 feet in length.
(3)
Temporary cul-de-sacs shall be designed to the same cartway width and drainage criteria as required for permanent cul-de-sacs.
(4)
Temporary easements shall be provided for the effected adjoining properties until such time that the street is extended.
E.
F.
Any street temporarily dead-ended in order to provide for future continuation of the street into adjoining property or for authorized stage development shall be fully constructed and all utilities installed.
G.
A barricade to prevent vehicular access to adjoining property shall be constructed at the termination point of the street. The barricade shall be designed and constructed in accordance with PennDOT Publication 72, Standards for Roadway Construction, RC-63, as amended.
15.
Alleys.
A.
Alleys shall have the following characteristics:
(1)
A property that utilizes an alley shall maintain frontage along a public or private street.
(2)
Alleys shall be separated by a minimum of five feet from adjoining property lines unless the adjoining properties are granted and accept access and use of the alley.
(3)
No part of any structure shall be located within eight feet of the edge of the cartway of an alley.
(4)
The cartway of all alleys shall be constructed in accordance with the specifications of this chapter.
(5)
The vertical and horizontal alignments of alleys shall be in accordance with the local street specifications of this chapter.
(6)
Alleys and their intersections shall be in accordance with the local street specifications of this chapter.
(7)
Alleys which form a cul-de-sac shall be designed as follows:
(a)
The alley shall not exceed 400 feet in length, measured from the center-line intersection of a street that is not a cul-de-sac.
(b)
Alley cul-de-sacs which do not terminate in a parking compound shall be provided at the terminus with a fully paved turn-around designed in accordance with one of the following methods:
1)
The turnaround for residential purposes shall be designed in accordance with one of the following methods:
2)
An eighty-foot paved diameter.
3)
T-shaped turnaround with a twelve-foot width and the flared portions rounded by minimum radii of 20 feet as shown on the detail in the Appendix.
4)
The turnaround for commercial and industrial uses shall be a cul-de-sac designed to accommodate a WB-50 truck turning movements.
(8)
Alleys offered for dedication will not be accepted by the Township.
(9)
Applicants proposing alleys within a development may request that the Township reduce the width requirements of the local streets proposed within the development. The request shall be in the form of a modification request and shall be accompanied by adequate justification.
B.
Applications that propose an alley shall include an agreement, in a form acceptable to the Township, which shall be recorded with the Recorder of Deeds as part of the final plan. This agreement shall establish the conditions under which the alley will be constructed and maintained and shall stipulate:
(1)
That the alley shall be constructed and maintained to conform to the provisions of this chapter.
(2)
The method of assessing maintenance and repair costs.
(a)
If the use of an alley is limited to the common use of two properties, the applicant shall provide for the maintenance of such alley.
(b)
If the use of an alley is for more than two properties, the applicant shall provide for private maintenance through the formation of a homeowners' association or through the setting forth of the maintenance responsibilities in easements and in the deeds to the lots which have the right to use the alley. If a homeowners' association is formed, a document setting forth the maintenance responsibilities of such association and the right of such association to assess lots within the development shall be recorded at the same time as the final plan is recorded. All such documents shall be in a form acceptable to the Township Solicitor.
(c)
All persons who shall purchase a lot abutting or having the right to use an alley shall be given a copy of the final plan and, if a homeowners' association has been formed, shall be given a copy of all such documents relating to the maintenance responsibilities of such homeowners' association.
C.
The final plan, for recordation with the Recorder of Deeds, shall include a plan note which identifies the following:
[Ord. 2002-02, 2/7/2002; as amended by Ord. 2002-03, 11/7/2002]
1.
General Standards.
A.
The cartway of all access drives shall be constructed in accordance with the collector street specifications of this chapter.
B.
Access drives do not require a specific right-of-way; however, the following standards for cartway width shall apply:
Number of Lanes | Cartway Width | |
|---|---|---|
3 lanes | 36 feet | |
2 lanes | 24 feet | |
1 lane | 12 feet |
C.
Parallel parking may be permitted along one side of access drives provided the required width is increased by eight feet.
D.
The same vertical and horizontal alignment standards shall be required for access drives that are required for local streets in this chapter.
E.
The same intersection standards shall be required for access drives that are required for local streets in this chapter.
F.
Access drives shall be located a minimum of 15 feet from side or rear property lines.
G.
Access drives shall be provided with an unobstructed green area (setback) that is parallel to, and along the entire length of the access drive.
(1)
The width of the green area shall be measured from the face of curb and be a minimum of 15 feet in width.
(2)
The green area may be utilized for stormwater management facilities, utilities, lighting, landscaping and other compatible uses. In no case shall any building or structure be located within the required green area.
H.
Access drives which terminate in a cul-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 to the center of the turnaround area. All cul-de-sacs shall be constructed in accordance with § 502, Subsection 14.
2.
Access Drive Lighting. Any subdivision or land development plan that proposes an access drive within the Village, General Commerce Zone, along any new street, or in conjunction with multifamily and duplex dwelling units shall provide access drive (street) lighting in accordance with § 502, Subsection 13.
3.
Emergency Access Requirements.
A.
All subdivisions or land developments containing 50 or more dwelling units, or nonresidential buildings or buildings containing 25,000 or greater square feet of gross floor area shall be provided with at least two separate and distinct means of access to the subdivision or land development.
(1)
Access may be provided through the location of two or more public or private streets, each of which intersects with an existing public street. Such public or private streets shall meet all the requirements of this chapter concerning design and construction.
(2)
Access for a land development may be provided through two or more driveways into the land development. Such driveways shall be separated by a distance of at least 150 feet and shall comply with all requirements of this chapter.
(3)
If the applicant is unable to provide access to the subdivision or land development through two or more public or private streets each of which intersect with an existing public street or two or more access drives which intersect with one or more existing public streets an emergency access shall be provided.
(a)
The emergency access shall be improved so that emergency vehicles may safely transverse it and shall be indicated on the plans.
(b)
The emergency access shall be acceptable to the providers of emergency services within the Township. Applicants proposing to provide emergency access shall submit evidence of such approval.
(c)
The emergency access may be located so that access to the subdivision or land development is gained from a public street at a location unsuitable for regular access with an existing public street.
(d)
The emergency access may be located so that access is gained from an adjacent tract. For example, a subdivision or land development adjoining a parking lot of another use may provide emergency access through a point with a break chain. Applicants with plans indicating emergency access through an adjoining private tract shall provide evidence that the adjoining property owner has consented to such emergency access location and has granted to the applicant a deeded right-of-way over his adjoining tract. A copy of said deeded right-of-way shall be provided to the Township prior to final plan approval.
[Ord. 2002-02, 2/7/2002]
1.
Driveways shall be located as to provide minimum safe stopping sight distance at intersections with streets and shall not be located within any required clear sight triangle in accordance with § 502, Subsection 10.
2.
Residential driveways shall be designed in accordance with the requirements of this chapter and the Township Zoning Ordinance [Chapter 27].
3.
All driveways, unless specifically prohibited by the design criteria within the Zoning Ordinance [Chapter 27], shall include an off-street turn-around area so that vehicles shall not exit driveways by backing onto a street.
4.
Driveways shall not interfere with the normal traffic movement or be inconsistent with the design, maintenance and drainage of the street.
5.
Driveway locations shall be delineated on all plans.
6.
Within the RR, V, GC Zones, all driveways shall be paved to the following standards:
A.
Crushed aggregate base course with a minimum of six inches.
B.
The bituminous course shall consist of 1 1/2 inches ID-2 binder course and a one-inch wearing course or structural equivalent.
C.
Where a driveway intersects a street having concrete curbing, the driveway may be paved with concrete having a minimum depth of four inches.
[Added by Ord. No. 2017-01, 9/18/2017]
8.
Driveway access shall be provided to the street of lesser classification.
9.
No more than two driveways shall be permitted per lot.
10.
The minimum width of the driveway at the street line shall be 12 feet, the maximum width shall not exceed 36 feet.
11.
The intersection of the driveway shall be perpendicular (at a right angle) to the center line of the street for a minimum distance of 25 feet, from edge of cartway.
13.
Driveways shall be located and constructed to provide a clear sight triangle.
A.
The triangle shall extend 75 feet from the intersection of the center line of driveway and the street in both directions along the street center line.
B.
The vertex of the triangle shall be located on the center line of the driveway at a point five feet beyond the right-of-way line.
C.
No vision obstructions of any type over 30 inches high shall be permitted within the clear sight triangle.
14.
Driveways shall be designed in accordance with the following criteria:
A.
All driveways shall be constructed so as not to impair drainage within the right-of-way, alter the stability of the improved area or change the drainage of adjacent areas.
B.
Concentrated discharge of stormwater from driveways onto any street shall be prohibited.
C.
The side slopes for driveway embankments within the right-of-way shall not exceed four to one slope.
D.
Where required, in the sole discretion of the Township, the applicant shall install an adequately sized pipe under the driveway.
(1)
The minimum pipe size shall be 18 inches.
(2)
The pipe shall be sized to permit the flows from the twenty-five-year storm to pass under the driveway.
(3)
Pipe material shall be smooth lined corrugated plastic, concrete, corrugated metal or other material as approved by the Township.
(4)
Suitable end treatments (flared end sections, headwalls, etc.) shall be provided.
(5)
The applicant or successor owner shall be responsible for the installation and continued maintenance of the pipe.
E.
The grade of driveways shall conform to the following:
15.
Shared or common driveways shall be permitted subject to the following:
[Ord. 2002-02, 2/7/2002]
1.
Parking Areas. Off-street vehicular parking facilities shall be provided in accordance with the Township Zoning Ordinance [Chapter 27].
2.
Parking compound dimensions shall be no less than those listed in the Appendix.
3.
Landscaping and screening shall be provided in accordance with the Township Zoning Ordinance [Chapter 27].
4.
No portion of a parking compound will be permitted within 10 feet of side or rear property lines or street right-of-ways.
5.
Not less than five-foot radius of curvature shall be permitted for horizontal curves in parking areas.
6.
All dead-end parking lots shall be designed to provide sufficient back-up area for all end stalls.
7.
Painted lines, arrows and dividers shall be provided and maintained to control parking when necessary to direct vehicular circulation.
8.
Parking areas, main entrances and exits which are open to the public shall be lighted to the following standards:
A.
Lighting shall be provided at a minimum average of two footcandles at an elevation of three feet above the surface.
B.
All lighting shall be so arranged as to reflect the light downward and away from adjoining premises and public rights-of-way.
C.
Poles for mounting lights shall not exceed 15 feet in height.
D.
All lighting plans shall be delineated on the plan and shall include photometries.
E.
Appropriate footer and mounting details shall be included on the plans.
9.
All parking compounds and access drives shall be paved to meet the following minimum standards:
A.
Crushed aggregate base course with a minimum thickness of six inches, as specified in PennDOT Specifications, Form 408, and its latest revisions.
B.
The bituminous surface shall consist of a minimum of 1 1/2 inches of ID-2 binder course and one-inch ID-2 wearing course. Material shall be equal or superior to PennDOT Specifications Publication 408/90, as amended, and shall be applied in accordance with those same specifications.
10.
All parking compounds and access drives for trucks shall be paved to meet the following minimum standards:
A.
Crushed aggregate base course with a minimum thickness of six inches, as specified in PennDOT Specifications, Form 408, and its latest revisions.
B.
The bituminous surface shall consist of a minimum of 2 1/2 inches of ID-2 binder course and 1 1/2 inches of ID-2 wearing course. Material shall be equal or superior to PennDOT Specifications Publications 408/90, as amended, and shall be applied in accordance with those same specifications.
[Ord. 2002-02, 2/7/2002]
1.
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.
2.
Lot configurations should provide for flexibility in building locations while providing safe vehicular and pedestrian circulation.
3.
Lots with areas that are two or more times the minimum requirements shall, wherever feasible, be designed with configurations that allow for additional subdivision.
4.
Block length in a residential subdivision shall not exceed 1,500 feet.
5.
Blocks in nonresidential areas may vary from the above requirement for residential blocks when required by the nature of the use. Adequate provisions shall be made for off-street parking, loading areas and traffic circulation.
[Ord. 2002-02, 2/7/2002]
1.
General Design Standards.
A.
Lot and parcel size configuration, and/or intensity shall conform to the requirements of the Township Zoning Ordinance [Chapter 27].
B.
Whenever practical, side lot lines shall be radial to street lines.
C.
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 to that portion of the lot in each municipality.
D.
All lots shall front on an approved public or private street and maintain a minimum lot width as required by the Township Zoning Ordinance [Chapter 27] at the building setback line and street right-of-way.
E.
Double-frontage lots are prohibited except where provided as reversefrontage lots.
(1)
Reverse-frontage lots are only permitted when a reduction of driveway intersections along a street with a high volume of vehicular movements is desired.
(2)
All reverse-frontage lots shall include an identification of the frontage for use as a road access.
(3)
All reverse-frontage lots shall have a rear yard in accordance with the Township Zoning Ordinance [Chapter 27], measured at the shortest distance from the proposed dwelling unit to the street right-of-way.
(4)
Reverse-frontage lots shall, within each rear yard and immediately adjacent to the street right-of-way, have a planted buffer at least 10 feet in width, across which there shall be no vehicular access.
(a)
Buffer areas shall include a suitable and uninterrupted evergreen planting of a minimum height of 36 inches designed to reach sufficient height and density to give maximum screening.
(b)
Such screening shall be permanently maintained and replaced where necessary to present an attractive appearance.
(5)
Reverse-frontage lots shall be approved at the sole discretion of the Township.
F.
All remnants of land (areas remaining after subdivision) shall conform to the lot area and configuration requirements.
G.
Metallic markers shall be set at all points where existing or proposed lot lines intersect with any street right-of-way line, curves, other property lines and any other right-of-way or easement.
(1)
Metallic markers shall consist of solid steel bars at least 30 inches long and not less than 1/2 inch in diameter. Alternative monumentation methods will be at the discretion of the Township Engineer.
(2)
All existing and proposed markers shall be delineated on the final plan.
(3)
All markers shall be placed by a registered engineer or surveyor so that the scored or marked point shall coincide exactly with the point of intersection of the lines being marked.
2.
Flag Lots. Within the Agricultural Zone, flag lots may be used in an effort to locate development in an area that does not contain a prime agricultural soil as identified in the Manheim Township Comprehensive Plan or the Soil Survey of York County, Pennsylvania.
B.
Flag lots shall not be created when lots can be designed that directly access a public or private street. The Board at its sole discretion may approve the plotting of a limited number of flag lots when:
(1)
The "flagpole" or access portion of the flag lot shall maintain a minimum width of 25 feet and not exceed 35 in width; it may change direction more than once.
(2)
A maximum of two adjacent flag lots may be permitted by the Board of Supervisors and only when the flag lots utilize a shared driveway.
(3)
The Board may attach any reasonable conditions to the creation of flag lots as it finds necessary or desirable to provide for the orderly development of land and street systems.
3.
Specific Building Setback Requirements.
[Ord. 2002-02, 2/7/2002]
1.
General Standards — Sewer, Water, Electric, Cable, Telephone, Gas and Others.
A.
Easements for sanitary sewer facilities, stormwater drainage facilities, public utilities, or pedestrian access shall meet the following standards:
(1)
To the fullest extent possible, easements shall be adjacent to property lines.
(2)
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.
(3)
Pedestrian easements shall have a minimum width of six feet.
(4)
Utility easements shall have a minimum width of 20 feet, and all utility companies are encouraged to use common easements.
2.
Stormwater Easements.
A.
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.
B.
Easements shall have a minimum width of 30 feet.
C.
D.
Where a subdivision or land development is adjacent to or traversed by a water course, drainageway, channel or stream, there shall be provided a drainage easement conforming substantially with the line of such water course, drainageway, channel or stream of such width as will be adequate to preserve the unimpeded flow from a one-hundred-year design rainfall.
3.
Petroleum, Electrical and Communication Transmission Lines.
A.
Where any petroleum product, electrical or communication 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, electrical or communication transmission line.
B.
The Township will require, with the final plan application, a letter from the owner of the transmission line stating any conditions on the use of the tract which shall contain the above.
[Ord. 2002-02, 2/7/2002]
1.
Commercial and Industrial Landscaping.
A.
A completely planted visual barrier or vegetative screen, designed to reach a density acceptable to the Board of Supervisors within five years, shall be provided between any commercial or industrial use and any contiguous properties which are residentially zoned or which are used for residential purposes.
(1)
The width of the area containing the vegetative screen shall be a minimum of 20 feet.
(2)
This vegetative screen shall be comprised of plants and trees arranged to form both a low level and a high level screen in accordance with the landscaping requirements of the Township Zoning Ordinance [Chapter 27].
(3)
The Board may waive the screening requirements where, in the sole opinion of the Township, the applicant has demonstrated that an adequate natural or man-made physical barrier exists that would provide similar or better results.
B.
Any portion of the commercial or industrial tract which is not used for buildings, structures, parking, etc. shall be planted or landscaped in accordance with an overall plan to be approved by the Board and the Township Engineer.
C.
The perimeter of all commercial and industrial parking areas and all mechanical equipment that is not enclosed shall be screened.
D.
All required landscaping shall be permanently maintained to provide an attractive appearance. All nonsurviving plants shall be replaced promptly.
2.
Residential Landscaping.
A.
A landscape barrier designed in accordance with the requirements of § 509, Subsection 1A, shall be provided between residential projects that propose a density that is different from existing adjoining residential uses.
B.
Any portion of any residential tract which is not used for buildings, structures, parking, etc., shall be planted or landscaped in accordance with an overall plan to be approved by the Board and the Township Engineer.
3.
Fencing.
A.
The Township may permit the use of fencing, in lieu of screen plantings under the following conditions:
(1)
The fencing material shall be approved by the Township.
(2)
The fencing shall be installed along the tract boundary within a ten-foot easement located on the developed property and shall be permanently maintained by the property owner.
(3)
Notation indicating maintenance responsibilities shall be placed on the final plan and included in all deeds for lots that contain the easement.
4.
Existing Wooded Areas.
A.
Existing wooded areas shall be protected to prevent unnecessary destruction.
B.
At least 50% of the number of trees within any wooded area that exist at the time of plan submission shall be maintained or replaced immediately following construction.
C.
Replacement trees shall be a minimum trunk caliper of two inches at a height of six inches above finished grade and located within unbuildable sections of the site (i.e., steeper-sloped and setback areas).
5.
Street Trees.
A.
Within Village Zone, all new streets, or in conjunction with multifamily and duplex dwelling units street trees shall be required by the Township with the following standards:
(1)
The trees shall be nursery grown in a climate similar to that of the locality of the project. Varieties of trees shall be subject to the approval of the Township.
(2)
All trees shall have a normal habit of growth and shall be sound, healthy and vigorous; they shall be free from disease, insects, insect eggs and larvae.
(3)
The caliper of the trunk, measured at a height of six inches above finished grade, shall be a minimum of two inches.
(4)
Trees shall be planted between the street right-of-way line and the building setback line except where the Township has authorized placement of trees within the street right-of-way. The tree growth shall not interfere with the street cartway, sidewalk or utility line.
(5)
All planting shall be performed in conformance with good nursery and landscape practice including proper guying and staking.
(6)
Requirements for the measurements, branching, grading, quality, balling and burlapping of trees shall follow the code of standards recommended by the American Association of Nurserymen, Inc., in the American Standard for Nursery Stock, ANSIZ60, 1-1973, as amended.
(7)
One street tree shall be provided for each building containing two or less dwelling units and two trees for buildings containing three of more dwelling units.
(8)
A minimum of one street tree shall be provided for each residential lot, and spaced not less than 40 feet nor more than 60 feet apart along the entire length of each existing or proposed street. In the General Commerce Zone, street trees shall be provided with each land development plan and spaced not less than 40 feet nor more than 60 feet apart along each street frontage.
(9)
Street trees shall be selected from the following species:
Scientific Name | Common Name | |
|---|---|---|
Acer rubrum cultivars | Red Maple | |
Aesculus x cornea | Red Horsechestnut | |
Cladrastus lutea | American Yellowwood | |
Fraximus Pennsylvania cultivars | Green Ash | |
Ginkgo biloba (males only) | Ginkgo | |
Gleditsia triacanthos inermis Cultivars | Thornless Honey Locust | |
Liquidambar styraciflua | Sweet gum | |
Nyssa sylvatica | Black Tupelo | |
Quercus acutissima | Sawtooth Oak | |
Quercus phellos | Willow Oak | |
Quercus rubra | Red Oak | |
Sophora japonica | Japanese Pagoda Tree | |
Tilia cordata | Littleleaf Linden | |
Tilia x euchlora | Crimean Linden | |
Tilia tomentosa | Silver Linden | |
Zelkova serrata cultivar | Japanese Zelkova | |
Pyrus calleryana Redspire | Redspire Pear |
6.
Refuse Collection Stations.
A.
Refuse collection stations shall be located and screened in accordance with the requirements of the Township Zoning Ordinance [Chapter 27].
B.
Outdoor refuse collection stations shall be provided for garbage and trash removal when individual collection is not made and indoor storage is not provided.
C.
Refuse collection stations shall be located so as to be separated adequately from habitable buildings to avoid being offensive, but at the same time be convenient for both collectors and residents and shall be screened and landscaped to shield same from view of neighboring properties.
D.
Refuse collection stations shall be so constructed as to prevent the escape of refuse by wind, water or other natural elements and prevent animals; rodents, etc., from entering.
E.
No refuse collection station or facilities or portions thereof shall be stored or located within any public right-of-way.
[Ord. 2002-02, 2/7/2002]
All stormwater management, collection, conveyance, erosion control, and floodplain considerations shall be accomplished in accordance with the following provisions:
A.
General Requirements. Prior to the final approval of any subdivision or land development plan, the commencement of any development within the jurisdiction of this chapter or any regulated activity, the developer shall submit a stormwater management plan to the Township for approval.
(1)
When plan applications, whether preliminary or final, are submitted in sections, a generalized stormwater management plan for the entire project site shall be submitted in addition to the detailed stormwater management plan for the proposed section. This generalized plan shall demonstrate how the stormwater of the proposed section will relate to the entire development. The amount and velocity at the discharge point of the section shall be included in the data submitted. If temporary facilities are required for construction of a section, such facilities shall be included in the submitted plans.
(2)
The type, location and extent of all erosion and sedimentation control measures shall be shown on an erosion and sedimentation control plan that conforms to the requirements of the Soil Erosion and Sedimentation Control Manual of the Pennsylvania Department of Environmental Protection and the Design Standards of § 510F of this chapter.
(3)
A written report shall be submitted that includes the following information:
(a)
Stormwater runoff calculations for both predevelopment and postdevelopment conditions.
(b)
An erosion and sedimentation control plan narrative that conforms to the requirements of the Soil Erosion and Sedimentation Control Manual of the Pennsylvania Department of Environmental Protection and provides a description of all erosion and sedimentation control measures, temporary as well as permanent, including the staging of earth moving activities, sufficient in detail to clearly indicate their function.
(c)
An ownership and maintenance program, in recordable form, that clearly sets forth the ownership and maintenance responsibility of all temporary and permanent stormwater management facilities and erosion and sedimentation control facilities, including:
1)
Description of temporary and permanent maintenance requirements.
2)
Identification of a responsible individual, corporation, association or other entity for ownership and maintenance of both temporary and permanent stormwater management and erosion and sedimentation control facilities.
3)
Establishment of suitable easements for access to all facilities.
4)
The intent of these regulations is to provide private ownership and maintenance of stormwater management and erosion and sedimentation control facilities. Where the Board of Supervisors accepts dedication of stormwater management facilities, the Board of Supervisors may require the developer to establish, at the time of dedication, a maintenance fund, in an amount determined by the Township, adequate for the perpetual care of such facilities, including detention basins.
5)
For all proposed detention basins and retention basins, except temporary sedimentation basins, the documentation shall include a plotting or tabulations of storage volumes with corresponding water surface elevations and the outflow rates for those water surfaces.
6)
For all proposed detention basins and retention basins, except temporary sediment basins, documentation shall set forth the design hydrograph, the shortcut routing method or a method of equal caliber acceptable to the Township Engineer, utilized to determine the function of the basin.
(4)
SWM plans approved by the Township, in accordance with § 309, shall be on site throughout the duration of the regulated activity.
[Added by Ord. 2012-1, 10/15/2012]
(5)
Prohibitions.
[Added by Ord. 2012-1, 10/15/2012]
(a)
Any drain or conveyance, whether on the surface or subsurface, that allows any nonstormwater discharge, including sewage, process wastewater, and wash water, to enter the waters of this Commonwealth is prohibited.
(b)
No person shall allow, or cause to allow, discharges into surface waters of this Commonwealth which are not composed entirely of stormwater, except 1) as provided in Subsection A(5)(c) below and 2) discharges allowed under a State or Federal permit.
(c)
The following discharges are authorized unless they are determined to be significant contributors to pollution to the waters of this Commonwealth:
1)
Discharges from firefighting activities.
2)
Potable water sources, including waterline flushing.
3)
Irrigation drainage.
4)
Air conditioning condensate.
5)
Springs.
6)
Water from crawl space pumps.
7)
Pavement wash waters where spills or leaks of toxic or hazardous materials have not occurred (unless all spill material has been removed) and where detergents are not used.
8)
Diverted stream flows.
9)
Flows from riparian habitats and wetlands.
10)
Uncontaminated water from foundations or from footing drains.
11)
Lawn watering.
12)
Dechlorinated swimming pool discharges.
13)
Uncontaminated groundwater.
14)
Water from individual residential car washing.
15)
Routine external building wash down (which does not use detergents or other compounds).
16)
Water discharged in well testing for potable water supplies.
B.
Design Standards.
(1)
Where applicable, stormwater management facilities shall comply with the requirements of Chapter 105 (Water Obstructions and Encroachments) of Title 25, Rules and Regulations, as amended, of the Pennsylvania Department of Environmental Protection.
(2)
Stormwater management facilities that involve a state highway shall also be subject to the approval of the Pennsylvania Department of Transportation.
(3)
Stormwater management facilities located within or affecting the floodplain of any watercourse shall comply with the requirements of the flood plain regulations provided in the Zoning Ordinance [Chapter 27] or any future ordinances regulating construction or development within areas of the Township subject to flooding.
(4)
Stormwater discharge points onto an adjacent property shall comply with the following:
(a)
Stormwater runoff from a project site shall flow directly into a natural watercourse or into an existing storm sewer system. If neither of these is available, the applicant shall obtain an easement from the downstream landowner(s) to allow the site's runoff discharge to reach a natural watercourse or an existing storm sewer system through the easement. If an easement is obtained, postdeveloped flow characteristics must be similar to or better than the runoff characteristics (volume spread, velocity and peak rate) of the predeveloped flows. The easement from the downstream property owner(s) shall be to allow for a piped storm sewer system, an overland flow system, or a combination of the two. The downstream system design shall conform to the design requirements of this chapter.
[Amended by Ord. 2012-1, 10/15/2012]
(b)
When the applicant provides verification that the downstream landowner(s) refuses to grant an easement, the site shall be designed such that the discharge from the applicant's site shall be in a nonerosive, sheet flow condition. For all design year storms, up to and including the one-hundred-year storm, runoff from the applicant's site shall flow onto the adjacent property in a manner similar to the runoff characteristics (volume spread, velocity and peak rate) of the predeveloped flow. The use of level spreaders is prohibited.
[Amended by Ord. 2012-1, 10/15/2012]
(c)
Stormwater runoff shall not be transferred from one watershed to another unless the watersheds are subwatersheds of a common watershed which join together within the perimeter of the property, or both of the following apply: i) the effect of the transfer does not alter the peak discharge onto adjacent lands, and, (ii) drainage easements from the affected landowners are provided.
(5)
Unless an alternate design is submitted to the Township for review, and said design is prepared by a licensed (in the Commonwealth of Pennsylvania) geologist or geotechnical engineer:
(6)
All stormwater runoff flowing over the project site shall be considered in the design of the stormwater management facilities.
(7)
The calculated peak rates of runoff for stormwater originating on the project site must meet the following conditions, for all watersheds flowing from the project site:
(a)
The two-year postdevelopment rate of runoff (peak flow) from any regulated activity shall be less than or equal to 50% of the calculated two-year predeveloped rate (peak flow) except where:
1)
The regulated activity is filed as a minor land disturbance activity.
2)
The proposed activity involves the subdivision of five or fewer single-family residential lots, providing no new streets are proposed. A note shall be provided on the plan stating this subdivision represents the number of the five single-family residential lots exempted from the requirement that the two-year postdeveloped rate of runoff (peak flow) be less than or equal to 50% of the calculated two-year predeveloped rate. For all lots created after February 7, 2002, any future subdivision of any of the lots that results in the creation of more than the remaining allowable additional single-family residential lots or creates a street will require a revised stormwater management plan that provides for the required 50% reduction of the two-year postdevelopment storm event.
[Amended by Ord. 2012-1, 10/15/2012]
(b)
Where an application meets one of the above exceptions, the two-year postdeveloped rate of runoff (peak flow) shall be less than or equal to the calculated two-year predeveloped rate of runoff (peak flow).
(c)
Postdevelopment runoff from any regulated activity shall not exceed the peak rates of runoff prior to development for all other design storms (five-, ten-, twenty-five-, fifty-, and one-hundred-year storm events).
(d)
Twenty percent of the existing impervious area of a project site, when present, shall be considered meadow for computation of predevelopment peak discharge rates.
[Added by Ord. 2012-1, 10/15/2012]
(8)
Innovative methods for the detention and control of stormwater runoff may be used when approved by the Township. Various combinations of methods should be tailored to suit the particular requirements of the type of development and the topographic features of the project site. The following is a partial listing of detention and control methods which can be utilized in stormwater management systems where appropriate:
(a)
Detention basins and retention basins.
(b)
Roof-top storage.
(c)
Parking lot ponding.
(d)
Seepage pits, seepage trenches or other infiltration structures.
(e)
Concrete lattice block surfaces.
(f)
Grassed channels and vegetated strips.
(g)
Cisterns and underground reservoirs.
(h)
Routed flow over grass.
(i)
Decreased impervious surface coverage.
(9)
For all regulated activities, implementation of the volume controls in § 510G is required, unless specifically exempted under § 309.3, or exempted by an approved modification request as specified in § 310 of this Chapter.
[Added by Ord. 2012-1, 10/15/2012]
(10)
Impervious areas:
[Added by Ord. 2012-1, 10/15/2012]
(a)
The measurement of impervious areas shall include all of the impervious areas in the total proposed development, even if development is to take place in phases.
(b)
For development taking place in phases, the entire development plan must be used in determining conformance with this Chapter.
(c)
For projects that add impervious area to a parcel, the total impervious area on the parcel is subject to the requirements of this Chapter, except that the volume controls in § 510G and the peak rate controls of § 510B(7) do not need to be retrofitted to existing impervious areas that are not being altered by the proposed regulated activity.
(11)
All regulated activities shall include such measures as necessary to:
[Added by Ord. 2012-1, 10/15/2012]
(a)
Protect health, safety, and property;
(b)
Meet the water quality goals of this Chapter, as stated in § 102, Purpose, by implementing measures to:
1)
Minimize disturbance to floodplains, wetlands, wooded areas, and existing vegetation.
2)
Maintain or extend riparian buffers.
3)
Avoid erosive flow conditions in natural flow pathways.
4)
Minimize thermal impacts to waters of this Commonwealth.
5)
Disconnect impervious surfaces by directing runoff to pervious areas, wherever possible.
6)
Minimize soil disturbance and compaction.
(c)
To the maximum extent practicable, incorporate the techniques for low-impact development practices described in the Pennsylvania Stormwater Best Management Practices Manual (BMP Manual).
(12)
Infiltration BMPs shall be spread out, made as shallow as practicable, and located to maximize use of natural on-site infiltration features while still meeting the other requirements of this Chapter. In addition, infiltration BMPs shall include pretreatment BMPs where appropriate. See § 510G for additional details.
[Added by Ord. 2012-1, 10/15/2012]
C.
Methods of Stormwater Calculation.
[Amended by Ord. 2010-2, 7/19/2010]
(1)
The methods of computation used to determine peak discharge and volume of stormwater runoff shall be:
(a)
NRCS Soil-Cover-Complex Method. Rainfall distributions shall be either the standard Soil Conservation Service (SCS) Type II distribution or a synthetic storm utilizing rainfall values from the NOAA National Weather Service Hydrometeorological Design Studies Center (HDSC) precipitation frequency database for the project drainage area. A twenty-four-hour storm shall be utilized for the determination of both peak discharge and volume. If the standard Soil Conservation Service Type II distribution is utilized, it shall be based on the twenty-four-hour rainfall totals in accordance with the table in § 510C(1)(d) of this chapter. If a synthetic rainfall event is utilized, the distribution over the twenty-four-hour storm duration shall be consistent with an SCS Type II distribution, i.e., with half of the total maximum rainfall of any duration located before and half located after the midpoint of the twenty-four-hour storm. Table 1 herein summarizes the computational methods available with the use of the NRCS Soil-Cover-Complex Method.
(b)
The Rational Method may be used for the design of facilities which have a total contributing drainage area smaller than 60 acres. Peak discharges are determined by the traditional rational method equation, Q=CiA. Where the volume of runoff is required for analysis or the design of facilities, the hydrograph which is utilized for the volume analysis must be based on a sufficient storm duration as required to maximize the design volume for the facility, up to a maximum storm length of twenty-four-hours. Average rainfall intensities for any storm duration shall be based upon rainfall values from the NOAA National Weather Service Hydrometeorological Design Studies Center (HDSC) precipitation frequency database for the project drainage area. Artificial hydrographs which utilize the Rational Method for determining discharges shall be consistent with the HDSC intensities or shall mimic the shape of a hydrograph based on the NRCS Soil-Cover-Complex Method.
(c)
Any other method approved by the Township Engineer.
(d)
For the Soil-Cover-Complex (SCS) Method, the stormwater runoff shall be based on the following twenty-four-hour storm events:
Storm Event (years) | Inches of Rainfall | |
|---|---|---|
2 | 3.2 | |
5 | 3.9 | |
10 | 4.6 | |
25 | 5.6 | |
50 | 6.5 | |
100 | 7.6 |
(e)
If the Rational Method is used, the Rainfall Intensity-Duration-Frequency Charts provided in Chapter 7, Appendix A, of the PennDOT Drainage Manual (Publication 584), latest edition, may be used to compute the rainfall intensity in inches per hour.
(f)
Runoff Coefficients "C" and Curve Numbers "CN" shall be based on the charts contained in the Appendix.
(g)
For the purpose of calculating peak discharges, all agricultural lands that contribute storm drainage to or from the project site shall be considered cultivated lands with conservation measures in good hydrologic condition.
(h)
Runoff calculations shall include a hydrologic and hydraulic analysis indicating volume and velocities of flow and the grades, sizes, and capacities of water-carrying structures, sediment basins, retention and detention structures and sufficient design information to construct such facilities. Runoff calculations shall also indicate both predevelopment and post-development rates for peak discharge of stormwater runoff from the project site.
(i)
Flow calculations for water-carrying structures shall be presented in tabular form using the flow tabulation form provided in the Appendix (or equal).
(j)
Runoff calculations will also be made to ensure that the runoff from the upstream watershed area can be accommodated by the pipes, drainage easements, watercourses, etc., on the site.
[Amended by Ord. 2012-1, 10/15/2012]
Method | Source | Applicability | |
|---|---|---|---|
TR-20 or commercial package based on TR-20 | USDA – NRCS | When use of full model is desirable or necessary | |
TR-55 or commercial package based on TR-55 | USDA – NRCS | Applicable for plans within the model's limitations | |
HEC – HMS | U.S. Army Corps of Engineers | When full model is desirable or necessary | |
VT/PSUHM | Virginia Polytechnic Institute and Penn State University | When full model is desirable or necessary | |
Modified Rational Method or commercial package based on this method | Emil Kuiching (1889) | For sites less than 60 acres | |
SWMM or commercial package based on SWMM | U.S. EPA | Most applicable in urban areas | |
Small storm hydrology method (as included in SLAMM) | PV & Associates or the web site www.winslamm.com | Calculation of runoff volume from urban and suburban areas |
D.
Design Standards — Water-Carrying Facilities.
(1)
All storm sewer pipes, grass waterways, open channels, swales and other water carrying facilities that service drainage areas within the site shall be designed to convey the twenty-five-year storm event unless in the opinion of the Township or Township Engineer the character of development and potential for damage warrant design for the fifty- or one-hundred-year storm.
(2)
Stormwater management facilities that convey off-site water through the site shall be designed to convey the fifty-year storm event.
(3)
All developments shall include provisions that allow for the overland conveyance and flow of the postdeveloped one-hundred-year storm event without damage to public or private property.
(4)
All storm sewer pipes, culverts, manholes, inlets, endwalls and endsections shall be constructed in accordance with Pennsylvania Department of Transportation, Form 408, as amended.
(5)
Storm sewer pipes, culverts, manholes, inlets, endwalls, and end sections shall conform to the requirements of the Pennsylvania Department of Transportation, Bureau of Design, Standards for Roadway Construction, Publication No. 72, in effect at the time the design is submitted, as modified by the Township. Storm sewer inlet boxes and grates proposed for dedication or located along streets shall conform to PennDOT Roadway Construction Drawing RC-45M and RC-46M of August 29, 2009, as amended and in effect at the time the design is submitted.
[Amended by Ord. 2010-2, 7/19/2010]
(6)
Storm sewer pipes and culverts shall be reinforced concrete pipe (RCP) or smooth lined corrugate polyethylene (SLCPP), shall have a minimum diameter of 18 inches and shall be installed on a sufficient slope to provide a minimum velocity of three feet per second when flowing full.
(7)
All storm sewer pipe shall be laid to a minimum depth of one foot from subgrade to the crown of pipe.
(8)
Endwalls and endsections shall be used where stormwater runoff enters or leaves the storm sewer horizontally from a natural or manmade channel.
(9)
Inlets shall be placed on both sides of the street at low spots, at a maximum of 600 feet apart along a storm sewer pipe, at points of abrupt changes in the horizontal or vertical directions of storm sewers and at points where the flow in gutters exceeds three inches. Inlets shall normally be along the curb line at or beyond the curb radius points. For the purpose of inlet location at corners, the depth of flow shall be considered for each gutter. At intersections, the depth of flow across the through streets shall not exceed one inch. Inlets shall be depressed two inches below the grade of the roadside swale, curb line or ground surface. Manholes may be substituted for inlets at locations where inlets are not required to collect surface runoff.
(10)
Stormwater roof drains and pipes, wherever possible shall discharge water into a stormwater runoff dispersion or infiltration control device and not into storm sewers or street gutters.
(11)
All existing and natural watercourses, channels, drainage systems and areas of surface water concentration shall be maintained in their existing condition unless an alteration is approved by the Township.
(12)
Flow velocities from any storm sewer shall not result in a degradation of the receiving channel.
(13)
Energy dissipaters shall be placed at the outlets of all storm sewer pipes where flow velocities exceed maximum permitted channel velocities.
(14)
The capacities of grassed waterways shall be computed from the Manning Equation. Permissible open channel velocities and design standards shall be in accordance with good engineering practice as documented in the Engineering Field Manual for Conservation Practices, U.S.D.A., S.C.S. or in Design Charts for Open-Channel Flow, Hydraulic Design Series No. 3, U.S. Department of Transportation.
(15)
Grassed waterways may be utilized in place of conduit piping in those areas where soil conditions allow recharge of groundwater. All newly installed grassed waterways must be well-established sod of good quality or matted with an approved stabilizing material. The usage of grassed waterways is not recommended in areas of year round or seasonally high ground water table unless provisions are made to handle long duration flows, for example by means of subsurface drainage of stone centered waterways.
(a)
The shape of the waterway shall permit hydraulic efficiency and ease of maintenance. Allowable velocities within the waterway shall be limited to those values that would not cause erosion of the soil or cover material. Vegetation or durable materials shall be established on all channels where design velocities exceed the maximum values for base earth channels. Permanent channels should be designed using grass or other suitable material.
(b)
The following information should be utilized in selecting adequately sized channels that do not exceed maximum velocities. The maximum permissible velocity shall be selected as the lowest value from Subsection D(15)(b)1) and 2) which follow:
1)
Guidelines for maximum permissible velocities relevant to individual site conditions:
a)
Three feet per second where only sparse vegetation can be established and maintained because of shade or soil conditions.
b)
Three feet to four feet per second should be used under normal conditions where the vegetation is to be established by seeding.
c)
Four feet to five feet per second should be used only in areas where a dense vigorous sod is obtained quickly or where water can be diverted out of the waterway during establishment of vegetation. (Use where netting and mulch or other special methods of establishing vegetation are used.)
d)
Five feet to six feet per second may be used on wellestablished sod of good quality (use where establishment of vegetation is by sodding or water is introduced to a previously sodded channel).
2)
Soil characteristics, design velocities and the level of desired maintenance should be considered in determining seed mixtures and methods of establishment of vegetation. Soils information for various soil types is contained in the "York County Soil Survey." Maximum permissible velocities in feet per second based on vegetation, slope of waterway and soil erodibility are as follows:
Channel Grade (percent) | 0-5% | 5-10% | Greater than 10% | |
|---|---|---|---|---|
*Seeding with Kentucky Blue Grass, Tall Fescue, Smooth Brome Grass or a mixture of Tall Fescue and Birdsfoot Trefoil (mow occasionally) | ||||
"k" less than 0.37 | 5 fps | 4 fps | **3 fps | |
"k" = 0.70 or greater | 6 fps | 6 fps | 5 fps | |
*Seeding with Red Fescue or similar lawn mixtures (mow frequently) | ||||
"k" less than 0.37 | 2.5 fps | Not recommended on slopes over 5% | ||
"k" = 0.70 or greater | 3.5 fps | Not recommended on slopes over 5% | ||
* | Redtop is recommended for use as a companion seeding | |
** | Recommended only with special engineering consideration | |
"k" is the erosion factor found in Table 16 of the May 1985 "Soil Survey of York County, PA" | ||
Refer to the Penn State Agronomy Guide, Erosion Control and Conservation Plantings for additional seed mixtures and rates of applications. | ||
3)
Velocities for other channels are as follows:
Channel Lining | Maximum Permissible Velocity (feet/second) | |
|---|---|---|
6" rip-rap | 4 | |
9" rip-rap | 8 | |
Durable bedrock | 8 | |
Asphalt | 7 | |
12" rip-rap | 9 | |
Concrete or steel | 12 |
E.
Design Standards — Detention and Retention Basins.
(1)
All basins shall be structurally sound and shall be constructed of sound and durable materials. The completed structure and the foundation of all basins shall be stable under all probable conditions of operation and shall be capable of discharging the peak discharge of a post development one-hundred-year storm event through the emergency spillway facilities, in a condition that assumes the primary outlet(s) are blocked, which will not damage the integrity of the facility or the downstream drainage areas.
(2)
The effect on downstream areas if the basin embankment fails shall be considered in the design of all basins. Where possible, the basin shall be designed to minimize the potential damage caused by such failure of the embankment.
(3)
Normally dry, open-top storage facilities, designed as such, shall completely drain both the volume control and rate control capacities over a period of time not less than 24 hours and not more than 72 hours from the end of the design storm. However, any designed infiltration at such facilities is exempt from the minimum twenty-four-hour standard, i.e., it may infiltrate in a shorter period of time, so long as none of the stormwater flowing into the infiltration facility is discharged directly into the surface waters of the Commonwealth. (Inordinately rapid infiltration rates may indicate other conditions for which an additional soil buffer may be required.)
[Amended by Ord. 2012-1, 10/15/2012]
(4)
All outlet structures and emergency spillways shall include a satisfactory means of dissipating the energy of flow at its outlet to assure conveyance of flow without endangering the safety and integrity of the basin and the downstream drainage area.
(5)
A cutoff trench of relatively impervious clay material shall be provided within all basin embankments, except for those embankments with side slope ratios of three horizontal to one vertical or flatter. Embankments with flatter side slopes shall have a key trench.
(6)
All culverts through basin embankments shall have properly spaced concrete cutoff collars or welded anti-seep collars.
(7)
A minimum one-foot freeboard above the design elevation of the water surface at the emergency spillway shall be provided.
(8)
No outlet structure from a detention basin or swale shall discharge directly onto any publicly used Township, state or private road but shall discharge into a culvert under or along the road.
(9)
The minimum top width of dams up to 10 feet in height shall be equal to 2/3 of the dam height, but in no case shall the top width be less than five feet.
F.
Design Standards — Erosion and Sediment Control.
(1)
All earthmoving activities shall be conducted in such a way as to minimize accelerated erosion and resulting sedimentation. Measures to control erosion and sedimentation shall, at a minimum, meet the standards of the York County Conservation District and Chapter 102 (Erosion Control) of Title 25, Rules and Regulations of the Pennsylvania Department of Environmental Protection.
(2)
The erosion and sedimentation control plan shall be submitted to the York County Conservation District for its review and approval.
(3)
Approval of an erosion and sedimentation control plan by the Township shall not be construed as an indication that the plan complies with the standards of any agency of the commonwealth.
(4)
Erosion and sedimentation control plans shall include a construction sequence as follows:
(a)
The construction sequence shall specify the schedule for the implementation and maintenance of all erosion and sedimentation control facilities during the construction and stabilization of the site.
(b)
An individual on-lot construction sequence shall be provided for each lot proposed as part of any subdivision or land development plan. The individual construction sequence shall provide a detailed schedule for the implementation and maintenance of all erosion and sedimentation control facilitates, including their removal after stabilization of the project.
(c)
A detailed construction sequence shall be provided for any regulated activity, as defined herein, that includes a detailed schedule for the implementation and maintenance of all erosion and sedimentation control facilitates, including their removal after stabilization of the project.
(5)
The following principles shall be applied to the design plan and construction schedule to minimize soil erosion and sedimentation.
(a)
Stripping of vegetation, grading or other soil disturbance shall be done in a manner that will minimize soil erosion.
(b)
Whenever feasible, natural vegetation shall be retained and protected.
(c)
The extent of the disturbed area and the duration of its exposure shall be kept to a minimum, within practical limits.
(d)
Either temporary seeding, mulching or other suitable stabilization measures shall be used to protect exposed critical areas during construction.
(e)
Drainage provisions shall accommodate the stormwater runoff both during and after construction.
(f)
Soil erosion and sedimentation facilities shall be installed prior to any on-site grading.
G.
Design Standards — Best Management Practices.
(1)
Best Management Practices (BMPs) shall be implemented in Manheim Township in order to protect the Township's water quality. BMPs shall be applied to all subdivisions, land developments and regulated activities.
(2)
BMPs shall be designed in accordance with the following standards, or in accordance with the BMP Manual. The purpose of the design standards is to provide designers with guidance to meet BMP requirements. Designers are encouraged to evaluate new innovations as this field is in its infancy. Manheim Township recognizes that modifications may be necessary as new methods become available. Innovations are strongly encouraged in order to meet the objectives at a reasonable cost.
[Amended by Ord. 2012-1, 10/15/2012]
(3)
The strategy employed avoids the use of performance standards related to effluent standards. Instead, it establishes a suggested longterm storage volume to be provided with any proposed land use. Other design methods are available and may be utilized provided documentation is furnished and the Township Supervisors approve the design. Other measures of control, including the use of natural open space, may be substituted for structural measures. The use of non-storage related measures must be carefully evaluated to ensure the water quality goals are being met.
(4)
General Conditions.
(b)
Maximize the amount of on-site drainage areas that are directed to BMPs. Minimum accepted area is 70% of the site. Impervious areas shall be directed to BMPs.
(c)
Minimize Directly Connected Impervious Area. Utilize disconnected impervious areas (DIA). (See Appendix.[1]) Promote natural removal of pollutants using vegetation and soil. Direct impervious area runoff to pervious area.
[Amended by Ord. 2012-1, 10/15/2012]
For example: | ||
Roof downspouts to lawns. | ||
Driveways to lawns. | ||
Parking areas to lawns or grassed swales. | ||
[1]
Editor’s Note: Said Appendix is on file in the Township offices.
(d)
Minimize mixing of off-site and on-site runoff, unless the upstream drainage area is insignificant in size.
(e)
Delay construction of BMPs until all other land disturbing activities are complete to minimize the potential for clogging and maintenance or remedial action.
(f)
Incorporate the site's soil conditions to ensure the maximum life of facility.
(g)
Use water tolerant vegetation (orchard and Bermuda grass, perennial rye, Fescue and Reed Canary grass, in swales with slopes of 2% or less and where swale dikes are utilized).
[Amended by Ord. 2012-1, 10/15/2012]
(h)
Provide a length to width ratio in basins/pond of at least 2:1 and avoid short-circuiting. Maximize the distance between inflow and outflow.
[Amended by Ord. 2012-1, 10/15/2012]
(i)
Provide proper erosion protection at all pipe outlets.
(5)
System of Controls.
(a)
The Manheim Township approach to protect water quality is to minimize the impact of pollutants in stormwater runoff through a system of controls. These controls can be at the source, in the lot, at the site, or at some regional facility, Examples are listed below:
(c)
Lot Controls — minimize the potential for concentrating pollutants and concentrating stormwater runoff.
(6)
Volume Controls Design Procedure. The low-impact development practices provided in the BMP Manual shall be utilized for all regulated activities to the maximum extent practicable. Water volume controls shall be implemented using the design storm method in Subsection G(6)(a) or the simplified method in Subsection G(6)(b) below. For regulated activity areas equal to or less than one acre that do not require hydrologic routing to design the stormwater facilities, this Chapter establishes no preference for either methodology; therefore, the applicant may select either methodology on the basis of economic considerations, the intrinsic limitations on applicability of the analytical procedures associated with each methodology, and other factors.
[Amended by Ord. 2012-1, 10/15/2012]
(a)
The design storm method (CG-1 in the BMP Manual) is applicable to any size of regulated activity. This method requires detailed modeling based on site conditions.
1)
Do not increase the postdevelopment total runoff volume for all storms equal to or less than the two-year, twenty-four-hour duration precipitation.
(b)
The simplified method (CG-2 in the BMP Manual) provided below is independent of site conditions and should be used if the design storm method is not followed. This method is not applicable to regulated activities greater than one acre or for projects that require design of stormwater storage facilities. For new impervious surfaces:
1)
Stormwater facilities shall capture at least the first two inches of runoff from all new impervious surfaces.
2)
At least the first one inch of runoff from new impervious surfaces shall be permanently removed from the runoff flow, i.e., it shall not be released into the surface waters of this Commonwealth. Removal options for the first one inch of runoff include reuse, evaporation, transpiration, and infiltration.
3)
Wherever possible, infiltration facilities should be designed to accommodate infiltration of the entire permanently removed runoff; however, in all cases, at least the first 0.5 inch of the permanently removed stormwater runoff shall be infiltrated.
4)
This method is exempt from the requirements of the § 510B(7) rate controls.
(c)
Design Standards.
1)
Filter strip: vegetative strip across which stormwater sheet flows before entering the stormwater collection systems. For filter strips to be effective in pollutant removal, the runoff from the impervious area must also be in sheet flow.
2)
Vegetative swale: vegetated stormwater conveying channel with relatively flat side slopes and longitudinal slope to promote pollutant removal.
a)
Side slopes: 3:1 or flatter.
b)
Longitudinal slopes: 1% to 5%.
c)
Provide velocity checks at one-hundred-foot intervals. Longer spacing is permitted, provided documentation shows flow velocities do not exceed two feet per second (fps) using two-year storm intensity.
d)
Refer to the BMP Manual for additional details.
3)
Infiltration trench: long, narrow excavation backfilled with crushed aggregate which provides storage in the voids and allows for infiltration into the surrounding soil; includes drywells.
a)
Maximum impervious loading ratio of 5:1 relating impervious drainage area to infiltration. Maximum total loading ratio of 8:1 relating total drainage area to infiltration area.
b)
High seasonal water table or bedrock at a minimum of two feet below the bottom of the trench. Soil sampling or augering required.
c)
Permeability: Infiltrate storage volume within 72 hours.
d)
Storage volume: The design procedure shall follow this § 510G(6).
e)
Refer to the BMP Manual for additional details.
4)
Infiltration basin: shallow excavation or depression for the storage of stormwater for infiltration.
a)
Maximum drainage area: impervious loading ratio of 5:1 relating impervious drainage area to infiltration. Maximum total loading ratio of 8:1 relating total drainage area to infiltration area.
b)
Storage volume: See design procedure.
c)
High seasonal water table or bedrock at a minimum of two feet below bottom elevation. Soil sampling or augering required.
d)
Permeability: See § 510G(6)(c)3)c).
e)
Maximum side slopes: 3:1.
f)
Refer to the BMP Manual for additional details.
5)
Extended dry detention pond: modified stormwater detention basin. BMP storage volume is provided below the stormwater management outlet elevation.
a)
Storage volume: See § 510G(6)(a).
b)
Side slopes: 3:1 or flatter.
c)
Drawdown time: See § 510E(3).
d)
High seasonal water table bedrock: minimum of two feet below bottom of pond. Soil sampling or augering required.
e)
Vegetation: Provide water-tolerant species in BMP storage area.
f)
Length-to-width ratio: 2:1.
g)
Access: Provide a clear access of 20 feet in width at an operable slope. Situate pond in close proximity to public rights-of-way to minimize length of accessways.
h)
Refer to the BMP Manual for additional details.
6)
Wet (retention) Basin: basin with permanent pool of water. BMP storage volume is provided above the permanent pool elevation and released gradually.
a)
Storage volume: See § 510G(6)(a).
b)
Length to width ratio: 2:1.
c)
Permeability: Documentation should be provided to show that the basin will retain a permanent pool of water.
d)
Retention: 36 hours.
e)
Drawdown: See § 510E(3).
f)
Access: Provide a clear access of 20 feet in width at an operable slope. Situate ponds in close proximity to public rights-of-way to minimize length of accessways.
g)
Refer to the BMP Manual for additional details.
7)
Wetlands: area inundated or saturated by surface water or groundwater at a frequency and duration sufficient to support a prevalence of vegetation adapted for life in saturated soil conditions. Includes swamps, marshes and bogs. Wetlands can be very effective in the removal of pollutants from stormwater runoff.
H.
Maintenance of Stormwater Management Facilities.
(1)
Maintenance is an essential part of the successful functioning of a stormwater management system.
(2)
Maintenance during development of a project shall be the responsibility of the developer and/or landowner and shall usually include, but not be limited to:
(a)
Removal of silt from all debris basins, traps or other structures or measures when 60% of capacity is filled with silt.
(b)
Periodic maintenance of temporary control facilities such as replacement of straw bale dikes, straw filters or similar measures.
(c)
Establishment or reestablishment of vegetation by seeding and mulching or sodding of scoured areas or areas where vegetation has not successfully been established.
(d)
Installation of necessary controls to correct unforeseen problems caused by storm events within design frequencies.
(e)
The contractor or developer shall be responsible for removal of all temporary measures and installation of permanent measures upon completion of the project.
(3)
Maintenance of the Project After Physical Completion.
(a)
The applicant or his agent shall demonstrate that any facilities intended to be installed and located on an individual or group of individual lots can be adequately maintained by the homeowner(s) and/or lot owner(s).
(b)
It is the purpose of this chapter that Manheim Township shall not become responsible for maintenance and supervision of developed areas. Such responsibility falls upon the party responsible for land development who shall remain personally responsible for those areas of the development which are subject to the requirements of this chapter. This responsibility may be retained or assigned to third persons as is deemed most acceptable to the party responsible for land development. In the event that any portion of land development would, but for the existence of areas requiring maintenance subject to this chapter, be dedicated to the municipality, the contractor or developer may make application to the municipality for acceptance by the municipality of such portions of the land development. In the event that the municipality, by formal action, accepts such portions of land development, maintenance and responsibility for such portions shall fall upon the municipality.
(c)
It is the intent of this chapter that the purposes of the chapter shall be carried out through the exercise of responsibility by private parties, and, therefore, it is anticipated that control plans shall be developed with the view towards projects which can effectively be contained within the tracts to be owned and maintained by private parties. To foster this purpose, with respect to portions or parts of a project as shown on a plan of a developer or contractor, which portions will not otherwise become part of municipal property, such portions shall become the responsibility of the individual property owners on whose property such portions of a project lie including but not limited to retention ponds, detention ponds, sediment basins, energy dissipaters or grassed waterways. Persons including contractors and developers conveying property of a development to another party, which property contains any portions of a stormwater management plan, after that plan has been established, shall include a specific deed reference to such grantee's responsibility for the maintenance and care of the portions of such project as are included within said grantee's conveyed property. The deed reference to such portions shall be in the form of a deed restriction imposing responsibilities upon said property owner for the maintenance of the portions of the project within the boundary lines of said property as may be necessary for proper maintenance of the project in accordance with the terms of this chapter. Such maintenance shall include the following:
1)
Liming and fertilizing vegetated channels and other areas according to specifications in the DEP "Erosion and Sediment Pollution Control Program Manual."
2)
Reestablishment of vegetation by seeding and mulching or sodding of scoured areas or areas where vegetation has not been successfully established.
3)
Mowing as necessary to maintain adequate strands of grass and to control weeds. Chemical weed control may be used if State and local regulations are met. Selection of seed mixtures shall be acceptable to the Township.
4)
Removal of silt from all permanent structures which trap silt or sediment in order to keep the material from building up in grass waterways and thus reducing their capacity.
5)
Repair of structural damage or deterioration of any kind, including the repair and maintenance of sinkholes and/or similar failures whether naturally occurring or created by human action.
6)
Regular inspection of the areas in questions to assure proper maintenance and care.
(d)
The deed restrictions hereinabove mentioned shall also include notice that in the event the individual property owners should fail to comply with the terms of this chapter for the maintenance and care of the land in question, the Township of Manheim shall have the authority to carry out those duties hereby imposed upon individual property owners. The municipality may, after giving notice to an individual property owner that he is not properly maintaining the areas subject to this chapter, and by making demand that such compliance shall be made within 30 days, enter upon said private property and take such actions as may be required to bring the area into compliance with this chapter. The property owner shall be responsible for reimbursing the Township for any and all costs incurred by the Township in its actions required to bring the area into compliance with this chapter. Should the property owner fail to reimburse the Township, the Township shall further have the right to file a municipal lien against such property for the cost of maintenance work carried out under this section. The municipality shall in addition to the filing of a municipal lien have any other remedies provided by law against any property owner who should fail to comply with the terms of this chapter.
(e)
Where the Township accepts dedication of all or some of the required stormwater management facilities following completion, the Township may require the posting of financial security to secure structural integrity of said facilities as well as the functioning of said facilities in accordance with the design and specifications as depicted on the approved stormwater management plan for a term not to exceed 18 months from the date of acceptance of dedication. Said financial security shall be the same type as required with regard to installation of such facilities, and the amount of the financial security shall not exceed 15% of the actual cost of installation of said facilities.
I.
Ownership and Maintenance.
(1)
Prior to granting of final approval by the municipality of a plan the applicant shall either (i) satisfactorily establish that the permanent facilities are part of a portion of ground to be dedicated to the municipality for reasons other than the maintenance of land subject to this chapter, or (ii) present to the municipality a copy of deed restrictions which have been or shall be recorded. The Township shall be provided proof of recording the aforesaid restrictions.
(2)
When permanent stormwater management facilities and ownership to these facilities are dedicated to and accepted by the municipality, it shall be the municipality's responsibility to maintain these facilities.
(3)
The municipality shall have the right in addition to those provisions above set forth, to require the applicant, owner or developer to post a bond with the municipality prior to the time of approval of the plan in order to assure the faithful performance of the requirements of this chapter in the course of completing the land development.
(4)
Prior to final approval of the SWM plan, the property owner shall sign and record a stormwater management agreement and declaration of easement (See Appendix.[3]) covering all stormwater control facilities which are to be privately owned.
[Added by Ord. 2012-1, 10/15/2012]
(a)
The owner, successor and assigns shall maintain all facilities in accordance with the approved maintenance schedule in the O & M plan.
(b)
The owner shall convey to the Township easements to assure access for periodic inspections by the Township and maintenance, as necessary.
[3]
Editor’s Note: Said Appendix is on file in the Township offices.
(5)
The owner is responsible for operation and maintenance (O & M) of the SWM BMPs. If the owner fails to adhere to the stormwater management agreement, the Township may perform the services required and charge the owner appropriate fees. Nonpayment of fees may result in a lien against the property. A note outlining these responsibilities shall be provided on the SWM plan.
J.
Modification of Facilities. A modification which involves a change in stormwater management control methods or techniques, or which involves the relocation or redesign of control measures, or which is necessary because soil or other conditions are not as stated on the approved plan, shall require the submission of a revised plan by the developer in accordance with the plan requirements as set forth in Part 3 of this chapter.
K.
Floodplains.
(2)
Whenever a floodplain is located within or along a lot, the plan shall include the following:
[Ord. 2002-02, 2/7/2002]
1.
On-Lot Water Supply.
A.
Where there is no existing water supply and the feasibility report indicates that connection to a public water supply system is not feasible, each lot in the development must be provided with an individual water supply in accordance with minimum standards approved by the Pennsylvania Department of Environmental Protection, before a building permit is issued.
B.
All standards and details must comply with water study requirements set forth in this chapter.
2.
Public Water Supply.
A.
Where determined as feasible and necessary by the Board, the applicant shall connect to the existing public water system. Feasibility will be determined by the Board, and be based upon the Township or Water Authority's water connection ordinance and/or the Township or Water Authority standards requiring connection and analysis of the sewer and water feasibility study required by § 408 of this chapter.
B.
If the applicant proposes connection to the public water system, the final plan application shall include a statement from the Township or Water Authority or the public utility indicating the approval of the plans for design, installation and possible financial guarantees.
C.
If the applicant proposes connection to the public water system, the installation and construction shall be in accordance with the specifications of the Township or Water Authority or the public utility. The Township or Water Authority or the public utility shall establish requirements for the ownership and maintenance of such system.
D.
If water is to be provided by means other than private wells owned and maintained by the individual owners of lots within the subdivision or land development, the applicant shall present evidence that the subdivision or land development is to be supplied by a certified public utility, a bona fide cooperative association of lot owners or by the Township or Water Authority. A copy of a certificate of public convenience or an application for such certificate, a cooperative agreement or a commitment to serve the area in question, whichever is appropriate, shall be acceptable evidence.
E.
If the applicant proposes to provide a community water supply system, it's installation shall be in accordance with the Township or Water Authority specifications and all regulations of DEP. The applicant shall obtain all permits and approvals required by the Township or Water Authority, the public utility or DEP prior to final plan approval.
3.
On-Lot Sewage Disposal.
A.
When the Township, in accordance with the Pennsylvania Sewage Facilities Act, Act 537 of 1966, as amended, determines the necessity for a sewer facilities plan revision (plan revision module for land development), or supplement, the Board shall require that notice of approval from DEP be submitted as a condition of final plan approval.
B.
If the applicant proposes installation of on-lot sewage disposal and has presented documentation satisfactory to the applicable Sewer Authority and the Board proving the unfeasibility of connection to public or community sewer systems, the following documentation shall be provided:
C.
Sewage Testing Required for All Proposed Lots. Each lot or lots to be created shall contain a suitable location for the installation of an initial individual on-lot sewage system except when such lot or lots to be created are to be served by a community sewage system. The Sewage Enforcement Officer shall perform or observe all tests required by DEP and this chapter for the location of an individual on-lot sewage system to confirm the suitability of the location.
D.
Replacement Location for On-Lot Sewage Systems Required. Each lot or lots to be created shall contain a suitable location for the installation of a replacement individual on-lot sewage system. The Sewage Enforcement Officer shall perform or observe all tests required by DEP and this chapter for the location of an individual on-lot sewage system to confirm the suitability of the replacement location. The replacement location shall comply with all regulations issued by DEP concerning individual on-lot sewage systems, including isolation distances, and with the terms of this chapter and any other applicable Township ordinances.
E.
Identification of Replacement Location.
(1)
Each applicant shall demonstrate to the satisfaction of the Sewage Enforcement Officer and/or a sanitarian certified by DEP that an area exists on the lot or on each lot to be created for an initial individual on-lot sewage system and for the replacement location. The Sewage Enforcement Officer or sanitarian shall perform all tests required by DEP regulations for the location of an individual on-lot sewage system to confirm the suitability of the replacement location. Allowance of open land for the replacement location without such testing shall not constitute compliance with the requirements of this section.
(2)
The location of each initial individual on-lot sewage system and each replacement location shall be noted on the plans. An appropriate restriction preventing disturbance or building shall be provided around the replacement location and shown on the final plan and the purchaser of each lot shall be provided with a copy of the plans. A note shall be added to the plans stating that no improvements shall be constructed upon the replacement location easement. The deed to each lot created as a part of the subdivision or land development shall contain language reflecting this limitation.
(3)
Any revisions to a permit or plan affecting a replacement location that previously has been approved pursuant to the provisions of this chapter shall be approved by the Township or its authorized representative.
F.
Construction of Improvements Upon or Disturbance of Replacement Location Prohibited. The replacement location shall not be excavated, graded, filled or otherwise disturbed in any manner that would prevent its use as a future location for an on-lot sewage disposal system during development of the lot. No permanent or temporary improvements of any character other than the planting of trees, shrubs or other plant matter shall be constructed upon the replacement location unless the person who desires to construct such improvements shall demonstrate to the satisfaction of the Sewage Enforcement Officer that an alternate replacement location which complies with all applicable Township ordinances exists upon the lot. If such an alternate replacement location shall be identified, the alternate replacement location may be considered to be the replacement location required by this chapter, shall be designated as the replacement location, and the plans shall be accordingly revised and submitted to the Planning Commission. The newly designated replacement location shall thereafter be considered the replacement location for the purposes of this chapter.
(1)
The limits of both the initial individual on-lot sewage system and the replacement system location easement for each lot must be staked and roped off, or protected by other measures acceptable to the Township, prior to issuance of building permits for each lot and properly maintained during construction until the issuance of an occupancy permit.
4.
Sanitary Sewage Disposal.
A.
Where required by this chapter, the applicant shall connect to the public sewer system. Feasibility will be determined by the Board, and be based upon applicable authority standards requiring connection and/or analysis of the sewer and water feasibility study required by § 408 of this chapter.
B.
When the Township, in accordance with the Pennsylvania Sewage Facilities Act, Act 537 of 1966, as amended, determines the necessity for a sewer facilities plan revision (plan revision module for land development), or supplement, the Board shall require that notice of approval from DEP be submitted as a condition of final plan approval.
C.
If the applicant proposes connection to the public sewer system, the final plan application shall include a statement from the Township or Sewer Authority indicating the approval of the plans for design, installation and possible financial guarantees.
D.
If the applicant proposes connection to the public sewer system, the sewerage installation shall be in accordance with the specifications of the Township or Sewer Authority. The Township or Sewer Authority shall establish requirements for the ownership and maintenance of such system.
E.
If the applicant proposes to provide a community sewer system, its construction and installation shall be in accordance with applicable Township or Sewer Authority specifications and all regulations of DEP. The applicant shall obtain all permits and approvals required by the Township or Sewer Authority or DEP prior to final plan approval.
[Ord. 2002-02, 2/7/2002]
In accordance with the recommendations of the Parks and Recreation provisions of the Manheim Township Comprehensive Plan, all residential subdivisions and land developments shall be provided with park and recreation land that shall be dedicated to the Township. The developer may request that the Township not require the dedication of land, and any such request shall be accompanied by an offer to pay a fee in lieu of dedication of the land, computed in accordance with the regulations provided herein, an offer to construct recreational facilities and/or an offer to privately reserve land for park or recreation purposes.
A.
The land reserved for park, recreation and open space usage shall be a single lot which shall comply with the requirements of this chapter relating to length to depth ratios and which shall be accessible to the public. No more than 15% of the lot shall consist of floodplain, wetlands or other features that shall render the lot undevelopable. No stormwater management facilities designed to retain or detain water from other portions of the development shall be permitted on such land reserved for park, recreation and open space usage.
(1)
In the event that the tract contains natural features which are worthy of preservation, the developer may request that the Board permit the provision of recreational land configured in such a manner as to best preserve natural features.
(2)
The park, recreation and open space land shall be accessible to utilities such as sewer, water and power that are provided with the subdivision, and if so requested by the municipality that will accept dedication of the land, the developer shall extend such utilities to the park, recreation and open space land.
(3)
If the adjoining property has previously been developed and recreational land has been provided at the boundary of that previously developed property, the Board shall require that the recreational land required of the development shall be located adjoining the previously provided recreational land.
B.
A minimum of 0.02 acre of land shall be reserved as park or recreational land for each residential lot created in a subdivision or each dwelling unit created in a land development. Notwithstanding the foregoing, in all cases the minimum area of land reserved as park and recreation land shall be equal to the minimum lot size in the district in which the subdivision or land development is located.
C.
The developer may request that the Board permit the provision of park and recreation land other than through public dedication of land as set forth above. The developer shall set forth, in writing, the means by which he will fulfill this requirement which may include the payment of a fee in lieu of dedication of all or a portion of the amount of land required to be dedicated, construction of recreational facilities, the private reservation of land or any combination of dedication, fees, construction of recreational facilities or private reservation.
(1)
If a fee in lieu of dedication is proposed by the developer, said fee shall be the fair market value of the land required to be dedicated under Subsection B above.
(2)
This fee shall be as established by resolution by the Board of Supervisors, unless an appraisal prepared by the developer, and determined to be acceptable at the sole discretion of the Township, indicates that a different fee is more appropriate.
(a)
The developer shall provide the Board with all information necessary to determine that fair market value of the land, including but not limited to:
(b)
Fair market value shall be computed by dividing the total price for the tract by the number of acres within the tract and then multiplying that number by the amount of land required to be dedicated.
(3)
Payment of all such fees shall be a condition of final plan approval, and no plans shall be signed by the Board until such fees are paid.
(4)
All fees shall be held and used by the Township in accordance with the requirements of Article V of the Municipalities Planning Code.
(5)
If the developer proposes to construct recreational facilities, the developer shall present a sketch plan of such facilities and an estimate of the cost of construction.
(6)
If the developer proposes the private reservation of land, the developer shall provide for the maintenance of such land through either the inclusion of such land as common elements of a condominium or the creation of a home owners' association which shall meet the requirements for a unit owners' association contained in the Pennsylvania Uniform Condominium Act, 68 Pa.C.S.A. § 3101 et seq.
(a)
Such documentation shall be recorded, shall provide that the land cannot be further developed and shall give the Township the rights to maintain the land as set forth in Article VII of the Municipalities Planning Code dealing with the maintenance of common open space in planned residential developments.
(b)
Notwithstanding the foregoing, the developer may request that the Board approve transfer of the land to an organization dedicated to the conservation of natural resources with deed restrictions preventing further development acceptable to the Township Solicitor.
D.
The developer shall enter into an agreement with the Township setting the fees to be paid, the facilities to be constructed or the land to be privately reserved and the method of its maintenance. All such agreements shall be in a form satisfactory to the Township Solicitor.