Any application for development shall conform to the standards
set forth in this article. The standards specified in this article
are minimum design requirements.
In reviewing any application for development, the Planning Commission
and the Board of Supervisors shall refer the application for development
to the Township Engineer for a recommendation concerning technical
compliance with these design standards and the Township Construction
Standards.[1]
[1]
Editor's Note: The Township of Union Construction Standards
are on file in the office of the Township Secretary.
A.
Grading, filling, removal of topsoil, erosion and sedimentation control. All grading, filling, removal of topsoil and erosion and sedimentation control shall be performed in accordance with the requirements of Chapter 135, Grading, as now or hereafter amended, and the requirements of the Pennsylvania Clean Streams Law and Chapter 102 of the Rules and Regulations of the Pennsylvania Department of Environmental Protection governing erosion control.[1]
[1]
Editor's Note: See 35 P.S. § 691.1 et seq. and Title
25 Pa. Code Chapter 102, respectively.
B.
Planting and cutting of trees; removal of debris.
(1)
Large shade trees shall be adequately protected from injury and preserved
to the extent practical.
(2)
All lot areas which slope towards streets or adjacent lots shall
be required to be seeded with grass or planted with ground cover so
as to prevent washing and erosion.
(3)
During construction, the developer shall remove and dispose of all
uprooted trees, stumps, brush, rubbish, unused building materials
and debris promptly in the interest of public safety.
A.
Layout.
(1)
Streets shall be planned to conform with the layout of existing and
planned streets and so located as to allow proper development of surrounding
properties. Local streets shall be laid out so as to discourage through
traffic. Collector streets should be designed to provide adequate
flow of traffic from local streets to major community facilities and
to arterial streets.
(2)
For all subdivisions which propose 40 lots or more, provisions shall
be made for two points of vehicular access to the plan. Where a second
vehicular entrance and/or exit is not provided within the boundaries
of the plan, a right-of-way for the future extension of a street or
streets in the plan through adjoining vacant developable property
shall be provided.
B.
Topography. Proposed streets shall be planned to conform to the contour
of the land to the fullest extent possible to provide buildable lots,
to have a suitable alignment and grade and to allow proper drainage.
C.
Street grades. Minimum and maximum grades shall be provided on all
streets in accordance with the design standards specified in Appendix
II.[1] Grades shall be measured along the center line of the
street. Vertical curves shall be used in changes of grade exceeding
1% and should be designed in accordance with the design standards
specified in Appendix II. Intersections shall be approached on all
sides by leveling grades for a distance of 25 feet within which no
grades shall exceed the design standards specified in Appendix II.
The grade of actual intersections shall not exceed 6% in any direction.
[1]
Editor's Note: The appendixes are attached to this chapter.
D.
Right-of-way and paving widths. Minimum widths of rights-of-way and
minimum widths of paving shall be provided in accordance with the
design standards specified in Appendix II.[2] All streets shall be paved in accordance with Township
Construction Standards.[3]
[2]
Editor's Note: The appendixes are attached to this chapter.
[3]
Editor's Note: The Township of Union Construction Standards
are on file in the office of the Township Secretary.
E.
Culs-de-sac. A cul-de-sac shall not be approved when a through street is practical and shall not be more than 1,200 feet in length, unless an intermediate turnaround is provided at a distance of every 1,200 feet and a modification or exception to the maximum twelve-hundred-foot length of cul-de-sac is granted in accordance with the requirements of Article X of this chapter. A cul-de-sac shall have a minimum right-of-way radius and an outer minimum paving radius as specified in the design standards in Appendix II.[4]
[4]
Editor's Note: The appendixes are attached to this chapter.
F.
Temporary turnarounds. A temporary turnaround may be required where
a road is constructed to an adjoining property line or where the terminus
of a road adjoins property in a future phase of the plan. The temporary
turnaround shall be paved. The right-of-way width required for a temporary
turnaround shall be a minimum of 100 feet and the outer paving radius
of the temporary turnaround shall be 40 feet.
G.
Visibility.
(1)
No fence, hedges, shrubbery, walls, planting (other than trees and grass) or similar obstructions shall be located within the right-of-way, and no such obstruction shall obscure visibility at any intersection. The location of fences and walls shall be further subject to the requirements of Chapter 280, Zoning.
(2)
A clear sight triangle, as defined by this chapter and illustrated
in Appendix I, shall be maintained free of any obstructions at intersections
so that there shall be a minimum clear sight triangle measured along
the center line from the points of intersection in accordance with
the requirements specified in Appendix II. The clear sight triangle
shall be shown on the final plat for recording.[5]
[5]
Editor's Note: The appendixes are attached to this chapter.
H.
Street names. All new street names shall be approved by the Township and the post office. Names of new streets shall be sufficiently different in sound and spelling from existing names of streets in the Township so as not to cause confusion. A street which is planned as a continuation of an existing street shall bear the same name. Street signs shall be provided in accordance with § 242-66 of this chapter.
I.
Intersections. Streets shall be laid out to intersect at right angles
as nearly as possible, and no street shall intersect another at an
angle of less than 60°. Multiple intersections involving the junction
of more than two streets shall be prohibited. Intersections with major
traffic streets shall be located not less than 800 feet apart measured
from center line to center line, wherever possible. Streets entering
opposite sides of another street shall be laid out either directly
opposite to one another or with a minimum offset of 150 feet between
their center lines.
J.
Crosswalks. Crosswalks may be required wherever necessary to facilitate
pedestrian circulation and to give access to community facilities
such as parks, playgrounds, schools or public buildings.
Private streets, as defined herein, may be authorized in a minor
subdivision only if all of the following requirements are met.
A.
Creating a new private street. A new private street may be created
which serves no more than three lots, provided all of the following
requirements shall be met:
(1)
The proposed lot or lots have no other access to a public street.
If the original parcel from which the subdivision is created has its
principal vehicular access from the private street, it shall be counted
as a lot on the private street, even though it has legal frontage
on a public street.
(2)
In the case where a new private street is proposed, the property
from which the new lots are subdivided and over which the private
street is proposed shall have frontage on an improved public street.
(3)
The private street shall meet all of the following requirements:
(a)
The minimum width of the right-of-way required for a private
street shall be 20 feet, unless there is the possibility that the
property fronting on the private street or property at the terminus
of the private street can be further subdivided, then the minimum
width of the right-of-way required for the private street shall be
50 feet.
(b)
The minimum width of the cartway required for a private street
serving no more than three lots shall be 16 feet.
(4)
A notation shall be placed on the plat for recording indicating that
the Township has no maintenance responsibilities for the private street.
(5)
The plat for recording shall contain a notation and the deeds for
each lot shall contain a reference to an executed and recorded agreement
obligating the property owners to maintain the private street.
(6)
The plat for recording and the deeds for each lot shall contain a
statement that any future request by the lot owners to have the street
accepted by the Township as a public street shall be subject to the
owners assuming the total cost of improving the private street to
the current Township Construction Standards for a public street.[2]
[2]
Editor's Note: The Township of Union Construction Standards
are on file in the office of the Township Secretary.
(7)
House numbers for dwellings located on private streets shall be placed
at the intersection of the private street and the public street and
shall be visible from the public street.
(8)
The owners of the lots shall provide signage approved and installed
by the Township in the public right-of-way to indicate the name of
the street, that the street is private, and that there is no outlet.
(9)
If the Township Supervisors grant a modification to this § 242-71A to permit more than three lots along the frontage of a new private street in accordance with all the requirements of Article X of this chapter, such approval shall be subject to the requirement to increase the right-of-way for the private street to 50 feet. In granting such modification, the Township Supervisors shall consider whether an increase in the width of the cartway is warranted.
B.
Subdivisions on an existing private street. Subdivisions may be approved
on an existing private street, provided all of the following requirements
are met:
(1)
The proposed private street shall not be extended.
(2)
The proposed lot or lots have no other feasible access to a public
street. If the original parcel from which the subdivision is created
has its principal vehicular access from the private street, it shall
be counted as a lot on the private street, even though it has legal
frontage on a public street.
(3)
On an existing private street which has a right-of-way which is less than 50 feet wide, the total number of lots fronting on the private street shall not exceed three lots unless the right-of-way is increased to at least 50 feet. If the right-of-way for the entire existing private street is increased to at least 50 feet, then the subdivision on the private street shall be subject to § 242-71B(4) below.
(4)
On an existing private street which has a right-of-way width of at
least 50 feet, the total number of lots along the private street right-of-way
shall not exceed six lots, unless the entire street is dedicated to
the public and the cartway of the entire street is improved at the
lot owner's expense to current Township Construction Standards for
public streets.[3]
[3]
Editor's Note: The Township of Union Construction Standards
are on file in the office of the Township Secretary.
(5)
No improvements shall be required to the cartway for lots which are
recorded on an existing private street right-of-way unless the number
of lots mandates the dedication and construction of a public street.
(6)
A notation shall be placed on the plat for recording indicating that
the Township has no maintenance responsibilities for the private street.
(7)
The plat for recording shall contain a notation and the deeds for
each lot shall contain a reference to an executed and recorded agreement
obligating the property owners to maintain the private street.
(8)
The plat for recording and the deeds for each lot shall contain a
statement that any future request by the lot owners to have the street
accepted by the Township as a public street shall be subject to the
owners assuming the total cost of improving the private street to
the current Township Construction Standards for a public street.[4]
[4]
Editor's Note: The Township of Union Construction Standards
are on file in the office of the Township Secretary.
(9)
House numbers for dwellings located on private streets shall be placed
at the intersection of the private street and the public street and
shall be visible from the public street.
(10)
If signage does not exist already, all owners along the existing
private street and any extension of the private street shall provide
signage approved and installed by the Township in the public right-of-way
to indicate the name of the street, that the street is private, and
that there is no outlet.
Service streets, as defined by this chapter, may be permitted
in residential, commercial and industrial developments where needed
for loading, unloading or secondary access. Service streets shall
be constructed in accordance with Township Construction Standards[1] and shall meet the minimum design standards shown in Appendix
II for local streets, except that the minimum right-of-way width may
be reduced to 30 feet and the minimum cartway width may be reduced
to 20 feet.[2]
[1]
Editor's Note: The Township of Union Construction Standards
are on file in the office of the Township Secretary.
[2]
Editor's Note: The appendixes are attached to this chapter.
Easements for sanitary sewers, waterlines and stormwater management
facilities shall be required to have a minimum width of 20 feet. Where
a subdivision or land development is, or will be, traversed by a watercourse,
there shall be provided a stormwater easement or drainage right-of-way
of a width sufficient for the purpose, but not less than 20 feet.
The following standards shall apply to all lots proposed to
be subdivided or developed in accordance with this chapter.
B.
Frontage.
(2)
Flag lots shall be permitted only in a minor subdivision unless a modification is granted in accordance with Article X of this chapter. The minimum frontage on a public street shall be 50 feet if the flag lot has sufficient lot area so that it has the potential to be further subdivided into three or more lots which meet the minimum requirements of Chapter 280, Zoning. The minimum frontage on a public street shall be 20 feet if the flag lot does not have sufficient lot area to be further subdivided into more than two lots which meet the minimum requirements of Chapter 280, Zoning.
C.
Double frontage. Double frontage lots shall be avoided; however,
where a double frontage lot is the only practical alternative, vehicular
access shall be limited to only one street, and that street shall
be the street with the lower volume of traffic, if physically feasible.
The final plan shall contain a notation restricting vehicular access
to one frontage.
D.
Side lines. Whenever practical, the side lines of a lot shall be
at right angles or radial to the right-of-way lines of streets.
E.
Front building lines. Front building lines of lots shall conform to the minimum requirements of Chapter 280, Zoning, and shall be shown on the final plat.
F.
Grading. Lots shall be graded to provide drainage away from buildings,
and water shall be drained to the street rather than to adjoining
property. The developer shall be required to provide drains or other
drainage facilities, as approved by the Township Engineer, to drain
off surface water within the development.
G.
Driveways.
(1)
No driveway shall have a slope of more than 12%. Driveways may extend
from the right-of-way line of the street to the cartway of the street
but shall not change the grade or contour of the street right-of-way,
nor shall any person cut into, fill or in any way alter any gutter,
curbing, drainage ditch or storm sewer within the right-of-way of
a street or easement for the purpose of extending a driveway or for
any other purpose without first obtaining a permit therefor from the
Township. All curb cuts shall conform to Township specifications.
Paved driveways shall have an expansion joint at the public street
right-of-way. Driveways shall not be constructed in such a way that
creates a drainage problem on adjoining property. No catch basin shall
be placed where a driveway intersects a street.[1]
(2)
Driveways shall be constructed in accordance with Township specifications
and/or the Pennsylvania Department of Transportation Design Manual,
Part 2, Chapter 18.
H.
Accessibility. Every lot, building and structure shall be accessible
to emergency and public safety vehicles.
I.
House numbers. House numbers shall be assigned by the developer,
subject to the approval of the United States Postal Service, and shall
be posted at each house so as to be easily visible and readable from
the street.
Stormwater management facilities shall be provided for subdivisions and land developments as required by Chapter 225, Stormwater Management, as now or hereafter amended.
A.
Size and grade. Storm drains shall be adequate for the anticipated
runoff when the area is fully developed. The minimum diameter of storm
sewers shall be 15 inches and the minimum grade shall be 1%, unless
approved by the Township Engineer.
B.
Manholes. For pipe sizes of 24 inches or less, manholes shall be
spaced at a maximum of 400 feet, and for larger pipe sizes, the maximum
distances between manholes shall be 600 feet. In addition, manholes
shall be installed at all points of abrupt changes in horizontal alignment
and vertical grade. Inlets may be substituted for manholes where practical.
C.
Inlets. Inlets of the type shown in the Township Construction Standards
shall be installed. Inlets at street intersections shall be placed
on the tangent and not on the curved portions.
E.
Watercourses. The stopping, filling up, confining or other interference
with, or changing the course of, drains, ditches, streams and watercourses
in the Township rights-of-way shall not be permitted unless approval
in writing is obtained from the Board of Supervisors. A permit shall
be obtained from the Department of Environmental Protection (DEP)
of the Commonwealth of Pennsylvania for construction or changes in
a watercourse, which is subject to the regulations of the Pennsylvania
Department of Environmental Protection.
F.
Bridges and culverts. All bridges and culverts shall be designed
to support expected loads and to carry expected flows and shall be
designed to meet current standards of the Pennsylvania Department
of Transportation. All bridges and culverts shall be subject to all
permits required by the Pennsylvania Department of Environmental Protection,
Bureau of Dams and Encroachments.
A.
Installation. Installation of sanitary sewers and appurtenances shall
be in accordance with the regulations of the Peters Creek Sanitary
Authority or other applicable municipal authority, subject to the
approval of the Township Engineer. All utility stubs shall be extended
to the street right-of-way line. All sanitary sewers shall have the
approval of the Pennsylvania Department of Environmental Protection
(DEP) prior to initiating construction.
B.
Minimum size and grade. The minimum diameter of sanitary sewers shall
be eight inches and the minimum grade shall be 1.0%.
C.
Laterals. Lateral connections, where required, shall be installed
to the right-of-way line of the street prior to road paving. Each
building shall have a separate connection to the public sewer, except
that garages accessory to dwellings may be connected to the dwelling
line.
Where applicable, all subdivision and land development plans
shall be designed to meet the current standards of the commonwealth
and federal law with respect to handicapped accessibility.
A.
All manholes shall be vacuum tested, and all sanitary sewer lines
shall be lamped and air tested by the developer in the presence of
the Township Engineer or Inspector. Air tests shall be conducted in
accordance with the specifications established by currently accepted
engineering standards.
B.
All construction materials used in sewers, streets, sidewalks and
other required improvements shall be tested by a qualified testing
laboratory, if required by the Township Engineer. The cost for such
tests shall be borne by the developer.
C.
Copies of the test reports shall be provided to the Township Engineer
and to the developer.
