The standards and requirements contained in this article shall
apply as minimum design standards for subdivisions and/or land developments.
Whenever other Township ordinances or regulations impose more restrictive
standards and requirements than those contained herein, the more restrictive
shall apply.
A.
Site analysis. An analysis shall be made of the site characteristics,
such as site configuration, geology, soil, topography, water bodies,
ecology, vegetation, structures, road network, visual features and
past/present use of the site. Development of the site shall be designed
to:
B.
Preservation of natural and cultural features. The following specific
areas shall be preserved and incorporated into the overall design:
(1)
Wetlands, as defined by this chapter, except in those situations where permits or approvals from applicable state and federal agencies have been obtained (see § 360-33);
(4)
Habitats of endangered wildlife, as identified on federal or state lists [see § 360-14E(10)]; and
(5)
Natural features.
C.
General design goals. The development shall be laid out to avoid
unnecessary impervious cover and to mitigate adverse effects of shadow,
noise, glare, odor, traffic, drainage and utilities on neighboring
properties.
D.
Conformance with adopted plans. Design of the development shall take
into consideration all adopted Township, county, and state plans for
the Township and surrounding community.
A.
General arrangements. Streets, alleys, driveways, and access drives
form the circulation system. The circulation system shall be designed
to:
(1)
Permit the safe, efficient and orderly movement of vehicles;
(2)
Provide, when possible, two directions of vehicular access by means
of a street or access drive to and within a development;
(3)
Meet the needs of the present and future population;
(4)
Provide a simple and logical pattern;
(5)
Function under a hierarchy system where the intensity of intersections
decrease as traffic volumes and speed increase;
(6)
Respect the natural features and topography; and
(7)
Present an attractive streetscape.
B.
Private streets. A private street shall only be allowed if: a) it is constructed to all of the same requirements that would apply to a public street, including being inspected by Township officials during construction; and b) the applicant provides a legally binding mechanism to ensure the perpetual maintenance of the street without cost to the Township. See also Subsection P of this section, which addresses privately owned alleys.
C.
Improvements of existing streets. Where a subdivision and/or land
development abuts an existing Township street and/or state route,
the application shall conform to the following:
(1)
Ultimate right-of-way. The ultimate right-of-way width shall be provided
on Township-owned streets in accordance with the following categories
of roadways:
(a)
Arterials: owned by the state with additional right-of-way requirements
to be established by PennDOT.
(b)
Collector. A sixty-foot right-of-way, measured 30 feet from
the existing street center line, shall be provided for:
|
Conodoguinet Parkway — SR 0114 (I-81 to Wertzville Road)
|
|
North Locust Point Road — SR 1007
|
|
Rich Valley Road — SR 1009
|
|
Sample Bridge Road — T-596
|
|
Texaco Road — SR 2012 and T-583
|
|
Bernheisel Bridge Road — T-574
|
|
State Road — SR 2012
|
|
Hempt Road — T-551
|
|
Woods Drive — east of Route 114 to T-585
|
|
Mulberry Drive — T-586
|
(c)
Local. A fifty-foot right-of-way, measured 25 feet from the
existing street center line, shall be provided for all other Township
streets.
(d)
Abutting a state road, the applicant is required to offer the
additional right-of-way to PennDOT. If PennDOT does not accept it,
then the applicant is required to offer the additional right-of-way
to the Township. Abutting a Township road, the applicant is required
to offer the ultimate right-of-way to the Township. If the Township
does not accept the additional right-of-way, then the Township may
require that the record plan show that the ultimate right-of-way is
reserved for future dedication at such time in the future as PennDOT
or the Board of Supervisors would determine it is needed.
[1]
An applicant shall have the option under the waiver requirements
of this chapter to seek a determination by the Board of Supervisors
that there is no reasonable relationship between the proposed development
and the need for the additional right-of-way, and that, therefore,
the additional right-of-way shall not be required.
(e)
Whenever an ultimate or future right-of-way line is established under this chapter, then all setbacks under Chapter 415, Zoning, shall be measured from such line, regardless of whether the ultimate right-of-way is dedicated or not.
(f)
The Board of Supervisors may also require the dedication of
additional right-of-way by an applicant if such right-of-way is needed
to address a public safety hazard or to provide a needed turn lane.
(2)
Installation of improvements. Where the traffic impact report indicates
that improvements are required on abutting or nearby streets, the
application shall include the installation of the improvements.
(3)
Guarantee of improvements. Improvement guarantees in the form permitted
by this chapter shall assure that such improvements will be made within
such period of time as the Township shall determine, such determination
to be based on the likely timing of the project and the improvements
of the other portion of said street.
D.
Arterial street.
(1)
The arterial street provides for traffic flow between municipalities.
Direct access to adjoining properties is a minor and secondary responsibility
of an arterial street.
(2)
Silver Spring Township has designated the following as arterial streets:
|
American Legion Memorial Highway — I-81 (limited access)
|
|
Pennsylvania Turnpike — I-76 (limited access)
|
|
Carlisle Pike — SR 0011
|
|
Hogestown Road — SR 0114
|
|
Trindle Road — SR 0641 (Mechanicsburg Borough to Churchtown
Road)
|
|
Trindle Road — SR 0641 (Churchtown Road to Middlesex Township)
|
|
Silver Spring Road — SR 1011
|
|
Conodoguinet Parkway — SR 0114 (Carlisle Pike to I-81)
|
(3)
Development which adjoins arterial streets is required to conform
with the following:
(a)
No vehicular access is permitted along an arterial street when
alternative access is possible from a street of less classification.
(b)
Access to arterial streets must be designed for use by adjoining
properties to coordinate and reduce the number of access points. Shared
access drives, feeder roads, marginal access streets, reverse frontage
lots, or other such treatment shall be utilized to reduce the number
of intersections along arterial streets.
(c)
Intersections of streets, access drives or alleys with arterial
streets shall not be located closer than 500 feet, measured along
the center line of the arterial street.
(d)
Intersections of driveway with arterial streets shall be limited
to one per lot. Driveway shall be provided with adequate turnaround
within the lot so egress to the street is in a forward direction.
Shared driveway entrance points are encouraged.
(e)
The arrangement of alternative access roads and feeder roads,
as shown on the officials maps of the Township, shall be coordinated
with the development plan.
E.
Street function. Streets shall be designed to form continuations
of streets with similar function and access streets of a greater function.
Local streets shall be laid out to discourage use by through traffic
and excessive speeds. Streets shall conform with the circulation routes
of the Township, adjoining development patterns, topography and natural
features.
F.
Street provisions for future development.
(1)
Where appropriate, areas shall be reserved for future street usage
in conjunction with the development of adjacent tracts. Areas reserved
solely for future street usage will not be required to be improved;
however, the right-of-way for these areas shall be reserved for street
improvements to be provided by the developer of the adjacent tract.
(2)
Wherever there exists a dedicated or platted area reserved for future
street usage along the boundary of a tract being developed, the adjacent
street shall be extended into the proposed project, provided this
use is not adverse to significant man-made or natural features of
the site.
(3)
When connecting a proposed street to an existing temporary cul-de-sac,
such connection and all restoration work required to restore the adjacent
lots in the area of the existing turnaround shall be the responsibility
of the developer proposing the connection.
G.
Street signs. Street signs, including name and traffic controls,
shall be furnished and installed by the developer upon approval from
the Township. Streets which are continuations of existing streets
shall be known by the same name. Names for new streets shall not duplicate
or closely resemble names of existing streets within the same postal
area. All new street names are subject to approval by the Township
and the United States Postal Service.
[Amended 2-26-2014 by Ord. No. 12-2013]
H.
Vertical alignments. Vertical street alignments shall be measured
along the center line. The minimum grade of all streets shall be 1%.
The maximum grade for streets with a projected average daily traffic
count over 1,000 vehicles and/or a speed limit over 25 miles per hour
shall not exceed 10%. All other streets shall not exceed 12%.
(1)
Vertical curves shall be used in changes of grade exceeding 1%. The
minimum lengths (in feet) of vertical curves shall be 30 times the
algebraic difference in grade. For example, if a 3% upgrade is followed
by a 4% downgrade, the algebraic difference in grade is 7; the minimum
length of the vertical curve would then be 210 (30 x 7 = 210).
(2)
Where the approaching grade, within 100 feet of the center-line intersection,
exceeds 7% on streets at a four-way street intersection, or the terminating
street at a three-way intersection, a leveling area shall be provided.
Such leveling area shall have a maximum grade of 4% for a minimum
length of 100 feet, measured from the intersection of the center lines.
(3)
The grade within the diameter of a turnaround at the terminus of
a permanent cul-de-sac shall be at least 1% and not exceed 5% in any
directions.
(4)
All areas within the street right-of-way shall be graded substantially
consistent with the street center line. The maximum slopes of banks
located outside of the street right-of-way, measured perpendicular
to the right-of-way of the street, shall not exceed 3:1 for fills
and 2:1 for cuts.
I.
Horizontal alignments. Horizontal street alignments shall be measured
along the center line. Horizontal curves shall be used at all angle
changes. Single, long radius curves shall be used rather than a series
of curves with varying radii and/or a series of short curves separated
by short, straight segments. The minimum horizontal curve radius shall
be 150 feet; except that, for a local street with a design speed of
25 miles per hour or less, this radius may be reduced to 100 feet.
All curves shall be tangential arcs. The following minimum tangent
shall be provided between reverse curves: collector street: 100 feet;
local street: 50 feet.
[Amended 9-24-2014 by Ord. No. 7-2014]
(1)
Perimeter streets. Street locations along the perimeter of a property
shall be required to provide building setback lines and clear-sight
triangles within the adjacent properties; permission for these encroachments
shall be obtained in the form of a right-of-way from the adjacent
landowner.
(2)
Cartway alignment. The center line of the street cartway shall correspond
with the center line of the street right-of-way.
J.
Street right-of-way and cartway widths.
(1)
The minimum street rights-of-way and cartway widths are based upon
the following street functions:
[Amended 9-24-2014 by Ord. No. 7-2014; 1-23-2019 by Ord. No. 14-2018]
|
Function
|
Minimum Right-of-Way Width
(feet)
|
Minimum Cartway Width
(feet)
|
|---|---|---|
|
Type I. A street which:
(a) provides access to a residential land use with a density
in excess of three dwelling units per acre; or
(b) provides access to an industrial use or a commercial land
use; or
(c) serves an average daily traffic count over 1,000 vehicles;
or
(d) has a speed limit over 25 miles per hour.
|
60
|
36
|
|
Type II. A street which provides access to a residential land
use with a density of three or less dwelling units per acre or an
institutional land use.
|
50
|
28
|
|
Type III. A street which provides access to single-family lots
which are in excess of one acre each.
|
50
|
22
|
|
Turnaround1
|
10 wider than pavement width2
|
60, with no center island
20 cartway, with 45 radius, for center island design2
|
|
NOTES:
| |
|---|---|
|
1
|
The Board of Supervisors, upon the recommendation of the Planning
Commission, may permit an alternative turnaround design, including
a turnaround incorporated into a parking court or a landscaped island,
provided safe movement of traffic is assured, adequate radii are used
and guaranteed long-term maintenance is provided.
|
|
2
|
Width/diameter.
|
(2)
The extension of existing streets which are presently constructed
with a cartway different from the standards of this chapter shall
be provided with a transition area, the design of which is subject
to Township approval.
(3)
Within the bulb of a cul-de-sac turnaround, a landscaped central
island shall be allowed, provided the following requirements are met:
(a)
Any curbing shall be a mountable design that will not restrict
movement of emergency vehicles.
(b)
The landscaping shall include canopy shade trees and other types
of low-maintenance vegetation. The landscaping shall not obstruct
sight distance of vehicles at a height of three to 10 feet. The island
shall be maintained by a legally binding property owners' association
or another entity preapproved by the Township.
(c)
A minimum 24 feet wide paved cartway shall be maintained around
the center island.
(4)
At the end of a cul-de-sac street, the Township may require that
a snow storage easement be established. Such easement shall be free
of driveways, shall not allow parking during snowy conditions, and
shall be designed to allow proper drainage of melting snow.
K.
Street improvements. All streets shall be designed in accordance
with the latest edition of the Township's Improvements Specifications
Manual.
L.
Street intersections.
(1)
All intersections with a state route shall be subject to the approval
of the Pennsylvania Department of Transportation (PennDOT). Copies
of highway occupancy permits from PennDOT shall be submitted for all
proposed intersections with a state route prior to final plan approval.
(2)
Multiple intersections involving the junction of more than two streets
are prohibited. Only two- and four-way intersections are permitted.
(3)
The distance between the center-line intersections of streets shall
be measured along the center line of the street being intersected
and conform with the following:
|
Function
|
Minimum Separation
(feet)
|
|---|---|
|
Arterial
|
500
|
|
A street which serves average daily traffic count of over 1,000
vehicles per day and/or a speed limit over 25 miles per hour
|
300
|
|
All other streets
|
150
|
(4)
Right-angle intersections shall be used whenever possible. No street
shall intersect another at an angle of less than 75° or more than
105°.
(5)
The cartway edge at intersections shall be rounded by a tangential
arc with a minimum radii of 55 feet for collector and/or arterial
streets and 30 feet for minor streets. The right-of-way radii at intersections
shall be substantially concentric with the cartway edge.
(6)
There shall be provided and maintained at all existing and proposed
intersections a clear-sight triangle with a line of sight between
points which are established along the center line of the intersecting
streets.
(a)
The minimum clear-sight triangles are as follows:
|
Types of Street
|
Clear-Sight Triangle Side
(feet)
|
|---|---|
|
Arterial/collector
|
150
|
|
Other
|
100
|
(b)
Clear-sight triangles shall be indicated on all plans. No building,
structure, planting or other obstruction that would obscure the vision
of a motorist shall be permitted within these areas. No obstructions,
grading and/or plantings greater than three feet above the cartway
grade are permitted in the clear-sight triangle. A public right-of-way
shall be reserved for the purpose of removing any object, material
or other obstruction to the clear sight.
M.
Sight distance.
(1)
All intersections shall be designed to provide adequate sight distance
with regard to both horizontal and vertical alignment. The sight distance
shall be measured at the center line of the cartway to an object 1.50
feet above the pavement, from a height of 3.50 feet and 10 feet from
the edge of paving at the intersection. The following are minimum
sight distances.[1]
[1]
Editor's Note: The minimum sight distance table is included
as an attachment to this chapter.
(2)
Sight distance for roads with grades greater than 13% shall be calculated
in accordance to the following:
|
SSSD = 1.47 Vt +
|
V2
30(f±g)
|
|
Where:
| |||
|
SSSD
|
=
|
Minimum safe stopping sight distance (feet).
| |
|
V
|
=
|
Velocity of vehicle (miles per hour).
| |
|
t
|
=
|
Perception time of motorist (average = 2.5 seconds).
| |
|
f
|
=
|
Wet friction of pavement (average = 0.30).
| |
|
g
|
=
|
Percent grade of roadway divided by 100.
| |
|
Source: Pennsylvania Code, Title 67. Transportation, Chapter
441, Access to and Occupancy of Highways by Driveways and Local Roads
(January, 1982).
| |||
N.
Cul-de-sac streets. Temporary or permanent cul-de-sac streets shall not be approved wherever a through street or loop is practicable, except where the cul-de-sac is clearly the only practical design of the subdivision. Such streets shall serve fewer than 25 dwelling units and shall not exceed a center-line distance of 1,000 feet in length, measured from the center-line intersection with a street which is not a cul-de-sac to the center of the cul-de-sac turnaround. The use of such turnaround shall be guaranteed until such time as the street is extended. All cul-de-sac streets, whether permanently or temporarily designed, shall be provided at the closed end with a fully paved turnaround to the specifications stated in Subsection H of this section.
[Amended 9-24-2014 by Ord. No. 7-2014]
(1)
If a subdivision or land development will include the provision of
a paved Township-approved emergency access driveway at a suitable
location, then the Board of Supervisors may approve a longer cul-de-sac
length under the waiver provisions of this chapter.
O.
Bicycle paths.
(1)
Separate bicycle paths shall be required when such paths are specified
as part of an adopted municipal plan or recommended in the applicant's
park and recreation report.
(2)
The preferred location of bicycle paths is outside of the street
right-of-way. Bicycle paths, where located along streets, shall be
three feet wide per traffic lane and placed in the outside lane of
a roadway adjacent to the curb or shoulder. When on-street parking
is permitted, the bicycle lane shall be between the parking lane and
the outer lane of moving vehicles. The lanes shall be delineated with
markings, preferably striping, full pavement coloring, pavement markers
(dots), or recessed reflectors.
(3)
Bicycle paths which are not located along streets shall be a minimum
of six feet wide. Surface materials shall be either bituminous mixes,
concrete, limestone dust, or an equivalent stabilized material. Gradients
of bicycle paths shall not exceed 8%, except for short distances.
P.
Alleys. Alleys are prohibited unless the Township determines a need
for secondary access. Alleys shall be limited to providing a secondary
means of access to the side and/or rear of those lots with street
frontage and designed to discourage through traffic. Alleys shall
conform to the following standards:
[Amended 1-23-2019 by Ord. No. 14-2018]
(1)
Alleys may not be offered for dedication to the Township. Applications
for alleys shall be accompanied by a right-of-way agreement which
includes at least the following:
(a)
Identification of the entity with responsibility for the alley.
This entity shall be principally composed of the owners of land which
the alley serves.
(b)
Provision for enforcing the agreement upon all parties of the
agreement.
(c)
Assurance that the alley will be constructed and maintained
in conformance with this chapter.
(d)
A requirement that a future offer of dedication will not be
made until and unless the alley is restored to the prevailing standards
for a Township street.
(e)
A requirement that an offer of dedication will include a reasonable
circulation within the public street system.
(f)
A method for assessing maintenance repair cost.
(2)
A detached garage or the garage portion of a dwelling shall have
a minimum setback of 10 feet from the cartway of an alley. Any other
accessory building shall be set back a minimum of five feet from an
alley, provided it does not obstruct sight distances at corners.
(3)
An alley serving two-way traffic shall have a minimum cartway width of 16 feet. An alley serving one-way traffic shall have a minimum cartway width of 11 feet. The minimum right-of-way width shall extend at least two feet on each side of the cartway, unless a differing standard is provided in Chapter 415, Zoning, for a particular application.
(4)
An alley may not terminate as a cul-de-sac.
(5)
A minimum right-of-way width of 30 feet and a minimum cartway width
of 20 feet shall be provided for alleys.
(6)
On-street parking is prohibited along alleys, and this prohibition
must be acknowledged both on the plan and on the site.
Q.
Driveways. Driveways shall only be used to provide vehicular access
between a parking area for a single residential unit of occupancy
or agricultural use and a street, alley or access drive. Driveways
shall conform to the following:
(1)
Only one driveway connection per 100 feet of lot frontage and no
more than two driveway connections per lot is permitted. However,
driveways for townhouses, duplexes and quadruplexes may have more
than one driveway for each 100 feet of lot frontage, provided the
driveways enter onto a local street that will ultimately serve a maximum
of 50 dwelling units and which will not serve other through traffic.
(2)
Driveways shall not connect with a public street within 40 feet of
the right-of-way lines of any intersecting streets, nor within five
feet of a fire hydrant. Driveways shall be set back at least two feet
from any side lot line, unless a common or joint driveway location
is proposed.
(3)
Driveways shall be located and constructed so that a clear-sight
triangle of 75 feet, as measured in both directions from intersection
of center line of driveway along the street center line, and five
feet along the driveway center line, as measured from dedicated right-of-way
back onto site; no permanent obstructions over 30 inches above the
street grade are permitted in the clear-sight triangle.
(4)
Driveway intersections shall conform with the sight distance requirements stated in Subsection M of this section.
(5)
A driveway shall not exceed a slope of 8% within 20 feet of the street
right-of-way lines.
(6)
Driveway access shall be provided to the street of lesser classification
when there is more than one street classification involved.
(7)
No driveway width shall exceed 24 feet between the street right-of-way
and street cartway.
(8)
All intersections with a state route shall be subject to the approval
of the Pennsylvania Department of Transportation (PennDOT). Any driveway
intersecting with a state route shall obtain a highway occupancy permit
from PennDOT prior to receipt of a building permit.
(9)
Driveways shall be paved with bituminous concrete or an equivalent
stabilized material from the edge of the street cartway a minimum
distance of 15 feet toward the lot and be provided in a manner consistent
with the design, construction and stormwater drainage of the street.
(10)
Driveways which intersect, other than a minor street, shall
provide adequate turnaround within the lot so egress to the street
is in a forward direction.
R.
Access drives. Access drives are private drives which provide vehicular
movement between a street and a tract of land containing any use other
than one single-family dwelling unit or farm. Access drives shall
conform to the following:
(1)
The vertical alignments of access drives shall conform to the specifications for streets, as stated in Subsection H of this section.
(2)
The horizontal alignments of access drives shall be measured along
the center line. Horizontal curves shall be used at all angle changes
in excess of 2°. All curves shall be tangential arcs. The minimum
horizontal curve radius shall be 75 feet.
(3)
All access drive intersections shall be:
(a)
Subject to approval of the Pennsylvania Department of Transportation
(PennDOT) when intersecting a state route. Copies of highway occupancy
permits from PennDOT shall be submitted for all proposed intersections
with a state route prior to final plan approval.
(b)
Set back 100 feet from the intersection of any street right-of-way
lines.
(c)
Set back 100 feet from the intersection of any other access
drive located upon the same lot (measured from cartway edges).
(d)
Set back 15 feet from any side and/or rear property lines; however,
this setback can be waived along the property line when a joint parking
lot is shared by adjoining uses.
(e)
Located in relationship to access drive intersections on adjacent
properties to provide safe and efficient movement of vehicles.
(f)
Designed with right angle intersections whenever possible. No
access drive intersection shall utilize an angle less than 75°,
unless turning movement restrictions are imposed.
(g)
Rounded by a tangential arc with a minimum radius of 30 feet.
The Township may require fifty-five-foot radius where large vehicle
turning movements are anticipated.
(i)
The Board of Supervisors may allow an access drive to serve
two or more adjoining lands that contain any use other than one single-family
dwelling unit or farm when compliance with all other specified design
features is followed.
(4)
Access drives which form a cul-de-sac shall not exceed 800 feet in
length, measured from the center-line intersection of a street or
access drive which is not a cul-de-sac. Access drive culs-de-sac which
do not terminate in a parking compound shall be provided at the terminus
with a fully paved turnaround with a minimum diameter of 100 feet.
The Board of Supervisors, upon the recommendation of the Planning
Commission, may permit an alternative turnaround design, including
a turnaround incorporated in a parking court or a landscaped island,
provided safe movement of traffic is assured.
(5)
When vehicular parking is prohibited along access drives, the prohibition
must be acknowledged on the plan and properly signed along the cartway.
(6)
The cartway of all access drives shall be constructed with a minimum
six-inch crushed aggregate base course and a 2 1/2-inch bituminous
concrete surface course of materials specified in the latest edition
of the Pennsylvania Department of Transportation Manual 408. Additionally,
all work procedures shall conform to the latest edition of the Pennsylvania
Department of Transportation Manual 408.
(7)
The following table specifies various access drive width requirements:
|
Function
|
Required Cartway Width
(feet)
|
|---|---|
|
Two lanes of traffic with parking
|
36
|
|
Two lanes of traffic without parking
|
24
|
|
One lane of traffic with one lane of parking*
|
20
|
|
One lane of traffic without parking*
|
12
|
|
NOTES:
| |
|
*
|
The one-way direction of traffic must be identified along the
cartway.
|
(8)
The maximum slopes of banks located within 20 feet of the cartway
shall not exceed 3:1 for fills and 2:1 for cuts.
S.
Recreation or nonlicensed vehicle crossings of streets, alleys, access
drives and driveways. The following standards shall apply for all
recreation or nonlicensed vehicle trail crossings (e.g., equestrian,
golf carts, off-road vehicles, snowmobiles):
(1)
Crossings shall be provided in a manner consistent with the design,
construction and stormwater drainage of the street, alley, access
drive, or driveway.
(2)
Crossings shall be easily identifiable.
(3)
Crossings shall be perpendicular to the vehicular traffic movements.
(4)
No crossing shall be located between 15 feet and 150 feet from the
cartway edge of a street, alley, access drive, or driveway intersection.
(5)
Crossings shall be provided with a clear-sight triangle of 75 feet
measured along the center line of the street, access drive, or driveway,
and five feet from the edge of the roadway at the center line of the
recreation vehicular crossing. No obstructions, grading and/or planting
greater than three feet above the cartway grade are permitted in the
clear-sight triangle. A public right-of-way shall be reserved for
the purpose of removing any object, material or other obstruction
to the clear sight.
(6)
A clear-sight distance, in accordance with Subsection M of this section, shall be provided at all crossings.
(7)
Crossings shall not exceed a slope of 8% within 25 feet of the cartway
being crossed.
(8)
Crossings shall be signed to warn motorists and crossers of the crossing.
The surface of the crossing shall be brightly painted with angle stripes.
(9)
Crossing of collector or arterial streets shall consist of a tunnel,
bridging or other suitable measures to assure safe crossing.
T.
Access points. Each new subdivision and land development converted
into 25 lots and/or dwelling units shall have more than one access
point to a public street or streets. At least one access point shall
be an arterial or collector street at the time of filing of the preliminary/final
plan.
[Amended 1-23-2019 by Ord. No. 14-2018]
A.
Schedule of required parking spaces. The following lists required
numbers of parking spaces by use type. Any use involving a combination
of several uses shall provide the total number of spaces required
for each individual use:
|
Type of Use
|
Minimum of One Parking Space for Each
|
|---|---|
|
Commercial Uses
| |
|
Automobile repair, filling and washing facilities
|
400 square feet of gross floor and ground area devoted to repair
and service facilities in addition to areas normally devoted to automobile
storage and 1 per employee on major shift
|
|
Automobile, boat, and trailer sales
|
1,000 square feet of gross indoor and outdoor display areas
|
|
Bank
|
300 square feet of gross floor area
|
|
Carpeting, drapery, floor covering, and wall covering sales
|
500 square feet of gross floor area
|
|
Convenience stores
|
1 per each 200 square feet of gross floor area
|
|
Drive-through and/or fast-food restaurants
|
2 seats and 1 per each two employees
|
|
Food markets and grocery stores
|
150 square feet of gross floor area for public use and 1 per
each employee on two largest shifts
|
|
Funeral homes
|
100 square feet of gross floor area, 1 per each employee, and
1 per each piece of mobile equipment, such as hearses and ambulances
|
|
Furniture sales
|
500 square feet gross floor area
|
|
Hotels, motels, tourist homes
|
Guest sleeping room and 1 per each employee on two largest shifts.
(Restaurants and other accessory uses shall add to this requirement.)
|
|
Mini-warehouses
|
25 units plus 1 per 250 square feet of office space, plus 2
per any resident manager
|
|
Office buildings
|
300 square feet of gross floor area
|
|
Professional offices of veterinarians, physicians, dentists,
etc.
|
6 spaces per each physician or dentist, etc.
|
|
Retail stores or shops (except those listed above)
|
200 square feet of gross floor area of display area or sales
area and 1 per each employee on two largest shifts
|
|
Restaurants
|
Four seats plus 1 per each employee on largest shift
|
|
Shopping centers or malls
|
182 square feet of gross leasable floor area
|
|
Other commercial buildings
|
400 square feet of gross floor area
|
|
Industrial Uses
| |
|
Industrial and heavy manufacturing establishments
|
Two employees on the two largest shifts or at least one space
per each 1,000 square feet of gross floor area, whichever is the greatest
number
|
|
Warehousing
|
Employee on the two largest shifts
|
|
Recreation Uses
| |
|
Amusement arcades
|
80 square feet of gross floor area
|
|
Athletic fields
|
Four seats of spectator seating; however, if no spectator seating
is provided, a temporary parking area shall be provided on the site.
Such area must provide sufficient numbers of spaces to serve all users
of the site and include a fence delineating such parking area
|
|
Bowling alleys, billiards rooms
|
1/4 lane/table and 1 per each 2 employees
|
|
Campgrounds
|
Per campsite, plus 1 per employee, plus 50% of the spaces normally
required for accessory uses
|
|
Golf courses
|
1/8 hole, plus 1 per employee, plus 50% of the spaces normally
required for accessory uses
|
|
Golf driving ranges
|
One per tee and 1 per employee
|
|
Miniature golf courses
|
1/2 hole and 1 per employee
|
|
Riding schools or horse stables
|
Two stalls plus 1 per every four seats of spectator seating
|
|
Picnic areas
|
Per table
|
|
Skating rinks
|
Four persons of legal occupancy
|
|
Swimming pools (other than one accessory to a residential development)
|
Four persons of legal occupancy
|
|
Tennis or racquetball clubs
|
1/4 court plus 1 per employee plus 50% of the spaces normally
required for accessory uses
|
|
Residential Uses
| |
|
Single-family detached residential dwellings
|
1/2 dwelling unit (i.e., two spaces per dwelling unit)
|
|
Duplex, townhouse or multifamily dwellings
|
1/3 dwelling unit (i.e., three spaces per dwelling). Such parking
spaces can take the form of private driveways or garages and/or common
parking lots, both of which must be within 150 feet of the unit served.
|
|
Boardinghouses, group homes, and bed-and-breakfasts
|
Bedroom
|
|
Social and Institutional Uses
| |
|
Auditorium, banquet, conference and/or meeting facilities; church,
theater and other such places of public assembly
|
200 square feet of gross floor area for public use, but not
less than 1 space per each three seats
|
|
Clubs, lodges and other similar places
|
200 square feet of gross floor area and 1 per each employee
on two largest shifts
|
|
Nursing, rest or retirement homes
|
Three accommodations (beds) in addition to those needed for
doctors and support staff
|
|
Hospitals, sanitariums
|
Spaces shall be provided for visitors at the rate of at least
one space per each 1.5 accommodations (beds). Such spaces shall be
in addition to those necessary for doctors and other personnel.
|
|
Museums, art galleries, cultural centers, libraries
|
400 square feet of gross floor area
|
|
Rehabilitation centers and clinics (without overnight accommodations)
|
Per each 1/6 physician, dentist and/or therapist (i.e., six
spaces per physician, dentist and/or therapist)
|
|
Schools below grade 10, including commercial day-care and kindergarten
|
Six students enrolled
|
|
Schools, 10th grade and above, including colleges
|
Three students enrolled
|
|
Vocational training and adult education facilities
|
1.5 students enrolled
|
B.
Parking for single-family dwellings. Every single-family dwelling
parking spaces must be provided behind the street right-of-way line
and may take the form of garages, carports or driveways. The remaining
regulations contained in this section do not apply to off-street parking
facilities serving one single-family dwelling.
C.
Surfacing. All parking lots and loading areas shall be constructed
and maintained with a paved surface of concrete or bituminous materials,
or another dust-free surface, approved by the Township.
D.
Separation from streets and sidewalks. Parking spaces shall be guarded
by curbs or other protective devices which are arranged so that parked
vehicles cannot project into the streets, sidewalks or setback areas.
E.
Drainage. Parking lots shall be graded to a minimum slope of 0.75%
to provide for drainage.
G.
Design standards for handicapped parking spaces. Off-street parking
facilities shall conform with both the Americans with Disabilities
Act Accessibility Guidelines and the International Building Code requirements
for accessible parking and passenger loading facilities in accordance
with the Pennsylvania Uniform Construction Code, as adopted by the
Township.
H.
Aisles.
(1)
Aisles are intended principally to provide vehicular access within
a parking compound and entrance/exit area for individual parking spaces.
Aisles may not be used to intersect streets. All aisles shall have
the minimum widths indicated in the following table:
|
Width of Aisle
(feet)
| ||
|---|---|---|
|
Angle of Parking
|
One-Way Traffic
|
Two-Way Traffic
|
|
90°
|
22
|
26
|
|
60°
|
18
|
26
|
|
45°
|
13
|
26
|
|
30°
|
12
|
26
|
|
Parallel
|
12
|
26
|
(2)
All aisles in areas where there is no parking permitted shall be
13 feet wide for each lane of traffic.
I.
Marking of parking spaces and interior drives. All paved or concrete
parking lots shall be adequately marked and maintained for the purpose
of defining parking stalls and interior drives. As a minimum, the
lines of all parking stalls and interior drives (including directional
arrows, etc.) shall be solid and four inches in width. Parking lots
with greater than 30 spaces shall define parking spaces from aisles
by raised curb.
J.
Curb radii. Not less than a four-foot radius of curvature shall be
permitted for horizontal curves in parking areas.
K.
End stalls. All dead-end parking lots shall be designed to provide
sufficient backup area for all end stalls.
L.
Lighting. Adequate lighting shall be provided in parking areas that
are to be used at night. The lighting shall be arranged so as not
to reflect or glare onto adjoining lots or streets. Light intensities
shall be designed so as not to exceed levels indicated in the latest
edition of the Illuminating Engineer Society (IES) Handbook for intended
use of site. Consideration of adjacent zoning and land use must be
reflected in design. All lighting must be shielded to prevent glare
onto adjacent properties or rights-of-way.
M.
Perimeter landscaping.
(1)
When a parking lot abuts a street, a landscaped strip shall be provided
along the entire streetline. This landscaping strip may be located
within any other landscaped strip required to be located along a street.
(2)
The following lists the required width of landscape strips:
|
Landscape Strip Width
(feet)
| ||
|---|---|---|
|
Number of Spaces in Parking Lot Including Joint Facilities
|
Side and Rear Yard
|
Street Right-of-Way Line
|
|
Less than 100
|
10
|
20
|
|
100 to 250
|
10
|
25
|
|
Over 250
|
10
|
30
|
(3)
Vegetative ground cover alone is not sufficient to meet this requirement.
A mixture of deciduous and evergreen trees, shrubs or other approved
material shall be provided. At least one shade tree shall be provided
for each 75 linear feet of landscaping area. These trees shall have
a clear trunk at least five feet above finished-grade level.
N.
Interior landscaping.
(1)
In any parking lot containing 25 or more parking spaces (except a
parking garage), 5% of the total area of the lot shall be devoted
to interior landscaping. Such interior landscaping shall be used at
the end of parking space rows to break up rows of parking spaces at
least every 100 parking spaces and to help visually define travel
lanes through or next to the parking lot.
(2)
Landscaped areas situated outside of the parking lot, such as peripheral
areas and areas surrounding buildings, shall not constitute interior
landscaping.
(3)
For the purpose of computing the total area of any parking lot, all
areas within the perimeter of the parking lot shall be counted, including
all parking spaces and access drives, aisles, islands and curbed areas.
(4)
Ground cover alone is not sufficient to meet this requirement. Interior landscaping shall comply with § 360-34C.
(5)
Parked vehicles may not overhang interior landscaped areas more than
2 1/2 feet. Where necessary, curbing shall be provided to insure
no greater overhang.
(6)
If a parking lot of under 25 spaces is built without interior landscaping,
and later additional spaces are added so that the total is 25 or more,
the interior landscaping shall be provided for the entire parking
lot.
O.
Speed bumps. All speed bumps provided as part of access drives or
parking lot aisles shall be marked with permanent, yellow diagonal
stripes. In no case shall the overall height (or depth) of speed bumps
exceed two inches.
P.
Joint parking lots. In commercial shopping centers over three acres
in size, joint parking lots may be permitted. These joint facilities
can reduce the total number of parking spaces required by a maximum
of 20%. Therefore, the resulting joint parking lot will be required
to provide at least 80% of the total number of spaces required by
the sum of all of the shopping center's tenants. Such reduced
parking spaces must be appropriately distributed upon the lot to provide
convenient walking distance between every vehicle and each of the
shopping center's stores, and required parking spaces may be
provided in spaces designated to jointly serve two or more establishments
or uses, provided that the number of required spaces in such joint
facility shall be less than the total required separately for all
such establishments or uses. Where it can be conclusively demonstrated
that one or more such uses will be generating a demand for parking
spaces, primarily during periods when the other use(s) is not in operation,
the total number of required parking spaces may be reduced to:
Q.
Prohibited uses of a parking lot. Automobile parking lots are for
the sole purposes of accommodating the passenger vehicles of persons
associated with the use which requires them. Parking lots shall not
be used for the following:
R.
Schedule of off-street loading spaces required.
(1)
The following lists required numbers of loading spaces by use type.
|
Type of Use
|
Number Spaces Per
|
Gross Floor Area
|
|---|---|---|
|
Hospital or other institution
|
None
|
First 10,000 square feet
|
|
1.0
|
10,000 to 100,000 square feet
| |
|
+1.0
|
Each additional 100,000 square feet (or fraction)
| |
|
Hotel, motel and similar lodging facilities
|
None
|
First 10,000 square feet
|
|
1.0
|
10,000 to 100,000 square feet
| |
|
+1.0
|
Each additional 100,000 square feet (or fraction)
| |
|
Industry or manufacturing
|
None
|
First 2,000 square feet
|
|
1.0
|
2,000 to 25,000 square feet
| |
|
+1.0
|
Each additional 40,000 square feet (or fraction)
| |
|
Multifamily dwelling
|
None
|
Less than 100 dwelling units
|
|
1.0
|
100 to 300 dwelling units
| |
|
+1.0
|
Each additional 200 dwelling units (or fraction)
| |
|
Office building, including banks
|
None
|
First 10,000 square feet
|
|
1.0
|
10,000 to 100,000 square feet
| |
|
+1.0
|
Each additional 100,000 square feet (or fraction)
| |
|
Retail sales and services, per store
|
None
|
First 2,000 square feet
|
|
1.0
|
2,000 to 10,000 square feet
| |
|
2.0
|
10,000 to 40,000 square feet
| |
|
+1.0
|
Each additional 100,000 square feet (or fraction)
| |
|
Shopping centers (integrated shopping centers, malls and plazas)
having at least 25,000 square feet
|
1.0
|
25,000 square feet up to 100,000 square feet
|
|
+1.0
|
Each additional 100,000 square feet
| |
|
Commercial courtyards
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)] |
None
|
First 5,000 square feet
|
|
1.0
|
5,000 to 10,000 square feet
| |
|
+1.0
|
Each additional 10,000 square feet (or fraction)
| |
|
Theater, auditorium, bowling alley, or other recreational establishment
|
None
|
First 10,000 square feet
|
|
1.0
|
10,000 to 100,000 square feet
| |
|
+1.0
|
Each additional 100,000 square feet (or fraction)
| |
|
Undertaking establishment or funeral parlor
|
None
|
First 3,000 square feet
|
|
1.0
|
3,000 to 5,000 square feet
| |
|
+1.0
|
Each additional 10,000 square feet (or fraction)
| |
|
Wholesale or warehousing (except mini warehousing)
|
None
|
First 1,500 square feet
|
|
1.0
|
1,500 to 10,000 square feet
| |
|
+1.0
|
Each additional 40,000 square feet (or fraction)
|
(2)
Off-street loading spaces shall conform with the following:
(a)
No exterior portion of an off-street loading facility (including
access drives) shall be located within 50 feet of any land within
a residential zone. Where possible, off-street loading facilities
shall be located on the face of a building not facing any adjoining
land in a residential zone.
(b)
Every loading space shall be connected to a street by means of an access drive. The access drive shall be at least 24 feet wide for two-way travel or 15 feet wide for one-way travel, exclusive of any parts of the curb and gutters. Section 360-25R specifies other requirements for access drives.
(c)
Off-street loading spaces shall be designed so that there will
be no need for service vehicles to back over streets or sidewalks.
Furthermore, off-street loading spaces shall not interfere with off-street
parking lots.
(d)
Off-street loading facilities (including access drives) shall
be drained to prevent damage to other properties or public streets.
Furthermore, all off-street loading facilities shall be designed to
prevent the collection of standing water on any portion of the loading
facility surface, particularly next to access drives.
(e)
The following lists required minimum loading space sizes, in
feet (excluding access drives, entrances and exits):
|
Minimum Loading Space Size
| |||
|---|---|---|---|
|
Facility
|
Length
|
Width
|
Height
(if covered or obstructed)
|
|
Industrial, wholesale and storage uses
|
63 feet
|
12 feet
|
15 feet
|
|
All other uses
|
33 feet
|
12 feet
|
15 feet
|
(f)
Adequate lighting shall be provided if the loading facility
is to be used at night. The lighting shall be arranged so as not to
be directed, reflected or cause glare off of the site;
S.
Fire lanes. Fire lanes shall be provided where determined necessary
by the Zoning Officer, as provided for in accordance with the provisions
of the Pennsylvania Uniform Construction Code as adopted by the Township.
A.
Sidewalk.
(1)
Sidewalk
shall be provided in all residential areas where the majority of lots
have less than 100 feet of street frontage or land developments with
an average gross density of four or more dwelling units per acre.
Additionally, sidewalk shall be required in the following circumstances:
(2)
Sidewalk which is located along streets or access drives shall be
located along the side(s) of the street upon which lots front and
pedestrian traffic is anticipated.
(3)
Sidewalk which is provided off street or off access drives shall
be located along anticipated pedestrian traffic routes.
(4)
Sidewalk located adjacent to streets shall be constructed in accordance
with the latest edition of the Township's Improvements Specifications
Manual.
(5)
Sidewalk located outside of the public right-of-way (e.g., adjacent
to driveways, access drives, and parking compounds) may be constructed
of any stable and mud-free material. Sufficient protection shall be
provided to restrict parked vehicles from encroaching onto the sidewalk.
(6)
Sidewalk shall have a minimum width of four feet.
(7)
Sidewalk shall be graded so as to discharge stormwater runoff. A
minimum cross slope of 2% shall be provided.
(8)
Sidewalk along streets shall be located two feet inside the street
right-of-way and, where feasible, shall be physically divided from
the street cartway by curb and five-foot grass planting strip.
[Amended 9-24-2014 by Ord. No. 7-2014]
(9)
Maintenance and repair cost for sidewalk is the sole responsibility
of the landowner.
(10)
Pedestrian easements, which may be required by the Township
to facilitate pedestrian circulation or to give access to community
facilities, shall have a minimum right-of-way width of 10 feet to
accommodate a walkway width of four feet. This walkway shall be improved
to the standards assigned by the Township.
(11)
Sidewalks shall conform with the Americans With Disabilities
Act Accessibility Guidelines.
(12)
The Township Board of Supervisors may accept an offer by the
applicant for a fee in lieu of the installation of required sidewalks,
when it is determined that one or more of the following conditions
exist:
[Added 4-27-2016 by Ord.
No. 1-2016]
(a)
Sidewalks or walkways are scheduled for installation as part
of a Township, county or state project that has been funded for construction;
(b)
The potential of negative impacts of sidewalks or walkways to
public safety, surrounding environmental features, or the local ecology
will outweigh the need for the sidewalks or walkways in the particular
location;
(c)
The sidewalks or walkways are not logical extensions of or links
to other existing or proposed pedestrian facilities within the development
site or on lots adjacent to the development site;
(d)
Sidewalks or walkways cannot physically be accommodated due
to physical conditions and obstructions.
(13)
The fee amount shall be determined by the Township Board of
Supervisors and shall not exceed up to 110% of the current construction
cost for the required sidewalk being paid by fee in lieu. The applicant
shall submit an estimate of the cost for review and recommendation
by the Township Engineer prior to approval by the Township Board of
Supervisors.
[Added 4-27-2016 by Ord.
No. 1-2016]
B.
Curb. Curb shall be provided in accordance with the following specifications.
(1)
Curb shall be provided wherever sidewalks are installed along streets
or access drives.
(2)
Depending on storm drainage conditions, curb may be required in blocks
where a street grade exceeds 5%.
(3)
The Township may require curb where unusual or particular conditions
prevail with respect to stormwater runoff, traffic, on-street parking
and/or safety of pedestrians.
(4)
Transitions in curb type shall be subject to approval by the Township.
(5)
Curb shall be constructed in accordance with the latest edition of
the Township's Improvements Specifications Manual.
(6)
Curb shall conform with the Americans with Disabilities Act Accessibility
Guidelines.
A.
General. The configuration of blocks and lots shall be based upon
the lot area requirements, traffic circulation, salient natural features,
existing man-made features, and land use. Lot configurations should
provide for flexibility in building locations, while providing safe
vehicular and pedestrian circulation.
C.
Nonresidential blocks. Block configurations in nonresidential areas
shall be based primarily upon safe and efficient traffic circulation
and salient natural features.
D.
Lot configuration.
(1)
Whenever practical, side lot lines shall be radial to street lines.
(2)
In order to avoid jurisdictional problems, lot lines shall, wherever
feasible, follow municipal boundaries rather than cross them. Where
a lot is divided by a municipal boundary, the minimum standards of
both municipalities shall apply.
(3)
Lots with areas that are two or more times the minimum area requirements
shall, wherever feasible, be designed with configurations that allow
for additional subdivision. The Township may require a sketch plan
of such large lots that indicates the potential future subdivision
is generally in conformance with the design standards.
(4)
All lots shall front on a public street.
(5)
Double frontage lots are prohibited. A double frontage lot fronts upon two parallel streets or upon two streets which do not intersect and vehicular access is provided to both streets. The Township permits reverse frontage lots as provided in Subsection D(6) of this section.
(6)
Reverse frontage lots front upon two parallel streets or upon two
streets which do not intersect and vehicular access is provided to
only one of the streets. All residential reverse frontage lots shall
designate one frontage as the rear yard with a minimum depth of 75
feet and have a planted buffer easement of at least 20 feet in width
located immediately contiguous to the street right-of-way. Vehicular
access shall be prohibited from the rear of reverse frontage lots.
All reverse frontage lots shall include an identification of the frontage
for use as a road access. The street designated for frontage must
be consistent with contiguous lots.
(7)
Flag lots. Flag lots shall only be permitted where specifically provided for within Chapter 415, Zoning, of the Code of the Township of Silver Spring, and then only in compliance with the following:
 |
(a)
For the purposes of this section, a flag lot shall be described
as containing two parts:
(b)
Requirements for the flag.
[1]
The minimum lot area and lot width requirements of Chapter 415, Zoning, of the Code of the Township of Silver Spring shall be measured exclusively upon the flag.
[2]
For purposes of determining required yards and setbacks, the
following shall apply:
[a]
Front yard. The area between the principal structure
and that lot line of the flag which is most parallel to the street
providing vehicular access to the site. Additionally, all areas of
the pole shall be considered to be within the front yard;
[b]
Rear yard. The area between the principal structure
and that lot line of the flag that is directly opposite the front
yard, as described above; and
[c]
Side yards. The area between the principal structure
and that one outermost lot line which forms the flag and pole, plus
the area on the opposite side of the principal structure. (See the
preceding flag lot diagram for a graphic depiction of the yard locations.)
[3]
The flag lot shall contain adequate driveway dimension for vehicular
backup so that ingress to and egress from the lot is in the forward
direction.
(c)
Requirements for the pole.
[1]
The pole shall maintain a minimum width of 20 feet.
[Amended 9-24-2014 by Ord. No. 7-2014]
[2]
The pole shall not exceed 600 feet in length, unless additional
length is needed to avoid the disturbance of productive farmlands
or some other significant natural or cultural feature.
[3]
No part of the pole shall be used for any portion of an on-lot
lot disposal system nor any other improvement, except a driveway and
other permitted improvements such as landscaping, fencing, utility
connections to off-site facilities, mailboxes and signs.
[4]
The cartway contained on the pole shall be located at least
three feet from any adjoining property line and 20 feet from any existing
structures on the site or any adjoining property.
[Amended 9-24-2014 by Ord. No. 7-2014]
[5]
No pole shall be located within 200 feet of another on the same
side of the street, unless a joint-use driveway is utilized as regulated
as follows.
(d)
Joint-use driveways.
[1]
When one or more flag lots are proposed, such lots may rely
upon a joint-use driveway for vehicular access.
|
[2]
A joint-use driveway must serve at least one flag lot but may
also serve conventional lots, up to a maximum of four total lots.
[3]
All joint-use driveways shall have a minimum cartway width of
12 feet. Joint-use driveways with a length exceeding 200 feet shall
provide a sixteen-foot-wide turnout area at least 20 feet in length,
located every 200 feet along the driveway.
[Amended 9-24-2014 by Ord. No. 7-2014]
[4]
Cross-access easements shall be required to ensure common use
of, access to, and maintenance of joint-use driveways; such easements
shall be recorded in language acceptable to the Township Solicitor,
and depicted on the subdivision plan.
(8)
All remnants of land (areas remaining after subdivision) shall conform
to the lot area and configuration requirements.
(9)
All lots shall be designed to provide sufficient building area based
upon building setbacks, easements, floodplains, etc.
The building setback lines and building separations shall conform with Chapter 415, Zoning, of the Code.
Easements for sanitary sewer facilities, stormwater drainage
facilities, public utilities, or pedestrian access shall meet the
following standards:
A.
To the fullest extent possible, easements shall be adjacent to property
lines.
B.
Nothing shall be placed, planted, set or put within the area of an
easement that would adversely affect the function of the easement
or conflict with the easement agreement.
C.
The plan and easement agreement shall clearly identify who has the
right of access and responsibility for function of the easemented
area.
D.
Pedestrian easements shall have a minimum width of 10 feet.
E.
Sanitary sewer and water supply easements shall have a minimum width
of 20 feet. Easements that propose the co-location of utilities shall
have a minimum width of 20 feet and an additional 10 feet in width
for each additional utility.
G.
Where any electric or telephone transmission or petroleum product
transmission line traverses a property, the applicant shall confer
with the applicable transmission or distribution company to determine
the minimum distance which shall be required between each structure
and the center line of such petroleum or petroleum product transmission
line. All applications shall include a copy of the recorded agreement
or a letter from the owner of the transmission line stating any conditions
on the use of the tract and the right-of-way width.
H.
The maximum slope of the finished grade of a utility easement shall
not have a cross slope greater than 4:1.
A.
Permanent stone or concrete monuments shall be accurately placed
along one side of the right-of-way lines of street. These monuments
shall be placed at the limits of property; points of curvatures, intersection
and tangency. The Township Engineer may recommend the increase or
decrease amount of monumentation based upon specific site conditions.
An intermediate monument shall be placed wherever topographical or
other conditions make it impossible to sight between two otherwise
required monuments.
B.
Markers shall be set at all points where lot lines intersect curves
and/or other property lines and at both high and low elevation points
to provide easy identification.
C.
Monuments shall be of concrete or stone, with a flat top, having
a minimum width or diameter of four inches and a minimum length of
30 inches. Concrete monuments shall be marked with a 3/4-inch copper
or brass dowel; stone or precast monuments shall be marked on the
top with a proper inscription and a drill hole.
D.
Markers shall consist of iron pipes or steel bars at least 30 inches
long and not less than 3/4 of an inch in diameter.
E.
All monuments and markers shall be placed by a registered land surveyor
so that the scored or marked point shall coincide exactly with the
point of intersection of the lines being monumented or marked.
F.
All monuments/markers shall be set flush with the finished grade,
except for temporary placement and/or woodland conditions.
G.
All existing monuments and lot line markers shall be delineated on
the preliminary plan. All existing and proposed monuments and lot
line markers shall be delineated on the final plan.
All subdivision and land development plans shall conform with Chapter 345, Stormwater Management, of the Code of the Township of Silver Spring, as amended.
A.
All subdivision and land development plans shall conform with the floodplain standards specified in Chapter 415, Zoning, of the Code of the Township of Silver Spring, as amended.
B.
All subdivision and land development plans shall identify the location
of existing wetland as determined by the standards of either the United
States Environmental Protection Agency, United States Army Corps of
Engineers, Pennsylvania Department of Environmental Protection, or
the United States Natural Resources Conservation Service. Wetland
areas are not limited to those areas delineated on wetland maps prepared
by the United States Fish and Wildlife Service. Any proposed encroachment
into the wetland shall include a copy of the permit or approval from
the applicable state and federal agencies. No action by the Township
shall be relied upon in lieu of a permit issued by the appropriate
agency.
A.
Protection of natural features. The finished topography of the site
shall adequately facilitate the proposed development without excessive
earth moving and destruction of natural amenities. Natural features
shall be preserved and incorporated into the final landscaping wherever
possible and desirable. The applicant shall demonstrate the means
whereby the natural features shall be protected during construction.
B.
Street trees. Street trees shall be provided along all new road frontages
in the commercial, office, and industrial zoning districts. Street
trees shall conform to 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. The applicant is encouraged to be creative
in selecting tree varieties and locations to achieve a pleasing appearance.
(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 trunk diameter, measured at a height of six inches above finish
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 at a maximum spacing of 75 feet.
(a)
The following varieties are acceptable trees:
[Amended 9-24-2014 by Ord. No. 7-2014]
|
American elm (Dutch elm-resistant cultivars)*
|
|
American linden
|
|
American planetree
|
|
American red maple
|
|
Black gum*
|
|
Black oak
|
|
Burr oak
|
|
Chestnut oak
|
|
Green ash*
|
|
Laurel oak
|
|
London planetree
|
|
Northern red oak
|
|
Post oak
|
|
Red oak*
|
|
Southern red oak
|
|
Sugar maple
|
|
Swamp white oak
|
|
Sweetgum
|
|
'Rotundiloba'
|
|
Thornless
|
|
Honeylocust*
|
|
White ash*
|
|
Willow oak
|
|
White oak*
|
|
*
|
Considered to be salt-resistant
|
(b)
In addition, other tree varieties are acceptable with Township
approval.
(5)
All planting shall be performed in conformance with good nursery
and landscape practice.
(6)
Requirements for the measurements, branching, grading, quality, balling
and the burlapping of trees shall follow the code of standards recommended
by the American Association of Nurserymen, Inc., in the American Standard
for Nursery Stock, ANSI Z60.1, 1973, as amended.
C.
Strips and interior landscaping.
(1)
Any required landscaping shall include a combination of three or
more of the following elements: deciduous trees, ground covers, evergreens,
shrubs, vines, flowers, rocks, gravel, earth mounds, berms, walls,
fences, screens, sculptures, fountains, sidewalk furniture, or other
approved materials. Artificial plants, trees and shrubs may not be
used to satisfy any requirement for landscaping or screening. No less
than 80% of the required landscape area shall be vegetative in composition,
and no outdoor storage shall be permitted within required landscape
areas.
(2)
For each 750 square feet of required area for landscape strips, one
shade/ornamental tree shall be provided. For every 300 square feet
of interior landscaping required (parking lots), one shade tree shall
be provided. If deciduous, these trees shall have a clear trunk at
least five feet above finished grade; if evergreen, these trees shall
have a minimum height of six feet. All required landscape strips shall
have landscaping materials distributed along the entire length of
the lot line abutting the yard.
D.
Landscape screening. Where screening is required by this chapter or Chapter 415, Zoning, it shall consist of primarily evergreen plantings. The Township may also require the construction of a weather-resistant fence. The applicant may construct a decorative masonry wall in place of a fence. Where there are substantial reasons for concern about compatibility of a nonresidential use adjacent to a residential district, the Board of Supervisors may require the construction of a landscaped earthen berm with a minimum average height of five feet and a maximum side slope on the residential side of 3:1. The business side of a berm may utilize a retaining wall. The required plantings shall be on the residential side of any berm, wall or fence. A visual screen shall be placed in a landscape strip with a minimum width of 10 feet, unless a wider width is required by another section of this chapter or Chapter 415, Zoning. Any wall or fence shall not be constructed of corrugated metal, corrugated fiberglass, or sheet metal. Screening shall be arranged so as to block the ground-level views between grade and a height of six feet. Landscape screens must achieve this visual blockage within two years of installation.
E.
Landscape materials.
(1)
Trees
and shrubs shall be typical of their species and variety; have normal
growth habits, well-developed branches, be densely foliated, vigorous,
with fibrous root systems. They shall have been grown under climatic
conditions similar to those in the locality of the project or properly
acclimated to conditions of the locality of the project.
(2)
Any
tree or shrub which dies shall be replaced. All landscaping and screening
treatments shall be properly maintained.
F.
Ground cover. Ground cover shall be provided on all areas of the
project to prevent soil erosion. All areas which are not covered by
paving, stone, pine needles, bark mulch, or other solid material shall
be protected with a vegetative growth. Varieties of ground cover shall
be subject to the approval of the Township.
Steep slope conservation standards shall apply to where construction
and/or modifications to the existing topography or vegetative cover
is located within areas which contain 25% or greater slope.
A.
Boundary interpretation.
(1)
An initial determination as to whether the steep slope conservation
standards apply to a subdivision or land development plan shall be
based upon the presence of 25% or greater slope, as documented in
one of the following:
(2)
Should a dispute arise concerning the boundaries of any steep slope
conservation area, a topographic survey prepared by a registered land
surveyor with minimum vertical intervals of five feet shall be submitted.
Final boundary interpretation shall be made by the Township.
B.
Average slope.
(1)
On property which contains slopes of 25% or greater, the average
slope of the lot shall be determined by the following formula and
identified on the plan:
|
0.000023 x I x L
A
|
= S
|
|
Where:
| |||
|
0.000023
|
=
|
conversion factor of square feet to acres
| |
|
I
|
=
|
10-foot contour interval
| |
|
L
|
=
|
combined length of contour lines in feet
| |
|
A
|
=
|
lot area in acres
| |
|
S
|
=
|
average slope in percent
| |
(2)
This calculation is for use in the general design requirements in Subsection C of this section, not for determination of § 360-14E(5) requirements.
C.
General design requirements. The following requirements are based
upon the average slope of a lot. Whenever other ordinances or regulations
impose more restrictive standards than those contained herein, the
more restrictive shall apply.
|
Average Slope of Lot
|
Minimum Percent of Undisturbed Area1
|
Maximum Impervious Surface
|
|---|---|---|
|
25% to 30%
|
85%
|
10%
|
|
Over 30%
|
90%
|
10%
|
|
NOTE:
| |
|
1
|
Undisturbed area shall be defined as land in its natural state
before development.
|
D.
Setback. No change in existing topography, which results in a slope
greater than the predevelopment condition, may be located within 25
feet of the neighboring property.
E.
Design information. The application shall include the information specified in § 360-14E(5).
A.
When, in accordance with the Pennsylvania Sewage Facilities Act,
Act 537 of 1966, as amended, a sewer facilities plan revision (plan
revision module for land development), supplement, planning exemption
or waiver is required, approval from the Pennsylvania Department of
Environmental Protection shall be submitted as a condition of final
plan approval.
C.
Sanitary sewer systems shall be designed in accordance with the prevailing
rules and regulations of the Pennsylvania Department of Environmental
Protection and the Silver Spring Township Authority. Notification
from the Silver Spring Township Authority of the existing ability
to provide sanitary sewer service, approval of the design plans and
acceptance of performance guarantees shall be submitted as a condition
of final plan approval. If sanitary sewage disposal is to be provided
by means other than by an individual on-lot system for use by a single
unit of occupancy, the final plan application shall include:
(1)
Evidence that the supplier is a certificated public utility; a bona
fide cooperative association of lot owners; or a municipal corporation,
authority or utility. A copy of a certificate of public convenience
from the Pennsylvania Public Utility Commission or an application
for such certificate; a cooperative agreement or a commitment or agreement
to serve the area in question, whichever is appropriate, shall be
acceptable evidence.
(2)
Notice of approval of the design, capability to service, method of
installation, and possible financial guarantee from the provider.
(3)
Appropriate measures, as deemed necessary by the Board of Supervisors,
to ensure adequate future maintenance of the system.
D.
Where individual on-site sanitary sewage disposal facilities are
to be utilized, each lot so served shall be of a size and shape to
accommodate the necessary subsurface sewage disposal system and a
replacement system at a safe distance from building and water supply
in accordance with Pennsylvania Code Title 25, Chapter 73, Rules and
Regulations of the Pennsylvania Department of Environmental Protection,
as amended, and the Pennsylvania Sewage Facilities Act, Act 537 of
1966, as amended.[2]
[2]
Editor's Note: See 35 P.S. § 750.1 et seq.
A.
When in accordance with § 360-14E(3) a report on water supply is required, the application must demonstrate that the groundwater recharge on the subject property after development, during drought conditions (precipitation at 40% below normal), will exceed the anticipated water usage and that the project will not lower the groundwater table in the area to the extent of decreasing the groundwater supply available to other property below safe levels.
B.
Water supply systems shall be designed in accordance with the prevailing
rules and regulations of the Pennsylvania Department of Environmental
Protection and any applicable bona fide water authority or cooperative
association of lot owners. Notification from the appropriate authority
or association of the existing ability to provide water service, approval
of the design plans, and acceptance of performance guarantees shall
be submitted as a condition of final plan approval.
C.
Wherever the water supply system contains sufficient capability or
will in the foreseeable future, with or without developer assistance,
fire hydrants shall be provided. Fire hydrants and their location
shall meet the specifications of the Emergency Management Council.
Fire hydrants shall typically be located at street intersections no
more than 10 feet from the curb. All fitting types shall be in accordance
with the standards of the applicable fire department. The large fitting
shall face the street and be a minimum of 16 inches above the ground
level.
D.
Where individual on-site water supply system is to be utilized, each
lot so served shall be of a size and shape to allow safe location
of such a system, in accordance with all applicable standards.
E.
If water is to be provided by means other than by an individual on-site
water supply system (wells that are owned and maintained by the individual
lot owners), the final plan application shall include:
(1)
Evidence that the supplier is a certificated public utility; a bona
fide cooperative association of lot owners; or a municipal corporation,
authority or utility. A copy of a certificate of public convenience
from the Pennsylvania Public Utility Commission or an application
for such certificate; a cooperative agreement or a commitment or agreement
to serve the area in question, whichever is appropriate, shall be
acceptable evidence.
(2)
Notice of approval of the design, installation, and possible financial
guarantee from the provider.
(3)
Appropriate measures, as deemed necessary by the Board of Supervisors,
to ensure adequate future maintenance of the system.
[Amended 5-23-2018 by Ord. No. 2-2018]
A.
Applicability.
(1)
This section shall apply only to any residential subdivision or land
development applications and plans filed after the effective date
of this chapter.
(2)
This section shall not apply to:
(a)
Applications and plans that the Township Board of Supervisors
determines as minor adjustments or corrections to applications and
plans;
(b)
Public schools or buildings associated therewith;
(c)
The Township, any authority created by the Township, or any
other Township agency; and
(d)
Agricultural uses.
(3)
Such exemptions are granted on the basis that schools, local government
agencies and agriculture serve an overriding public interest which
warrants an exemption from donation of land or recreation fee. It
is the purpose of this section to implement the language contained
in Section 503(11) of the Pennsylvania Municipalities Planning Code
and thereby provide needed recreation/open space to accommodate growth.
(4)
All park, open space and trail proposals shall be submitted for review
by the Silver Spring Township Recreation Advisory Council.
B.
Mandatory dedication.
(1)
Prior to final plan approval, any subdivision or land development
that would result in the creation of one or more new dwelling units
shall be required to dedicate a minimum of 0.037 acres of park, open
space or trails per dwelling unit to the Township. The land dedicated
for parks, open space or trails shall meet the requirements in the
subsection below.
(2)
Alternative to dedication.
(a)
As an alternative to dedication, and upon agreement with the
Board of Supervisors, the applicant may agree to provide any of the
following:
[1]
Construct and/or improve existing recreation facilities in accordance
with the Comprehensive Recreation, Parks and Open Space Plan upon
agreement and final approval of the recreational facilities design
by the Board;
[2]
Pay a fee in lieu of dedication as established by resolution
of the Board of Supervisors;
[3]
Guarantee the private reservation and maintenance of parks, open space or trails designed to meet the requirements in Subsection C; or
[4]
Provide for any combination of the above.
(b)
The total value of the preceding alternatives must be at least
equal to the predevelopment fair market value of the acreage which
would have been otherwise required for dedication unless the fee in
lieu of dedication is the only alternative used without combination
with other alternatives, in which case only the fee established by
the Board is required to be paid. Fair market value shall be submitted
by the developer and determined by a member of the Appraisal Institute
of the American Institute of Real Estate Appraisers (MAI) and shall
include any documentation used to derive the site's fair market
value. The appraisal required by this subsection shall be prepared
by an MAI appraiser with no interest, financial or otherwise, in the
affected property or development application. Should the Township
dispute the appraised fair market value, it shall reserve the right
to obtain its own appraisal, and in the event that the Township appraisal
is valued at less than 10% greater than the applicant's appraisal,
the value shall be the average of the two appraisals. In the event
that the Township appraisal is valued 10% greater or more than that
of the applicant, then a third appraiser shall be selected by agreement
of the Township and applicant to be paid for by the applicant to resolve
the difference. The determination of the third appraiser shall be
final.
C.
Park, open space and trail land requirements. The land to be utilized
as parks, open space and/or trails shall be in accordance with the
principles and standards contained in the Silver Spring Township Comprehensive
Parks, Recreation and Open Space Plan and/or the Official Map.
(1)
All lands for park, open space and trails shall meet the following
criteria:
(a)
Land shall be located and designed so that safe and convenient
access shall be provided via public sidewalks or trails.
(b)
In order to create a single larger recreation site, the land
shall, where feasible, be located adjacent to existing parkland, protected
open space, undeveloped tracts, or other dedicated tracts.
(c)
The land shall comprise of a single parcel of land except where
the Board of Supervisors determines that two or more parcels would
be in the public interest.
(d)
The land shall contain 50 feet or more of street frontage.
(e)
Each land area set aside for park, open space and trails shall
have access for maintenance and emergency purposes with at least one
area available for vehicular access that is no less than 24 feet in
width.
(f)
The site shall be sized and configured so as to accommodate
its intended uses. Where active recreation is proposed, the applicant
shall demonstrate that the land is configured to accommodate recreation
activities proposed by the plan. Sites intended for active recreation
shall not contain wetlands or slopes over 8%.
(g)
Where trails are provided, the land area shall include a trail
easement with a width of 15 feet minimum.
(h)
Land may meet the dedication requirement by providing a public
trail connection, extending an adjoining public park, constructing
a new trail, or providing an outdoor area accessible to employees
and/or the public.
(i)
If an existing park or trail is contiguous, the land shall connect
to the existing park or trail, as an expansion of the existing facility.
(j)
The site shall have suitable topography and soil conditions
for the proposed recreation and/or open space use. No more than 15%
of the site shall be comprised of floodplains, stormwater management
facilities, and/or slopes exceeding 3%.
(l)
The site shall be located and designed to conveniently access
proximate public utilities (e.g., sewer, water, power, etc.). However,
no part of any overhead utility easement, nor any aboveground protrusion
of an underground utility, should be permitted in active play areas
of the site.
(m)
No part of the site shall be calculated as part of any required
setback, yard and/or open space for adjoining lots or uses as regulated
by the Zoning Ordinance.
(2)
For land to be dedicated to Silver Spring Township:
(a)
The Township shall have the right to refuse dedication of lands;
in which instances the land shall be owned and maintained by a community
association for use by residents of the development.
(b)
The land shall contain a minimum of five acres in area for park
or open space area, contiguous in shape, with soil conditions and
slope suitable for developing recreational facilities.
(c)
The Township may require that the land is accessible to and
that the developer extend utilities such as sewer, water and electricity
to the site.
(d)
Where the land dedication is intended to be incorporated into
the Township trail system, such trail shall be consistent in location,
design, dimension and route with the Township Comprehensive Parks,
Recreation and Open Space Plan, Greenway Plan and/or Official Map.
Trails will be constructed as specified in the Silver Spring Township
Improvements Specifications Manual, as amended, and/or subsequent
trail plan adopted by the Township.
(e)
Land dedicated to the Township shall not contain stormwater
facilities serving the development.
(f)
The cost of improving a trail or walkway is to be provided by
the developer in order to accommodate its intended use. This shall
not be considered a credit towards a fee in lieu of land dedication.
(3)
In special instances, the Township may waive any or all of the preceding
design standards. In such instances, the applicant must demonstrate
that the public will be better served by some alternate design that
would accomplish at least one of the following objectives:
(a)
Protection of important natural resources (e.g., streams, ponds,
wetlands, steep slopes, woodlands, unique geologic features, wildlife
habitats, aquifer recharge areas, etc.).
(b)
Protection of important historical and/or archaeological sites.
(c)
Integration of parks, open spaces and trails throughout the
development that link residences with on-site or adjoining parks,
schools or other similar features.
D.
Parkland capital reserve fund. Any funds collected as fees in lieu
of dedication of park, open space and trails shall be deposited in
an interest-bearing account. This account shall be separate from other
municipal accounts and shall be clearly identified as reserved for
providing, acquiring, operating or maintaining park, open space, trails
and associated recreational facilities. Interest earned on all monies
deposited in such accounts shall become funds of that account.
All commercial, industrial, institutional and health-care related
uses shall be required to provide detailed information regarding materials
and waste handling, including:
A.
Listing of all materials to be used and/or produced on the site;
B.
Listing of all wastes generated on the site; and
C.
Written evidence that the storage, treatment, processing, transfer
and disposal of all materials and wastes shall be accomplished in
a manner that complies with all applicable federal, state, county
and municipal requirements, including, but not limited to, the following:
The following regulations shall apply to all land development
or subdivision applications pertaining to commercial, governmental
(except those owned by the Township), institutional and industrial/office
structures, apartment complexes and residential developments.
A.
Subdivisions of less than five single-family homes, and the alteration
of single-family homes to include detached structures such as garages,
barns and swimming pools shall be exempt from these regulations and
are not required to provide a carbonate assessment report.
B.
Buildings, structures, impervious surfaces, and utilities shall not
be located within 100 feet of the karst features identified pursuant
to the carbonate assessment report, unless:
(1)
A
recognized professional with competence in the field demonstrates
that a minimal risk of structural damage due to sinkholes will exist;
or
(2)
Mitigating
measures are taken to minimize the risk of structural damage. These
mitigating measures shall be designed by a recognized professional
with competence in the field.
C.
Stormwater management facilities, including but not limited to detention
basins, shall not be located within 100 feet of the karst features
identified pursuant to the carbonate assessment report unless:
(1)
A
recognized professional with competence in the field demonstrates
that a minimal risk of damage due to sinkholes will exist; or
(2)
Mitigating
measures are taken to minimize the risk of structural damage. These
mitigating measures shall be designed by a recognized professional
with competence in the field.
D.
Outflow from a stormwater management facility or post-development
stormwater flows shall not be directed to any of the following carbonate
features: sinkholes, closed depressions, lineaments or caverns.
E.
Lagoons containing substances defined as toxic and/or hazardous by
the Pennsylvania Department of Environmental Protection are not permitted.
F.
Storage and handling areas for hazardous materials must have impermeable
surfaces designed to contain materials stored/handled, from which
they shall be directed to a predetermined collection point.
G.
The Township Board of Supervisors shall not entertain requests for
waivers from the requirements listed above until a carbonate assessment
report, as required by this chapter, has been supplied to the Planning
Commission and the Township Engineer for their review and comment.
[Added 9-24-2014 by Ord.
No. 7-2014]
A.
Applicability. This section shall apply to all subdivision and land
development applications within the Conservation Subdivision Overlay
zone (CSO).
B.
Design process for residential subdivisions with greenway land.
(1)
An existing resources/site analysis plan, described in § 360-14C, shall be completed prior to starting the four-step design process.
(2)
Four-step design process. Residential subdivisions proposed under the Conservation Subdivision Overlay (CSO) zone and containing greenway land shall follow the four-step design process described below. Applicants are required to document the design process in accordance with § 360-14C(2)(g).
(a)
Step 1: Delineation of greenway land, including stormwater and
wastewater management areas. General locations for greenway land,
including stormwater and wastewater management areas, shall be delineated
according to the following procedure:
[1]
Using the ER/SA plan as a base map, primary and secondary conservation
areas shall be delineated.
[2]
Greenway land shall include all primary conservation areas plus enough secondary conservation area to meet or exceed the minimum acreage requirement for greenway land set forth in Chapter 415, Zoning.
[a]
The applicant shall prioritize natural and cultural resources in terms of their highest to least suitability for inclusion in the proposed greenway land in accordance with Subsections C(1), Prioritized list of resources to be conserved, and (2), Additional design standards.
[b]
The locations and boundaries of primary conservation
areas shall follow the actual boundaries of floodplains, wetlands,
and steep slopes over 25%.
[c]
The locations and boundaries of secondary conservation
areas shall be based on the priorities established above, practical
considerations given to the tract's configuration, its context
in relation to resources on adjoining properties, and the applicant's
subdivision objectives. Secondary resources with the highest significance
shall be included in the greenway land. The applicant shall also be
guided by any written recommendations provided by the Township regarding
the delineation of secondary conservation areas, following the site
tour and/or the preapplication review.
[d]
Greenway land shall be delineated in a manner clearly
indicating greenway land boundaries as well as the types of resources
included within them.
[3]
Preferred locations for stormwater and wastewater management
facilities shall be identified using the ER/SA plan as a base map.
[a]
The design of these facilities should strive to
use the natural capacity and features of the site to facilitate the
management of stormwater and wastewater generated by the proposal.
[b]
Opportunities to use these facilities as a buffer
between the proposed greenway land and development areas are encouraged.
[c]
Stormwater management facilities should be located
in areas identified as groundwater recharge areas.
[d]
Wastewater facilities shall comply with the requirements
of Silver Spring Township Sewage Facilities Plan.
[e]
These facilities located within the greenway land may be counted toward the minimum greenway land requirement only if they meet the requirements of § 415-30G(1)(i) in Chapter 415, Zoning.
[4]
Development areas constitute the remaining lands of the tract
outside the greenway land, where dwellings, streets, and lots are
to be delineated in accordance with Steps 2, 3, and 4 below.
(b)
Step 2: Locations for dwelling units. Dwelling units shall be
tentatively located using the proposed greenway land from Step 1 as
reference and orientation as well as other relevant data on the ER/SA
plan. Dwelling units shall be sited to:
[1]
Fit the tract's natural topography;
[2]
Be served by adequate water and sewerage facilities;
[3]
Provide views of and access to adjoining greenway land;
[4]
Avoid encroaching upon greenway land in a manner visually intrusive
to users of such areas; and
[5]
Be located at least 100 feet from primary conservation areas
and 50 feet from secondary conservation areas.
(c)
Step 3: Alignment of streets and trails.
[1]
Once dwelling units have been located, applicants shall delineate
a street system that provides a safe pattern of vehicular and pedestrian
access to each dwelling unit. Streets and trails shall conform to
the tract's natural topography and provide for a safe pattern
of circulation to, from and within the tract.
[2]
Streets and driveways crossing wetlands and traversing slopes
over 15% shall be avoided to the greatest extent practicable.
[3]
Street connections are encouraged in order to minimize the number
of new culs-de-sac and to facilitate easy access to and from homes
in different parts of the tract and on adjoining parcels. Three-way
intersections shall be preferred over four-way intersections.
[4]
Lots shall generally be accessed from interior streets rather
than from roads bordering the tract. Conservancy lots may be exempt
from this requirement as determined by the Township.
[5]
A tentative network of trails shall be shown, where appropriate,
providing access to natural and cultural features in the greenway
land. Potential trail connections to adjacent parcels shall also be
shown in areas where a county or municipal trail network is envisioned.
C.
Design review standards for greenway land.
(1)
Prioritized list of resources to be conserved. The location of proposed greenway land shall follow the standards set forth in Subsections A and B above, shall reflect the greenway recommendations of the Silver Spring Township Comprehensive Plan, the Cumberland County Open Space Plan, and on the Silver Spring Township Official Map. The applicant shall demonstrate, to the satisfaction of the Township, that the following resources are incorporated into the greenway land.
(b)
The following secondary conservation areas, listed in order
of priority, shall be included in the greenway land to the fullest
extent practicable:
[1]
Important natural habitats.
[2]
Precautionary steep slopes 15 to 25%, particularly those adjoining
watercourses and ponds, due to the potential for soil disturbance
leading to erosion that is detrimental to water quality.
[3]
Healthy woodlands, particularly those performing important ecological
functions such as soil stabilization and protection of streams, wetlands
and wildlife habitats.
[4]
Hedgerows, groups of trees, specimen trees and other unique
or significant vegetation features.
[5]
Areas where precipitation is most likely to recharge local groundwater
resources because of topographic and soil conditions affording high
rates of infiltration and percolation.
[6]
Class I and II agricultural soils, as defined by the Unites
States Department of Agriculture Natural Resources Conservation Service.
[7]
Lands that provide a buffer or protect a scenic view from the
Appalachian Trail.
[8]
Historic structures and sites.
[9]
Visually prominent topographic features, such as knolls, hilltops
and ridges, and scenic views as seen from public roads (particularly
those with historic features). Significant views from within the site
outward shall also be considered.
[10]
Existing or proposed trails connecting the tract
to other locations in the Township.
(2)
Additional design standards. Meeting the priorities in Subsection C(1) above, greenway land shall be configured to:
(b)
Be undivided by public or private streets, except where necessary
for proper traffic circulation.
(c)
Be interconnected wherever possible to provide a continuous
network of greenway land within and adjoining the subdivision.
(d)
Be suitable for active recreational uses, where deemed appropriate
by the governing body, without interfering with adjacent dwelling
units, parking, driveways and roads.
(e)
Provide buffers to adjoining parks, preserves or other protected
lands.
(f)
Include common greens. An individual green shall be 5,000 square
feet to 30,000 square feet. Greens shall be surrounded by streets
and dwellings on at least two and often three or four sides. Dwellings
shall face the green. Common greens may be designed as terminal vistas
within a street system.
(g)
Provide for pedestrian paths and trails for use by the residents
of the subdivision and/or the municipality, except in those cases
where part of the greenway land is located within private residential
lots. Consideration shall be given to providing for public access
on such trails if they are linked to other publicly accessible pathway
systems within the municipality.
(h)
Provide pedestrian and maintenance access to greenway land such
that no more than 15 lots shall be contiguous to each other without
a centrally located access point meeting the following standards:
[1]
The minimum width of the access strip shall equal the minimum
width of a lot and in no case shall be less than 50 feet.
[2]
The minimum width of the access strip shall extend the full
depth of the adjacent lots.
[3]
Access to greenway land used for agriculture or horticulture
may be restricted or prohibited for public safety and to prevent interference
with agricultural operations.
(i)
Generally not include parcels smaller than three acres, have
a length-to-width ratio of less than 4:1, or be less than 75 feet
in width, except for such lands specifically designed as neighborhood
greens, playing fields, pedestrian trail connections, and boulevard
or cul-de-sac islands.
(j)
Directly adjoin the largest practicable number of lots within
the subdivision or development. At least 75% of the lots shall directly
abut or face greenway land across a street; in Option 5[1] this standard shall apply to 50% of the lots.
(k)
Minimize views of new dwellings from exterior roads and abutting
properties by the use of changes in topography, existing vegetation,
or additional landscaping which meets the landscaping requirements
of this chapter.
(l)
Greenway land that is not wooded or farmed shall be landscaped
in accordance with the landscaping requirements and greenway land
management plan standards of this chapter.
(m)
Be consistent with the policies of the Silver Spring Comprehensive
Plan.
(n)
Greenway lands shall be delineated on the ground by any or all
of the methods listed below. The Township shall have the sole discretion
of approving the location, design and materials used for the delineation
of greenway lands.
(4)
Mandatory dedication of land for park and recreation purposes. The required greenway land in conservation subdivisions may be used to satisfy the mandatory dedication of land for park and recreation purposes, as required in § 360-38, provided that such greenway land meets all design requirements for park, open space and trails, in § 360-38C.
[Amended 5-23-2018 by Ord. No. 2-2018]
(5)
Resource protection standards for site preparation and cleanup.
(a)
Protection of vegetation:
[1]
Mechanical injury. Where earthwork, grading or construction
activities will take place in or adjacent to woodlands, or other significant
natural or cultural features, the limit of disturbance shall be delineated
and vegetation protected through installation of temporary fencing
or other approved measures. Such fencing shall be installed prior
to commencing of, and shall be maintained throughout the period of,
construction activity.
[2]
In conservation subdivisions, the boundaries of primary and
secondary conservation areas shall be fenced as above and shall not,
under any circumstances, be used for storage of equipment or materials
of any kind.
[3]
Cleanup. Fences and barriers shall be removed upon completion
of construction.
[4]
Grade changes. Grade changes shall not result in an alteration
to soil or drainage conditions which would adversely affect existing
vegetation to be retained, unless adequate provisions are made to
protect such vegetation and its root systems.
[5]
Excavations. When digging trenches for utility lines or similar
uses, disturbances to the root zones of all woody vegetation shall
be minimized. If trenches must be excavated in the root zone, all
disturbed roots shall be cut cleanly and the trench backfilled as
quickly as possible, avoiding soil compaction.
(b)
Protection of topsoil. Any activity resulting in the disturbance
of topsoil shall comply with the soil erosion and sedimentation control
regulations of the Cumberland County Conservation District and the
Pennsylvania Department of Environment Protection, in addition to
the following standards:
[1]
Prior to grading operations or excavation, topsoil in the disturbance
area shall be stripped and stockpiled on site. Upon completion of
other construction, the entire amount of stockpiled topsoil shall
be replaced on the development site.
[2]
No topsoil shall be removed from the site.
[3]
Topsoil stripped shall be redistributed and stabilized to a
depth of six-inch minimum cover, as quickly as possible following
the establishment of required grades for a project or project phase.
All exposed earth surfaces shall be stabilized by hydroseeding on
slopes less than 10% and by sodding, hydroseeding or riprap on slopes
exceeding 10%.
(6)
Individual sewage disposal systems. To the standard provisions for
individual sewage disposal facilities, add the following provision
for conservation subdivisions:
(a)
The individual sewage disposal system serving the dwelling units in a conservation subdivision permitted in § 415-30 in Chapter 415, Zoning, may, upon approval of the Township, be located in the greenway land, provided:
[1]
The treatment tank shall be located on the residential lot.
[2]
The absorption field may be located in the greenway land to
a maximum distance of 150 feet from the lot line.
[3]
The distribution line leading from the tank to the absorption
field may not cross any element of another sewage disposal system.
[4]
The corners of the sewage system outside the lot shall be permanently
marked on the ground by any means acceptable to the Municipal Engineer.
[5]
The applicant shall be responsible for securing and recording
all maintenance and access easements necessitated as a result of this
design alternative.
