Township of Fairview, PA Design and Improvement Standards

The location and width of all streets shall conform to any Official Plan or to such parts thereof as may have been adopted by the Township and/or county.

The proposed street system shall extend existing or recorded streets at the same width, but in no case at less than the required minimum width.

Proposed streets shall be planned with regard to the existing street system, topographical conditions, public convenience in terms of fire protection and pedestrian traffic, probable volumes of traffic, existing and proposed use of land on abutting properties and future subdivision extensions of the street system.

New local streets shall be designed to discourage through traffic, but the subdivider shall give adequate consideration to provisions for the extension and continuation of arterial or collector streets into and from adjoining properties.

Where a subdivision contains 25 lots or more or 25 dwelling units or more, streets providing access to the subdivision at a minimum of two locations.

Where a subdivision has access to two or more public roads, and where it has been determined by the Board of Supervisors that one or more of the existing roads is inadequate to service traffic generated from the subdivision, the Board may limit or prohibit access to the road deemed to be inadequate so long as the subdivision has access to a public road.

(7)

Where a new subdivision or land development abuts an existing street or state highway that does not meet the requirements of this chapter, the applicant shall dedicate additional land to the Township for additional right-of-way required to comply with the requirements of the chapter, and shall construct additional improvements necessary to bring the abutting street or highway into compliance with the standards set forth in this chapter, including but not limited to required right-of-way and cartway width. For a state highway, the plan shall show the existing legal limit of the state right-of-way and the additional right-of-way width that is being dedicated to the Township. The right-of-way to be dedicated shall be measured from the center line of the existing street or state highway. Upgrading of existing streets abutting the proposed development shall be improved to the center line of the existing street in accordance with the design requirements in Article VI of this chapter and shall be at the developer's/applicant's expense.

Widths.

Classification	Legal ROW (feet)	Cartway
Arterial	60 to 80	To be determined after consultation with the York County Planning Commission and/or PennDOT
Collector	60	To be determined in accordance with PennDOT Publication 70, Guidelines for the Design of Local Roads and Streets
Local	50	30 feet
Marginal access	50	30 feet

Where a proposed development abuts or contains an existing public street or road having a right-of-way width less than would be required if said street or road were created under this chapter, sufficient additional width for right-of-way shall be provided and dedicated by the applicant/developer to meet the foregoing standards.

Where a proposed development abuts or contains an existing public street or road having a cartway width less than would be required if said street or road were created under this chapter, sufficient additional width for cartway shall be provided and dedicated by the applicant/developer to meet the foregoing standards.

Additional right-of-way and/or cartway widths shall be required by the Township for the purpose of promoting the public safety and convenience, or to provide parking in commercial and industrial areas and in areas of high-density residential development.

Right-of-way restrictions. No fences, hedges, trees, shrubbery, walls or other obstructions shall be located or permitted within the right-of-way except for driveway entrances, access drives, and ground covers such as grass, ivy, crown vetch or other similar covers.

Half or partial streets. Half or partial streets shall not be permitted. Streets must be constructed for the full width as prescribed herein.

Culs-de-sac.

A cul-de-sac will not be approved when a through street is feasible.

A cul-de-sac street shall not be permitted to intersect another cul-de-sac street.

Where cul-de-sac streets are the only feasible option, no landscaped areas shall be permitted within the cul-de-sac.

Cul-de-sac streets shall provide access to not more than 25 dwelling units, or in the case of commercial, industrial or institutional developments, not more than 500 average daily vehicle trips based on the ITE trip generation manual (latest edition).

The minimum cul-de-sac length shall be 250 feet, measured from the center line of the intersecting street to the center line of the cul-de-sac.

Culs-de-sac shall be provided at the closed end with a turnaround having a minimum radius to the outer travel way edge of 40 feet, and right-of-way radius of at least 50 feet. The maximum grade of the cul-de-sac bulb shall be 5%.

(7)

Cul-de-sac streets, whether permanently or temporarily designed as such, shall be provided with a snow-removal easement with both a width and depth of 20 feet located at the terminus of the cul-de-sac street for plowed snow during the winter months. Depressed curb shall be installed for the width of the snow removal easement and shall be constructed no higher than 1 1/2 inches above the street surface and in accordance with the current standards of the Pennsylvania Department of Transportation. The easement shall be grassed and maintained by the owner of the lot on which the easement is located. The easement shall be designed to collect and convey any stormwater to the stormwater system to prevent a maintenance problem with the refreezing of melted snow on the cul-de-sac street. No obstructions of any kind, which shall include driveways and utility pedestals, shall be placed in the easement area. All driveways shall be set back at least five feet from a snow easement.

Curves. Where connecting street lines deflect from each other at any one point by more than 1°, the lines must be connected with a true, circular curve. The minimum radius of center line for the curve must be as follows:

	Type of Street	Minimum Radius (feet)
	Arterial	500
	Collector	300
	Local	150

Straight portions of the street must be tangent to the beginning or end of curves. Except for local streets, there must be a tangent of at least 100 feet between reverse curves. For curves on arterial streets, proper superelevation must be provided, as required by the Township and the Pennsylvania Department of Transportation.

Grades.

The grades of streets must meet the requirements below:

	Minimum Grade	Maximum Grade
All streets	1%
Arterial		6%
Collector		9%
Local		12%

For all roadways where the algebraic difference in center line grades exceeds 1%, vertical curves must be used and must be designed for maximum visibility as provided below.

Sight distance. All roadways shall be designed to provide for adequate stopping, passing and decision sight distance with regard to both horizontal and vertical alignment. All sight distances shall be provided in accordance with the current editions of PennDOT Publication 13, "Design Manual," Part 2, "Highway Design" and "A Policy on Geometric Design of Highways and Streets," AASHTO.

Cross slope. All roadways shall be crowned using a two-percent cross slope unless otherwise dictated by the functional design of the roadway.

Slope of banks.

The slope of banks measured perpendicular to the street center line may not exceed:

Three to one for fills.

Two to one for cuts.

The above-referenced slopes shall begin at the roadway right-of-way line.

§ 260-23 Intersections.

Types of intersections. Intersections involving the junction of more than two streets are prohibited. Right-angle intersections must be used wherever practicable. When local streets intersect collector or arterial streets, the angle of intersection of the street center lines may not be less than 75°.

Intersection grades. Intersections must be approached on all sides by level areas. Where the grade exceeds 7%, these areas must have a minimum length of 50 feet measured from the intersection of the right-of-way lines within which no grade may exceed a maximum of 4%.

Intersection curve radii. Design of curb or edge of pavement must take into account such conditions as types of turning vehicles, likely speeds of traffic, angle or turn, number of lanes and whether parking is permitted; but curb or edge of pavement radii must not be less than the following:

	Intersection	Minimum Simple Curve Radii of Curb or Edge of Pavement (feet)
	Arterial with arterial	40 or more, as determined after consultation with PennDOT
	Arterial with collector	35
	Collector with collector	30
	Collector with local street	25
	Local street with local street	20

Intersection sight triangle.

Proper sight lines must be maintained at all street intersections. Measured along the center line, there must be a clear sight triangle with sides as follows:

	Type of Street	Clear Sight Triangle (feet)
	Arterial	150
	Collector	75
	Local	75

No building or obstruction is permitted in this area.

Distances between intersections. The distance between intersections below must be observed:

Intersection on arterials. Local and collector streets may not intersect arterials at intervals of less than 800 feet and shall be in alignment with existing and planned streets entering the arterial from the opposite side.

Intersections on local or collector streets. If streets are not in alignment, the distance between streets opening up on opposite sides of any existing or proposed streets must be no less than 150 feet measured from center line to center line.

§ 260-24 Street surfacing.

[Amended 10-11-2000 by Ord. No. 2000-6]

Pavements. Streets must be surfaced to the grades and dimensions drawn on plans, profiles and cross-sections submitted by the developer and as approved by the Township Board of Supervisors. Before paving the street surface, the developer must install the required utilities and provide, where necessary, adequate subsurface drainage for the streets. The pavement base and wearing surface must be constructed according to the following minimum specifications or other specifications required by the Township Engineer where the minimum specifications are inadequate.

Local streets. Local streets shall include six inches of 2A subbase material, three inches of bituminous concrete base course, and 1 1/2 inches of ID-2 wearing course. Construction shall be in accordance with current specifications of the Pennsylvania Department of Transportation.

Collector streets. Collector streets shall include eight inches of 2A subbase material, three inches of bituminous concrete base course, and 1 1/2 inches of ID-2 wearing course. Construction shall be in accordance with current specifications of the Pennsylvania Department of Transportation.

Arterial streets. Arterial streets shall include eight inches of 2A subbase material, five inches of bituminous concrete base course, and 1 1/2 inches of ID-2 wearing course. Construction shall be in accordance with current specifications of the Pennsylvania Department of Transportation.

Curbs.

Vertical type concrete curbs shall be installed along all new streets in subdivisions in which any portion of the proposed street system attains a grade of 6% or greater; or has an average lot frontage along the proposed streets of 300 feet or less at the building setback lines; or where any residential subdivision is adjacent to or within 1,000 feet of another residential subdivision having curbs.

The Board of Supervisors may also require the installation of curbs in any subdivision or land development where evidence indicates that such improvements are necessary for proper drainage.

Curbs shall be constructed of plain cement concrete (Class A) and shall be 18 inches in depth, seven inches wide at the top and eight inches wide at the bottom, with an eight-inch reveal. Curbing shall be constructed in accordance with the current standards of the Pennsylvania Department of Transportation.

Shoulders. Where curbs are not required, roadways shall be designed using shoulders and longitudinal drainage swales. Pavement and shoulder widths for roadways without curbing shall be designed in accordance with the urban design criteria in PennDOT Publication 70, "Guidelines for the Design of Local Roads and Streets," current edition.

§ 260-25 Street verge.

[Amended 7-26-2004 by Ord. No. 2004-4]

Sidewalks. Sidewalks are required in subdivisions where semidetached and attached structures are planned and in subdivisions which have an average lot frontage of 100 feet or less at the building setback line, or where any proposed subdivision is adjacent to or within 1,000 feet of another subdivision having sidewalks. Sidewalks must be installed on both sides of the street except on streets which bound the subdivision. Sidewalks are required to provide access to and/or within mixed use, commercial or industrial areas, or community facilities. Sidewalks which are part of such nonresidential facilities shall be designed and constructed to meet the projected pedestrian needs.

Location. The sidewalk must commence on the right-of-way line and extend toward the curbline.

Width. Sidewalks must be at least four feet wide. In the vicinity of shopping centers, schools, recreation areas and other such facilities, they must be at least five feet wide and located within the street right-of-way. The Board of Supervisors may also require the installation of sidewalks in any subdivision or land development where evidence indicates that sidewalks are necessary for public safety and access. Handicapped ramps shall be provided at all intersections and crosswalks in accordance with ADA requirements.

Grass planting strip. A five-foot-wide grass planting strip shall be provided between the curb or edge of the cartway and sidewalk.

Construction. The sidewalk must be constructed of Class A concrete, be at least four inches thick, and be underlaid by four inches of No. 2A crushed stone, in accordance with current Pennsylvania Department of Transportation specifications.

Crosswalks. Where necessary to provide circulation or access to schools, playgrounds, shopping centers, transportation and other facilities, painted pedestrian crosswalks must be provided. They must be not less than 10 feet wide.

Street signs. Street name signs shall be placed at all existing and proposed intersections and shall be visible from both directions. The type of sign and the location shall be approved by the Board of Supervisors and installed by Township personnel prior to occupancy of the first dwelling on the street. The developer will be responsible for the cost of labor and materials incurred by the Township.

Size: 36 inches maximum width by eight inches maximum depth.

Lettering: six inches.

Sign material: Type III 3M high-intensity and/or Type IV Stimsonite high-performance reflective sheeting and letters on aluminum blank as approved by PennDOT and listed in Publication 35.

Color: white legend on green background.

Street trees. Trees shall not be planted within the street right-of-way. If a developer wishes to construct a boulevard with a planting strip, he must guarantee perpetual maintenance in a form acceptable to the Board of Supervisors prior to final plan approval.

Street names. No street name may be used which will duplicate, closely resemble, or be confused with the name of an existing street. Streets that are extensions, or obviously in alignment with existing named streets, must bear the names of these streets. Street names must be approved by the Township Supervisors. For existing Township street names, refer to Appendix 12.[1]

Editor's Note: Appendix 12 is included as an attachment to this chapter.

Streetlights. A streetlight meeting Township specifications shall be installed at one corner of every intersection and within a maximum distance of 300 feet or as reasonably required by the Township to ensure vehicular and pedestrian safety.

§ 260-26 Other street provisions.

[Amended 10-11-2000 by Ord. No. 2000-6; 7-30-2001 by Ord. No. 2001-7; 7-26-2004 by Ord. No. 2004-4]

Reserve strips. Controlling access to streets by reserve strips is prohibited except where their control is definitely placed in the Township under conditions approved by the Township.

Where no street standards. Where standards for required street improvements are not set forth in these regulations or specified by the Township Supervisors under these regulations, the applicable standards or requirements of the Pennsylvania Department of Transportation govern; all work must be performed in the manner prescribed in the standard specifications for road construction of the Pennsylvania Department of Transportation.

Access drives. Access drive entrances or aprons within the street rights-of-way shall be surfaced to their full width with either concrete or the same type of paving as specified in § 260-24 for local or collector streets.

Width. An access drive may not exceed 36 feet in width. The curve radii associated with the access drive should be applicable with the intended use and be consistent with current AASHTO standards.

Number. The number of access drives may not exceed two per lot on street frontage.

Offsets. An access drive may not cross a street right-of-way line:

Within 40 feet of the right-of-way line of an intersecting street.

Within 15 feet of a fire hydrant.

Within 40 feet of another access drive on the same property.

Driveways. Residential driveways shall have the following characteristics:

Driveways shall be located to provide adequate sight distance and shall not be located within any required clear sight triangle.

Driveways shall provide adequate turnaround within the lot so egress to the street is in a forward direction. This requirement shall not apply to individual parking facilities for buildings containing less than five dwelling units or attached residential dwelling units.

A maximum of two driveway connections are permitted per lot but must be no less than 100 feet apart measured from the center line of each driveway.

Driveways that intersect other than a local road shall provide adequate turnaround within the lot so egress to the street is in a forward direction.

Driveways shall not connect with a public street within 40 feet of the right-of-way lines of an intersecting streets, nor within five feet of a fire hydrant.

Driveway access shall be provided to the street of lesser classification when there is more than one street classification involved.

(7)

All driveways shall be set back at least five feet from any adjacent side or rear lot lines unless a common location is proposed.

[Amended 1-25-2016 by Ord. No. 2016-1]

(8)

Driveway entrances or aprons within the street right-of-way shall be surfaced to their full width with either concrete or the same type of paving as specified in § 260-24 in a manner consistent with the design, construction and stormwater drainage of the street. If the required surfacing cannot be installed due to temperature restrictions during the period of November 1 through March 31, the Code Enforcement Officer may grant a temporary occupancy permit for a structure to April 30 to complete the required surfacing. A temporary occupancy permit will be contingent upon receipt of a fully executed contract for the paving work that states that paving work will be completed prior to the expiration of the temporary occupancy permit.

(9)

Driveways shall, within 50 feet of the street right-of-way, have a minimum width of 10 feet and a maximum width of 20 feet for single-family dwellings.

(10)

The slope of the driveway within the right-of-way may not exceed a maximum of 4%.

(11)

Sight triangle requirements: See Appendix 26.[1]

[Added 1-25-2016 by Ord. No. 2016-1]

Editor's Note: Appendix 26 is included as an attachment to this chapter.

§ 260-27 Blocks.

General. The length, width and shape of blocks shall be determined with due regard to:

The provision of adequate sites for buildings of the type proposed.

Topography.

Any other codes, plans or ordinances.

Requirements for safe and convenient vehicular and pedestrian circulation, including the reduction of intersections with major streets.

Block lengths. The length of blocks shall not be less than 800 feet.

Block width. Residential blocks shall be of sufficient depth to accommodate two tiers of lots, except:

Where reverse frontage lots are required along an arterial street.

Where prevented by the size, topographical conditions or other inherent conditions of property, in which case the Township Planning Commission may approve a single tier of lots.

Commercial and industrial blocks. Blocks in commercial and industrial areas may vary from the elements of design detailed above, if required by the nature of the use. In all cases, however, adequate provision shall be made for off-street parking and loading areas as well as for traffic circulation and parking for employees and customers.

§ 260-28 Lots and parcels.

General.

The size, shape and orientation of lots shall be appropriate for the type of development use contemplated. Insofar as practical, side lot lines shall be at right angles to straight street lines or radial to curved street lines.

Where feasible, lot lines shall follow municipal boundaries rather than cross them in order to avoid jurisdictional problems.

Depth and width of parcels intended for nonresidential uses shall be adequate for the use proposed and sufficient to provide satisfactory space for on-site parking, loading and unloading, setbacks, landscaping, etc.

If, after subdividing, there exists remnants of land, they shall be either incorporated as proposed lots, or legally dedicated to public use if acceptable to the Township.

Lot frontage. All lots shall front on a public street. Double or reverse frontage lots shall be avoided, except where required to provide separation of residential development from arterial streets or to overcome specific disadvantages of topography, orientation or location. All residential reverse frontage lots shall have on one lot frontage a planting screen easement of at least 20 feet in width, across which there shall be no right of access.

§ 260-29 Water supply.

[Amended 10-11-2000 by Ord. No. 2000-6]

Requirements. The subdivision or land development must be provided with water supply facilities as follows:

Where there is an existing public water supply system within 1,000 feet of the subdivision or land development, a complete water main supply system connected to the existing public water supply system.

Where there is no existing public water supply system on or near the subdivision or land development, a community water supply system approved by the engineer of the water utility company holding a franchise covering the land to be developed, the Pennsylvania Department of Environmental Protection, the Township Engineer with satisfactory provision for its maintenance, and a certification of public conveyance from the Public Utility Commission with satisfactory provision for its maintenance.

Residential subdivisions of less than 25 dwelling units and/or commercial/industrial land developments or subdivisions with a projected water usage of less than 5,625 gallons per day where there is no existing public water supply and a community water supply system is not feasible, each lot in the subdivision or land development, as appropriate, must be provided with an individual water supply system in accordance with acceptable engineering and construction practices, as established by the American Water Works Association (AWWA).

If a proposed residential subdivision exceeds 25 dwelling units or a commercial/industrial subdivision or land development exceeds a projected water usage of 5,625 gallons per day, they shall be accompanied by an hydrogeological study prepared by an independent professional engineer licensed in Pennsylvania. Said study shall include, at a minimum:

The source and adequacy of water to be provided to the site.

The expected water requirements (gpd) for the proposed site.

Indication of the uses to which the water will be utilized.

(d)

A statement of the hydrogeological impact of the subdivision of land development on and off the site.

(e)

Reasons for significance or insignificance of the impact associated with the proposed water supply.

(f)

Methods of eliminating or minimizing the impact of the development as it would pertain to the water supply.

(g)

Certification by the engineer responsible for the study that the study is independent, complete and accurate and containing the seal of the engineer.

New flag lots, as defined herein, shall not be created after effective date of this amendment to the Subdivision and Land Development Ordinance.

[Added 10-30-2017 by Ord. No. 2017-3]

System plan. The plan for the installation of the mains of a water supply system must be prepared for the subdivision or land development with the cooperation of the appropriate water utility company and approved by its engineer. Upon the completion of the water supply system, one copy of the plan of the system as built must be filed with the Planning Commission (see § 260-18).

Fire hydrants. Where sufficient water supply and pressure is or will be available, fire hydrants must be installed as an integral part of the public water supply system, and placed no more than 1,200 feet apart or as directed by the appropriate utility company.

§ 260-30 Sanitary sewerage.

[Amended 7-26-2004 by Ord. No. 2004-4]

Requirements. The subdivision or land development must be provided with sanitary sewage disposal facilities as follows:

Where a public sanitary sewer system is within 1,000 feet of, or where plans approved by the Board of Supervisors provide for the installation of such public sanitary sewer facilities to within 1,000 feet of a proposed subdivision or land development, the developer shall provide a complete sanitary sewer system connected to the existing or proposed public sanitary sewer system in accordance with Township Engineering specifications.

Where there is no existing public sanitary system or plans for such, a community sewer system and treatment plant approved by the Pennsylvania Department of Environmental Protection must be installed in accordance with the requirements of the Pennsylvania Sanitary Water Board, with satisfactory provision of its maintenance, and a certificate of public conveyance from the Public Utility Commission, with satisfactory provision for its maintenance.

Where there is no existing public sanitary sewer system and a community sanitary sewer system and treatment plant is not feasible, on-site subsurface sewage disposal systems must be installed.

When on-site subsurface sewage disposal systems are feasible, the developer must comply with the following:

Must obtain a permit from the Township's Sewage Enforcement Officer.

Each lot shall provide for the testing, identification and reservation of an area for the primary sewage disposal system.

Each lot shall provide for the testing, identification and reservation of an area on each lot suitable for the installation of a replacement on-lot sewage disposal system.

(d)

Each on-lot system must be inspected and approved in accordance with Department of Environmental Protection standards by the Township's Sewage Enforcement Officer.

If on-site subsurface sewage disposal systems are not feasible, connection to a public sanitary sewer system or installation of a community sanitary sewer system must be made prior to development of any subdivision or land development.

In addition to satisfying all requirements under Subsection A(1), (2), (3), (4) and (5), the developer, of any subdivision or land development in an area for which a feasibility study for sewers has been made pursuant to Township Authority, shall provide a complete collection system, including a collector main installed in the street bed or approved right-of-way and laterals installed from the collector main to the building line. The collector main shall be of a material and design approved by the Township, and shall conform in all respects to the standards and requirements as published in the Sewage Manual of the Department of Environmental Protection. The lateral to the building line shall be of a material and design approved by the Township. Residences shall have a minimum inside diameter of four inches between the collector main and the right-of-way line of the street or highway. Laterals for building other than single-family residences shall be commensurately larger and as approved by the Township Engineer. The sewage collector mains and laterals shall be plugged watertight pending connection with a public sewer system.

System plan, approval and inspection.

The plan for the installation of a sanitary sewer system must be approved by the engineer of the sewage system to which it will be connected, the Pennsylvania Department of Environmental Protection and the Township Engineer. Unless otherwise provided in the Pennsylvania Sewage Facilities Act and regulations thereunder, all installations of sewage facilities within the Township shall be in accordance with the permit issued by the Township.

No part of the sanitary sewer system shall be covered until an engineer designated by the Township inspects and approves the said system.

Upon completion of the sanitary sewer system, the developer shall file with the Township a plan for the system "as built," showing the size, location and length of all lines (see § 260-18). A complete computer-readable file of the as-built drawings shall also be submitted.

All developers in initial submission to the Planning Commission shall set forth in written preliminary outline their plans to satisfy the requirements of this section.

Sewer pipe. Any sewer pipe main must be at least eight inches in diameter and any sewer lateral must be at least four inches. Storm sewers may not be connected with sanitary sewers.

Sanitary sewer easements. No person, firm, corporation, or other entity shall block, impede the flow of, alter, construct any structure, or place any other improvement in a sanitary sewer easement. The Township shall have the right to enter the easement at any time for the purpose of maintaining the easement.

§ 260-31 Monuments and markers.

Construction size. Monuments and markers must be constructed as follows:

		Construction	Minimum Size (inches)
	Monument	Concrete or stone	4 x 4 x 30
	Marker	Iron pipe or steel bars	30 x 5/8 diameter

Placement. Monuments and markers must be placed by a registered engineer or surveyor so that the scored or marked point coincides exactly with the point of intersection of the lines being monumented. They must be set so that the top of the monument or marker is level with the surface of the surrounding ground. Monuments must be marked on top with a copper, brass or steel dowels.

Monuments. A minimum of two monuments must be set at critical points as determined by the Township Engineer.

Markers. Markers must be set:

At the beginning and ending of curves along street property lines.

At points where lot lines intersect curves either front or rear.

At angles in property lines of lots.

At all other lot corners.

§ 260-32 Wetlands.

No subdivision or land development shall involve uses, activities or improvements which would entail encroachment into, the regrading of, or the placement of fill in wetlands in violation of state or federal regulations. Applicants must submit evidence that, if wetlands are present on the site, the Pennsylvania Department of Environmental Protection (Bureau of Dams and Waterway Safety) and the U.S. Army Corps of Engineers have been contacted to determine the applicability of state and federal wetland regulations. If a wetland analysis and report is required, it shall be prepared by a professional soil scientist or other qualified individual in accordance with the 1989 Federal Manual for Identifying and Delineating Wetlands. Any approval of the Township shall be contingent on full compliance with any requirements of any regulatory agency, and no action by the Township shall be relied on in lieu of a permit issued by the appropriate agency.

§ 260-33 Park and recreation sites.

[Amended 10-11-2000 by Ord. No. 2000-6]

Where a proposed park, playground, open space or other local or neighborhood recreation site is shown on the Township Official Map or Comprehensive Plan or where the Township considers that a local recreation site is necessary to carry out the purposes of this chapter, the Township may require the dedication of all or a portion of such site in accordance with the following standards:

The land to be dedicated must be of suitable size, dimensions, topography, access and general character for the proposed use.

The amount of land so required for this purpose must not exceed 0.02 acres of land for each lot on the final plan.

In the case of an apartment development, however, the number of dwelling units shall be used to determine the required acreage instead of the number of lots.

The Township, in lieu of requiring land to be dedicated for a recreation site, shall, pursuant to the procedures set forth below, require a payment of a fee in lieu of dedication. A fee schedule shall be established by resolution of the Board of Supervisors.[1] Fees shall be amended only by the Board of Supervisors.

A fee shall be required for each lot on a subdivision or land development plan that contains three or more lots.

Where a lot contains more than one single-family dwelling unit, a fee shall be required for each dwelling unit.

A fee shall be required for each acre contained on a land development plan, with an established minimum fee.

The fee shall be paid to Fairview Township prior to the approval of a final plan.

Fees provided hereunder are to be used only for the purpose of providing park or recreational facilities accessible to the development in accordance with a recreation plan adopted by the Township.

Editor's Note: See Ch. A302, Fee Schedule.

§ 260-34 Traffic impact studies.

[Added 10-11-2000 by Ord. No. 2000-6; 7-30-2001 by Ord. No. 2001-7]

Purpose.

To identify the adequacy of the existing transportation network and potential impacts on the proposed subdivision and/or land development.

To determine roadway improvements necessary to mitigate any impacts resulting from the development.

When required.

A transportation impact study regarding subdivision and land developments shall be submitted with the preliminary plan and shall meet the following criteria:

Residential, involving 25 or more dwelling units.

Nonresidential, involving 75 or more new vehicle trips during any peak hour.

Other. Whenever based upon recommendation by the Planning Commission to the Board of Supervisors, the Board of Supervisors may find that there is a reasonable ground to believe that the existing transportation network may be inadequate to handle the volume or character of traffic likely to result from the proposed subdivision or land development.

By whom prepared. The study will be prepared by a professional engineer registered in the Commonwealth of Pennsylvania with sufficient prior traffic study experience to qualify the engineer to perform the study and render any opinions and recommendations contained in this chapter.

Study area boundaries. Study area boundaries shall be determined in accordance with the publication referenced in Subsection E(1) and through discussion with the Township Planning Commission and Township Engineer. A prestudy conference between the applicant's traffic engineer and the Township is required.

Contents.

The study shall be prepared in accordance with the Institute of Transportation Engineer's Recommended Practice "Traffic Access and Impact Studies for the Site Development," current edition; PennDOT Publications 201 and 282, current edition; and the requirements contained in this chapter.

General site description. The site description shall include the existing and proposed land uses, current zoning, construction phasing, and completion date of the proposed land development. A brief description of other major and existing and proposed land developments within the study area shall be provided.

Transportation facilities description.

Internal transportation system. Describe the proposed vehicular ingress and egress locations, existing or proposed internal roadways including the widths of cartways and rights-of-way, parking conditions, traffic channelizations, any other traffic control devices and bicycle and pedestrian circulation within the site of the subdivision or land development.

[2]

External transportation system. Describe the entire external roadway system within the study area for the proposed subdivision or land development including major intersections, traffic control devices, parking conditions, widths of cartways and rights-of-way, and vehicular, bicycle and pedestrian circulation. Key intersections in the study area shall be identified and described. All planned or programmed public and/or private highway improvements, including proposed roadway construction and traffic signalization, shall be noted. Any proposed roadway improvements resulting from surround developments shall also be recorded.

Existing traffic conditions. Existing traffic conditions shall be determined for all roadways and intersections in the study area. Existing traffic volumes for average daily traffic, peak highway hour(s) traffic and peak development-generated hour(s) traffic shall be collected. Manual traffic counts at key intersections in the study area shall be conducted, encompassing the peak highway and development-generated hour(s). A volume capacity analysis based upon existing volumes shall be performed during the peak highway hour(s) and the peak development-generated hour(s) for all roadways and key intersections in the study area using the methodologies presented in the current edition of the Transportation Research Board's "Highway Capacity Manual," current edition. Levels of service shall be determined for all roadways and key intersections. Traffic signal warrant analyses shall be conducted for all unsignalized intersections in accordance with PennDOT Publication 201. Gap studies and queue length analysis shall also be completed for the key intersections. The analysis of the existing road network will be based on the current geometric condition and traffic conditions. In addition to the analysis of existing traffic capacity conditions, accidents that have occurred over the past five years should be inventoried and analyzed. The inventory should be conducted for both intersections and road segments, i.e., "midblocks." Further, accident analysis, i.e., frequency of accidents per vehicle miles traveled, should be conducted for the road segments or "midblocks." The analysis segments will identify safety-deficient segments within the study area roadways. Recommendations for the improvement of safety deficient segments should be offered in the study.

(d)

Future trip projections.

Estimation of vehicular trips to result from the proposed development shall be completed for the average daily, peak highway hour(s) and peak development-generated hour(s). Vehicular trip-generation rates to be used for this calculation shall be based on ITE's "Trip Generation Manual," current edition, and/or data collected from sites with similar trip generation characteristics. Also, provide an estimate of anticipated truck volumes. These development-generated traffic volumes shall be provided for the inbound and outbound traffic movements and the reference source(s) and methodology followed shall be documented. All turning movements shall be calculated. These generated volumes shall be distributed to the study area and assigned to the existing roadways, and key intersections throughout the study area. Truck volumes expressed in the percentage of total volume should be shown as a data entry in the capacity analysis results provided in the appendixes of the study.

[2]

Provide a detailed distribution and assignment of any pass by trips. Document all assumptions used in the distribution and assignment phase in a manner which permits the duplication of these calculations. Pedestrian volumes shall also be calculated, if applicable. If school crossings are to be used, pedestrian volumes shall be assigned to each crossing. Any characteristics of the site that will cause particular trip generation problems shall be noted.

[3]

Background growth and projected traffic from adjacent land development shall be included in the projection of future traffic.

(e)

Transportation impacts.