The standards, regulations and requirements of this article shall govern all developments. Specifications and construction standards as set forth in Chapter 29, Part 2, Public and Private Improvements, and/or Chapter 116, Stormwater Management, as may in the future be amended, shall control construction of all required improvements.
A.
General design and standards.
(1)
All streets shown on any plan shall be of sufficient width and proper
grade and shall be so located to accommodate the probable volume of
traffic thereon, facilitate fire protection, provide access of firefighting
equipment to buildings and provide a coordinated system of streets
conforming to the Township's Comprehensive Plan and Official
Map.
(2)
The plan of streets shall be logically related to the topography
of the land, especially with regard to grades and stormwater runoff.
(3)
Appropriate provision for completion and/or extension of existing
dedicated and/or constructed streets shall be made.
(4)
Streets shall be located to allow for the proper development of surrounding
land. No development shall be approved that will land-lock any adjacent
parcel. Access and street openings to the boundary line(s) of adjacent
undeveloped land shall be assured, with easements as required to be
obtained for turnarounds.
(5)
Dead-end streets are prohibited, excepting only those assuring access
to adjacent undeveloped land and, in these circumstances, easements
as required shall be obtained for the necessary turnaround.
(6)
Every street shall connect with another street, unless the Board
of Supervisors should find that such connection is impossible or impracticable
as a result of topographical or other physical conditions unique to
the land.
(7)
No public street shall be less than 250 feet in length in total,
nor longer than 1,600 feet in length between intersections.
(8)
Where only one entrance to a residential development having 75 or
more dwelling units is proposed and, where the Board of Supervisors
should deem the same necessary in a subdivision of 50 or more dwelling
units, a boulevarded entrance/exit with a minimum cartway width of
16 feet on each side shall be required.
(9)
Local residential streets shall be designed so as to discourage use
by nonlocal traffic.
(10)
Reasonably meandering design to lessen and discourage excessive
speed of vehicular traffic is encouraged.
(11)
Lots with direct vehicular access to an arterial or collector
street will not be authorized unless the developer establishes that
no alternative access is possible.
(12)
Requirements for issuance of access permits to state highways
and Township streets must be complied with.
(13)
Blocks subdivided into lots shall be two lot depths in width,
except along a state highway or arterial Township street which fronts
on an interior street.
B.
Functional classification of streets.
(1)
The design of a street system shall include the classification of
the streets based on their functions of projected traffic as determined
by the Township Engineer.
(2)
The classification of each street shall be based upon the projection
of traffic volumes 10 years after their completion, as set forth in
a traffic engineering study to be submitted by the developer. Traffic
volumes shall be calculated in accordance with trip-generation rates
published in the most recent edition of the Institute of Transportation
Engineers (ITE) Trip Generation Manual or alternate source acceptable
to the Township Engineer, and shall consider all traffic likely to
use each street.
(3)
Each street shall be designed for its entire length to meet the standards
for its classification.
C.
Intersections.
(1)
Streets shall intersect as nearly at right angles with each other
as is practicable. Intersecting street lines having an intersection
angle less than 90° shall be rounded by a curve tangent to both
street lines and having a radius of not less than 20 feet. The angle
of intersection shall not be less than 70°.
(2)
Center lines of streets opening into opposite sides of an intersecting
third street shall either meet at a point or be separated from one
another by not less than 200 feet.
(3)
Multiple intersections involving the junction of streets from more
than four directions are prohibited.
(5)
Intersecting local and collector streets shall not open into the
same side of a state highway or arterial street at intervals of less
than 800 feet.
(6)
Street curb intersections shall be rounded by a tangential arc with
a minimum radius of 20 feet for local streets and 30 feet for those
which include a state highway or a secondary or primary Township street.
Radius corners or diagonal cutoffs shall be provided on property lines
substantially concentric with or parallel to the chord of the curb
radius corners.
D.
Special purpose streets.
(1)
Half streets. Half streets shall not be authorized unless the developer
establishes that a half street is essential to allow reasonable development
of the property in conformity with the other provisions of this chapter.
If dedication of a half street is authorized, adequate provision for
the concurrent dedication of the remaining half of the street must
be furnished by the developer. Where an authorized half street exists
in an adjoining development, the remaining half street shall be constructed
by the adjoining development.
(2)
Temporary dead-end streets. Any street temporarily dead-ended at
the boundary line of the authorized stage of development shall be
provided with a paved turnaround meeting Township requirements to
be guaranteed to the public until such time as the road is extended.
(3)
Alleys. Alleys may be provided to provide access to the rear of properties,
and shall be provided if required by the Board of Supervisors.
E.
Cul-de-sac streets.
(1)
Through streets are preferred. Cul-de-sac streets will not be approved
unless the Board of Supervisors concludes that, by reason of topography,
shape of the lot or other physical condition, a cul-de-sac street
is more practicable than is a through street.
(2)
No street ending in a cul-de-sac or turnaround shall exceed 500 feet
in length; provided, however, that the Board of Supervisors may grant
a variance allowing a length not exceeding 800 feet if and to the
extent it determines that topography or other physical conditions
warrant relief, that such variance improves the development's
design, that the variance results in a better relationship to the
topography and that such relief does not create a hardship for the
Township, residents or occupants of the proposed development and/or
those persons likely to use said street.
F.
Access streets.
(1)
Where a proposed development abuts or contains an existing state
highway or arterial street, the Board of Supervisors may require construction
of one or more marginal access streets, reverse frontage lots and/or
such other measures as it deems necessary to protect abutting properties,
separate local and through traffic, ensure proper traffic flow and/or
reduce the number of intersections with such highway or major street.
(2)
Where a development borders on or contains a railroad right-of-way
or a limited access highway right-of-way, the Board of Supervisors
may require construction of a street approximately parallel to and
on each side of such right-of-way for such distance as the Board deems
necessary to ensure appropriate use of the intervening land. Such
distance shall be determined after consideration of the use, the requirements
of approach grades and future grade separations.
(3)
Where a proposed development or lots therein abut a state highway
or a collector or arterial Township street and the Board of Supervisors
finds that a potential traffic hazard exists, construction of a service
road shall be required as a condition of plan approval.
(4)
Cross streets shall be placed at convenient intervals consistent
with topography, so as to provide convenient cross-circulation between
longitudinal streets.
(5)
Where a proposed development includes, abuts or otherwise affects
a planned or proposed street on the Township's Transportation
Plan and Official Map, the fact of such involvement shall be noted
prior to action by the Board of Supervisors, and rights-of-way for
planned streets shall be preserved in accordance with the Transportation
Plan.
G.
Discharge of water onto street prohibited. The dumping or discharge
of downspout, surface drainage and/or subsurface water onto the surface
of any street is prohibited.
H.
Driveway aprons. Driveway aprons shall be constructed not nearer
than two feet from the edge of any storm basin grate.
A.
The minimum radius at the center line for horizontal curves shall
be:
B.
Except for local Township streets, there shall be a tangent of not
less than 100 feet, measured at the center line between all horizontal
curves turning in opposite directions.
C.
All streets shall have a minimum grade of 0.8% and a maximum grade
of 6%. Upon a finding that the topography or other physical conditions
of the property render strict compliance with these requirements impossible
or substantially impracticable, the Board of Supervisors, upon request,
may grant a variance from this regulation, provided that such variance
shall not exceed 500 feet of street distance and that the maximum
grade under a variance shall not exceed 9% for local streets and 8%
for arterial and collector streets.
D.
Vertical curves shall be used in grade differentials exceeding an
algebraic difference of 2%, and shall be designed for maximum visibility.
(1)
Intersections shall be approached on all sides by leveling areas;
and
(2)
No street shall have a grade exceeding 3% at a point 50 feet back
from the intersection of the center line of a local street and a local
or collector street, or 60 feet back from the intersection of any
street with a highway or arterial street.
E.
On all curves of less than 600 foot radius at center line on arterial
streets, the cartway shall be super-elevated in accordance with current
AASHTO/PennDOT standards and as approved by the Board of Supervisors.
A.
The minimum sight distance at and from street intersections shall
be:
(1)
At the intersection of local streets, 75 feet in each direction;
(2)
At the intersection of a local street with a collector street, 75
feet from the intersection on the local street and 150 feet on the
collector street in each direction;
(3)
At the intersection of two collector streets, 150 feet in each direction.
B.
Sight distances shall not be less than specifications in Chapter 29, Part 2, Public and Private Improvements, or then-current AASHTO/PennDOT specifications, and shall be calculated based on a reasonable speed as approved by the Township Engineer. If such specifications are greater than the minimums established in this section, the greater specifications shall control.
C.
No lot shall be provided with direct vehicular access to an arterial
or collector street unless specifically approved and authorized by
the Board of Supervisors when no alternative is found to be available
or practicable.
(1)
Normally, only one street, driveway or point of vehicle access shall
be permitted.
(2)
Two or more streets, driveways or points of vehicular access may
be authorized by the Board of Supervisors if it finds that allowance
of more than one point of access will improve traffic safety and circulation
in the area.
D.
Sight distances at all intersections and access points not specifically
addressed in this section shall be as established by then existing
AASHTO/PennDOT specifications, and the Board of Supervisors may require
greater sight distances than those in the specifications if it finds
such greater distances to be necessary due to physical conditions
of the site.
E.
No fences, hedges, shrubbery, walls, planting or other obstructions, except for trees, grass and traffic signage authorized by the Township shall be located within the right-of-way. A clear-sight triangle shall be maintained at all intersections in accordance with Chapter 29, Part 2, Public and Private Improvements.
B.
Wider street right-of-way widths up to a maximum of 120 feet may
be dedicated by the developer if approved by the Board of Supervisors,
or required by the Board of Supervisors if such wider width is deemed
necessary to ensure proper effect of the transportation plan, existing
street or highway planning, ensure safe flow of traffic and/or where
drainage easements should be reasonably parallel with such street(s).
D.
The width of the cartway portion of a street shall be not less than
22 feet. The Board of Supervisors shall have authority to require
a wider cartway where it deems it appropriate due to physical conditions,
the volume or nature of anticipated traffic or other factors relating
to public welfare and safety.
A.
The developer may choose names for streets within the development,
subject to approval by the Board of Supervisors; provided, however,
that no street, other than an extension of an existing street, shall
be given a name identical to, or closely similar to that of an existing
street within the greater Erie metropolitan area.
B.
The developer shall be required to provide and to install street
name, regulatory warning and traffic regulation signs of the type
approved by the Township on such streets and in such locations as
the Township shall designate.
C.
Street name signs approved by the Township shall be required at all
intersections.
A.
Blocks shall be not less than 500 feet nor more than 1,600 feet in
length.
B.
In blocks greater than 1,200 feet in length or in any long block
where additional access to a school, shopping center or bus stop is
deemed necessary, the Board of Supervisors may require the developer
to provide and construct one pedestrian right-of-way not less than
eight feet in width and having a paved walkway not less than five
feet in width per block, extending transversely through the block
at the critical location.
B.
No monument shall be set on the outside edge of a sidewalk.
C.
The location of all monuments shall be shown on the final plan application,
and double monuments shall be identified as such on the plan.
(1)
Where all monuments required have been set as of the date the final
plan is prepared, the engineer's or surveyor's certification
shall be set forth on the plan.
(2)
Where all required monuments have not been set as of the date the
final plan is prepared, they shall be installed prior to the date
set for completion of required improvements and, prior to release
by the Township of the security for completion of improvements, the
monumentation certification shall be filed with the Township.
A.
Minimum-use drives and access. In addition to the general standards established in Article VIII of this chapter, regulations in Chapter 145, Zoning, and construction standards established in Chapter 29, Part 2, Article VI, Construction Standards for Public and Private Improvements, no permit for access to a Township street for minimum volume traffic use shall be issued unless the following requirements are complied with:
(1)
All driveway aprons shall be set at the finished elevation of the
accessed street's asphalt wearing course;
(2)
No drive, street, drive or driveway apron shall be installed within
two feet from the outside edge of an existing catch basin or basin
grate;
(3)
No approach or curb cut shall begin closer to an intersecting street
than the street line extended of such intersection street or 15 feet
from the line of the intersection curb, whichever is greater;
(4)
The width of any entrance driveway shall not exceed 35 feet, measured
at right angles to the axis of said driveway;
(5)
No two driveways serving one property shall be placed within 15 feet
of each other at their intersection with the street line;
(6)
No entrance driveway shall intersect a street line at an intersection
angle of less than 45°;
(7)
Driveway approaches shall be flared at their intersection with the
street or highway, with radii not exceeding 20 feet, and the entire
flare shall fall within the right-of-way;
(8)
The drive or driveway must have a minimum of 20 feet tangent distance
in curbed area or 30 feet minimum tangent distance in uncurbed area
between the drive and the nearest intersection;
(9)
The difference between cross slope of the roadway and the drive grade
shall not exceed 8%; and
(10)
The drive or driveway must be paved from the edge of the street
pavement to the right-of-way line.
B.
Low-volume drives and streets. In addition to the general standards established in § 125-54, design standards in this article, regulations in Chapter 145, Zoning, and construction standards established in Chapter 29, Part 2, Article VI, Construction Standards for Public and Private Improvements, no permit for access to a Township street for low-volume traffic use shall be issued unless the following requirements are complied with:
C.
Medium-volume drives and streets. In addition to the general standards established in § 125-54, design standards in this article, regulations in Chapter 145, Zoning, and construction standards established in Chapter 29, Part 2, Article VI, Construction Standards for Public and Private Improvements, no permit for access to a Township street for medium-volume traffic use shall be issued unless the following requirements are complied with:[1]
(2)
Measures required or recommended under the development's traffic
study as accepted by the Township, together with other requirements
established by the Township shall be implemented.
D.
High-volume drives and streets. In addition to the general standards established in § 125-54, design standards in this article, regulations in Chapter 145, Zoning, and construction standards established in Chapter 29, Part 2, Article VI, Construction Standards for Public and Private Improvements, no permit for access to a Township street for high-volume traffic use shall be issued unless the following requirements are complied with:[2]
(2)
Measures required or recommended under the development's traffic
study as accepted by the Township, together with other requirements
established by the Township shall be implemented.
A.
Sidewalks shall be constructed and required on both sides of all streets in all developments, in accordance with standards in Chapter 29, Code Enforcement, Public and Private Improvements, and in regulations under the Americans With Disabilities Act.[1] Where a development abuts one side of an existing or proposed
street, sidewalks shall be constructed on that side of the street
which is located within the development.
[1]
Editor's Note: See 42 U.S.C. § 12101 et seq.
B.
Sidewalks shall connect with those in adjacent developments.
C.
Sidewalk width shall be a minimum of five feet; provided that within
residential (local) streets' rights-of-way, the minimum width
shall be four feet.
D.
Sidewalks shall commence at the right-of-way line and extend toward
the curbline and shall be located within the street right-of-way,
unless otherwise required by the Board of Supervisors.
E.
Where location of sidewalks in the public right-of-way pursuant to this section and Chapter 29, Code Enforcement, Public and Private Improvements, is not possible because of existing site constraints, the sidewalks shall be located within a dedicated public pedestrian easement immediately adjacent to the street right-of-way, subject to approval by the Township. In such cases, the pedestrian easement shall:
F.
At street intersections, sidewalks shall be extended to the edge of the paved street or curb. Sidewalks at street intersections shall be ramped for accessibility as specified in Chapter 29, Code Enforcement, Public and Private Improvements.
H.
Consistent with these regulations, the Board of Supervisors may modify
design regulations in connection with approval of a conservation design
residential development providing for a system of walking and biking
paths.
A.
Defined. Paths are for connections through open space, communal and recreation areas and adjacent path or trail systems, and to allow access to watercourses, scenic vistas or other sites as to which the public or residents of a development are intended to have access. Paths are distinct from sidewalks, which are adjacent to roadways and are required to allow pedestrian circulation along streets, and from trails, which are authorized only through open, wooded and natural areas within a development to allow residents an opportunity to experience nature. All paths and trails shall be constructed in accordance with standards in Chapter 29, Part 2, Public and Private Improvements.
B.
Paths shall be laid out and designed in such a way as to provide
logical connections to collector walkways and to pedestrian destinations
such as parks, common areas, natural vistas, watercourses, bus stops
and schools.
C.
When a subdivision or development is traversed by or abuts an existing
walking and biking path, the developer shall provide for the continuation
of the path through the proposed development. Points at which the
path enters and exits the development shall remain unchanged.
D.
All residential developments shall provide for paths which allow
for safe walking and bicycling circulation throughout the development
and which provide connections to common areas, natural vistas, watercourses
and streets serving the development. Paths shall not be deemed a substitute
for sidewalks along a street right-of-way, unless otherwise authorized
by the Township for good cause shown.
E.
Paths shall be owned by the developer/owner or, in the alternative,
may upon completion of construction be conveyed to a condominium or
property owners' association which shall then be responsible
for their proper condition and maintenance.
A.
Hiking trails shall be provided, as appropriate, throughout open,
wooded and natural areas within a residential development so as to
provide residents the opportunity to experience nature.
B.
Logical and safe connections to hiking trails shall be provided from
walking and biking paths within the development.
A.
Installation and maintenance of street trees within and adjacent
to the right-of-way of a street is encouraged but is not mandated.
C.
Street trees shall be selected, installed and maintained so as to
protect against damage to paved streets, sidewalks or paths and to
protect against obstruction of or interference with pedestrian and
vehicular traffic. Street trees shall further not interfere with clear
sight triangles or visibility of pedestrians.
A.
All developments subject to the requirement in Chapter 116, Stormwater Management, that a stormwater management plan be submitted, certified and implemented shall submit and implement such plan, subject to the regulations of Chapter 116, Stormwater Management, construction standards established in Chapter 29, Part 2, Article VI, Construction Standards for Public and Private Improvements, and the regulations in this section and in § 125-36B and in Article IX of this chapter.
B.
Even where construction or a development is not required to submit and implement a stormwater management plan, the standards governing stormwater management, storm sewers and stormwater facilities established in this chapter and in Chapter 116, Stormwater Management, shall control, and shall be complied with in connection with implementation of a grading plan and conditions upon a building or zoning permit.
C.
All stormwater runoff collection, conveyance, detention and management facilities shall be designed in accordance with the standards and criteria set forth in Chapter 116, Stormwater Management, and Chapter 29, Part 2, Article VI, Construction Standards for Public and Private Improvements, as may in the future be amended. Subject to said standards and criteria:[1]
(1)
The Board of Supervisors may authorize connection of residential
downspouts and sump discharges to a storm sewer catch basin, and with
respect to such allowed connections, piping shall be connected to
the catch basin approximately three feet below the street grade, and
a road bond shall be required prior to performance of any excavation
work involving Township streets.
(2)
The Township Engineer may approve direct connection of a residential
downspout or sump discharge to stormwater piping or storm sewers,
provided that such connection is deemed appropriate in the circumstances
and that a conventional pipe saddle connection or other approved method
is utilized.
D.
No discharge of stormwater shall be routed to any street underdrain,
street surface or sanitary sewer.
E.
Cleanouts and downspout protectors shall be utilized at appropriate
locations.
A.
Except where expressly authorized by the Board of Supervisors in accordance with the requirements of § 125-55, each lot shall abut on a public street, with access adequate for the use of public safety vehicles.
B.
Side lines of lots shall be approximately at right angles to street
lines on straight streets and radial to street lines on curved streets
wherever feasible. Pointed, wedge-shaped or very irregular lots shall
be avoided unless such variations shall improve the overall neighborhood
design.
C.
Corner lots abutting two streets shall be of sufficient width to
ensure compliance with the applicable building line along the longest
dimensioned frontage of the lot.
D.
Depth of lots shall not exceed three times their width, unless the
Board of Supervisors shall authorize a variance from this regulation.
E.
Minimum lot depth shall be 120 feet. For lots having irregular sides,
depth shall be deemed the average of the two opposite long sides.
F.
No remnants of land which are not buildable in accordance with Chapter 145, Zoning, shall be permitted. All portions of a plan shall be incorporated into existing or proposed lots unless special usage is applied as part of a development proposal.
G.
Where wooded lots consist of trees three inches or larger in trunk
diameter, the lot depth shall be increased to a minimum of 145 feet
in order to establish and preserve a natural buffer area along the
rear of said lots. In such cases, a natural buffer easement shall
be shown on the plan and defined in the declaration of easement, and
trees and vegetation within the buffer area shall be preserved absent
the Board of Supervisors' express prior approval to the contrary.
H.
Where open space is being set aside and preserved in connection with
a development, the Board of Supervisors shall have authority to grant
modifications of this requirement as it determines are reasonable
in the circumstances.
I.
Lot size and area regulations established in Chapter 145, Zoning, and/or this chapter shall be calculated by developable land and, for purposes of minimum lot size and/or density of development calculations, shall not include lands not within the definition of developable land. In addition to the above, the area of a residential lot for purposes of calculating minimum lot size shall exclude land having a slope in excess of 5%.
J.
The Board of Supervisors shall not approve any development plan which proposes density of development in excess of the maximums established in Chapter 145, Zoning, and/or this chapter.
K.
Flag lots, defined as those whose building area is 50% or more of
the area used to access the building area or whose width of building
area parallel to the right-of-way exceeds 150% of the road frontage,
are prohibited generally; provided, however, that the Board of Supervisors
may authorize flag lots in connection with modification of regulations
granted to a residential development which sets aside and preserves
open space and where deemed necessary as a result to enable reasonable
development.
(1)
Flag lots shall not be approved where they are not specifically authorized
or to avoid general regulations.
L.
Double frontage lots, extending through a block from street to street,
are prohibited unless expressly authorized by the Board of Supervisors
for good cause shown.
N.
When a tract is subdivided into lots larger than the minimum lot
regulations and there is no covenant on the plan or in connection
with plan approval prohibiting resubdivision of all or any of the
lots, the lots shall be so arranged as to permit logical location
and opening of future streets and future resubdividing, and so as
to assure adequate utility connections to all present and potential
future lots.
O.
The Board of Supervisors shall not approve any proposed subdivision
or replot of a lot or lots where such lot(s) is or are located in
a subdivision of record and the proposed replot or subdivision would
create lots smaller than the typical or average size of lots as shown
in such recorded subdivision. This prohibition is expressly intended
to protect those persons who purchase lots in reliance upon lot sizes
and configurations as shown on an approved and recorded development
plan.
[Amended 9-20-2011 by Ord. No. 2011-9]
A.
Minimum lot sizes and authorized density of development shall be as set forth in Chapter 145, Zoning, for all zoning classifications. In all cases, such minimum lot size shall be exclusive of land not within the definition of "developable land" under this chapter.
B.
Where all lots are served by public sewer and public water, minimum
lot sizes and maximum density in RR Residential, R-1 Residential,
R-2 Residential, R-3 Residential and R-4 Residential zoning districts
shall be as follows:[1]
|
Zoning District
|
Minimum Lot Area Per Unit
|
Maximum Density Per Developable Acre
| |
|---|---|---|---|
|
RR Residential
|
100 feet x 150 feet
(15,000 square feet)
|
2.5
| |
|
R-1 Residential
|
60 feet x 120 feet
(7,200 square feet)
|
4.25
| |
|
R-2 Residential
|
80 feet x 120 feet
(9,600 square feet)
|
8.0
| |
|
R-3 Residential
|
50 feet x 100 feet
(5,000 square feet)
|
8.5
|
|
R-4 Residential - where development has sole access upon one
or more state highways or Township arterial or urban collector streets:
| |||
|
1-bedroom
|
2,000 square feet
|
18.0
| |
|
2-bedroom
|
2,400 square feet
|
15.5
| |
|
3+-bedroom
|
2,800 square feet
|
13.0
| |
|
R-4 Residential - where development has access upon a Township
street other than one developed as an arterial or urban collector
street:
| |||
|
1-bedroom
|
2,700 square feet
|
11.5
| |
|
2-bedroom
|
3,240 square feet
|
10.0
| |
|
3+-bedroom
|
3,780 square feet
|
8.5
| |
C.
The minimum lot area for a permitted or authorized use in the R-4
Residential District shall be 9,600 square feet if served by public
water and sewer.
D.
The minimum lot area for a permitted or authorized use shall in each
case be such as to comply with applicable lot, area, density and other
regulations governing the proposed use or development.
E.
If a development involves less than one acre of developable land
and meets the regulations of this section, minimum lot area per unit
as set forth above, together with other applicable requirements of
this section, shall determine allowed density without regard to the
stated maximum density above.
F.
Where both water supply and sewage disposal is to be provided on
the lot in an R-1 Residential, R-2 Residential or RR Residential District:
(1)
Minimum lot area shall be 20,000 square feet; and
(2)
Minimum lot width at the right-of-way line shall be 100 feet; provided,
however, that as to lots fronting on a cul-de-sac or on a Township
street having a center line radius of 200 feet or less, the minimum
width shall be measured on the building line.
G.
Where public water will serve the lot in an R-1 Residential, R-2
Residential or RR Residential lot, but on-lot sewage disposal is provided:
(1)
Minimum lot area shall be 15,000 square feet; and
(2)
Minimum lot width shall be 80 feet; provided, however, that as to
lots fronting on a cul-de-sac or on a Township street having a center
line radius of 200 feet or less, the minimum width shall be measured
on the building line, and the lot width at the right-of-way line shall
not be less than 60 feet.
H.
Where public sewer will serve the lot in the R-1 Residential, R-2
Residential or RR Residential District, but on-lot water supply is
provided:
(1)
The minimum lot area shall be 10,500 square feet; and
(2)
Minimum lot width shall be 70 feet; provided, however, that as to
lots fronting on a cul-de-sac or on a Township street having a center-line
radius of 200 feet or less, the minimum width shall be measured on
the building line, and the lot width at the right-of-way line shall
not be less than 60 feet.
[Amended 9-20-2011 by Ord. No. 2011-9]
A.
The developer shall effect such grading and stormwater facilities
to all lots as is required under the approved stormwater management
plan or grading plan in order to comply with stormwater management
regulations. Grading, swales and other stormwater management improvements
or facilities effected pursuant to an approved development plan or
building permit shall constitute permanent improvements, and shall
not be altered, modified or changed by the developer, any successor
owner of the land or other person without the prior approval of the
Board of Supervisors.
B.
The developer shall provide to all lots in a development electric,
gas, telephone, cable television or like service and lines, which
shall conform to regulations and requirements of the providing utility
or supplier.
(1)
Utility distribution lines shall be installed underground within
public rights-of-way or within property easements, subject to the
laws of the commonwealth and regulations governing identified floodplain
areas.
(2)
To the fullest extent possible, underground utility lines located
in streets' right-of-way shall not be installed beneath existing
or proposed paved areas and shall be installed prior to the placement
of any paving.
(3)
Unless a lot abuts an easement or right-of-way with existing overhead
utility service lines, utility and cable service extensions and lines
shall be installed underground. Cable shall be installed at a minimum
depth of one foot.
C.
Public water and public sewer service shall be provided to all developments
and to all lots within a development, unless upon good cause shown,
the Board of Supervisors shall find that public service is not reasonably
accessible and that such public service is not necessary for the proposed
development and/or future development of lands in the vicinity of
the development.
E.
Discharge of water from sump pumps, downspouts and land onto streets
and/or state highways, or into the sanitary sewer system is prohibited.
F.
Absent the express written consent of the Township, no trees, buildings,
structures or other impediments shall be constructed or allowed to
remain upon lands identified as subject to easements granted to the
Township under an approved plan and/or declaration of easement.
[Amended 9-20-2011 by Ord. No. 2011-9]
A.
R-4 Residential District.
(1)
Minimum lot width: 80 feet at the right-of-way line.
(2)
Minimum lot depth: 120 feet.
(4)
Maximum height of buildings.
(a)
Three stories or 40 feet, whichever is less.
(b)
Buildings or structures exceeding 35 feet in height shall conform to applicable regulations of the Federal Aviation Administration and the Pennsylvania Bureau of Aviation regarding objects affecting navigable air space and to Chapter 70, Part 2, Airport Zoning, of the Code of the Township of Millcreek.
(c)
For each foot a building or structure exceeds 35 feet in height,
the distance of its offset from a front, side and rear property line
shall be increased by one foot over the required minimum.
[Amended 9-20-2011 by Ord. No. 2011-9]
A.
RR Residential and R-1 Residential Zoning Districts. If public water and sanitary sewer is available to serve all lots and open space is thereby provided, the Board of Supervisors may grant under this section and § 125-38B a modification from lot and area requirements governing land situated in the RR Residential and R-1 Residential zoning districts, subject to the following minimum requirements, which may be supplemented by the Board of Supervisors:
(1)
The amount of open space provided in the development shall equal or exceed the total area by which lots in the development would be reduced below the applicable minimum lot area requirements in Chapter 145, Zoning;
(2)
The open space provided by the modification shall be developable
land;
(3)
The open space provided by the modification shall be dedicated in
perpetuity as nondevelopable open space;
(4)
No single area of open space shall be less than one acre in size;
(5)
Township standards for open space, including but not limited to those in § 125-64 of this chapter, shall be complied with;
(6)
No density of development per acre of developable land greater than that authorized in § 125-90 of this chapter shall be approved; and
(7)
The Board of Supervisors approves the development plan proposed.
B.
Modifications in R-4 Residential Zoning District. If public water and sanitary sewer is available to serve all lots and open space is thereby provided, the Board of Supervisors may grant under this section and § 125-38B a modification from regulations governing maximum number of stories of any building within the R-4 Residential Zoning District, subject to the following minimum requirements, which may be supplemented by the Township:
(1)
No density of development greater than that authorized generally
for the proposed use or development shall be allowed.
(2)
If additional building stories are authorized, open space in excess
of the minimum required shall be set aside and dedicated permanently
as undevelopable open space, as necessary to meet maximum density
and other applicable regulations.
(3)
The Board of Supervisors shall not authorize additional height or
number of stories of buildings if such additional height would obstruct
views by adjacent properties or uses of Lake Erie, streams, historical
or natural landmarks or conservation areas.
(4)
No building in excess of six stories shall be authorized.
(5)
The applicant shall establish good cause for allowing in excess of
three stories in building height and for the number of stories proposed.
Mere economic benefit shall not constitute good cause.
C.
Other modifications. In appropriate circumstances, the Board of Supervisors may authorize modifications of lot or other regulations in accordance with standards in § 125-38B of this chapter, so long as all of the following requirements are met:
(1)
No density or development greater than that authorized generally
for the proposed use or development shall be allowed.
(2)
No reduction in the minimum amount of open space required to be permanently
set aside shall be authorized.
(3)
The Board may require that developable land open space in excess
of the minimum otherwise required be permanently set aside and/or
developed for the recreational use and enjoyment of residents.
(4)
The modification would not injure rights of adjacent uses or lots.
D.
Modifications pertaining to open space. Where open space in excess
of the minimum otherwise required is required under a modification
to be set aside and/or developed for use of residents:
(1)
All open space provided by the modification shall be developable
land.
(2)
No single area of open space shall be less than one acre in size.
(3)
The open space shall be accessible to all residents of the development
or to such lesser defined portion thereof as the Board may allow.
(4)
In appropriate circumstances, the Board of Supervisors may agree
to accept dedication of open space deemed by it suitable for public
use.
E.
Authority of Board of Supervisors. All modifications from the lot,
area and other requirements established in this chapter shall be considered
upon and determined solely by the Board of Supervisors in its regulation
of development under this chapter.
