A.
The standards and requirements contained in §§ 385-32 to 385-40 and 385-41 to 385-45 of this chapter are intended as the minimum for the promotion of the public health, safety and general welfare, and shall be applied as such by the Peters Township Planning Commission and the Council in reviewing and approving all subdivision or land development plats.
B.
The relationship of the proposed subdivision or development with
previously developed land and undeveloped land in the Township; the
provisions for access to the undeveloped land through any proposed
subdivision or development; the adequacy of existing and proposed
sanitary sewers, stormwater management systems, community facilities,
park, playground, school and recreation areas; and conformity to the
Comprehensive Plan, to the Zoning Ordinance,[1] and to other applicable ordinances of the Township, shall
all be considered in the review and approval of any subdivision or
land development plat.
C.
Whenever other Township regulations, or state laws or statutes impose
more restrictive standards and requirements than those contained herein,
such other regulations shall be observed.
D.
Although they may not be represented on the plat, the developer shall
take cognizance of the fact that the Peters Township Zoning Ordinance
contains design standards that shall be taken into consideration in
his design, and which will later be submitted in the form of site
or plot plans prior to the issuance of building permits.
[Amended 7-8-1992 by Ord. No. 452]
A.
Preservation of natural features. A subdivider or developer shall
make every effort to preserve shade trees, other salient natural features,
keep cut-fill operations to a minimum, and ensure conformity with
topography so as to create the least erosion potential and adequately
handle the volume and velocity of surface runoff. Wooded slopes of
25% or greater shall be protected by a recorded conservation easement
which permits only the construction of a dwelling and accessory structures
permitted under the zoning regulations.
B.
Subsidence. Land subject to subsidence or underground fires either
shall be made safe for the purpose for which it is to be used, or
such land shall be set aside for uses which shall not endanger life
or property or further aggravate or increase the existing menace.
C.
Floodplain areas. If any proposed construction or development is
located entirely or partially within any identified floodplain area,
applicants for permits shall provide all the necessary information
in sufficient detail and clarity to enable the Floodplain Administrator
to determine that:
[Amended 9-14-2015 by Ord. No. 786]
(1)
All
such proposals are consistent with the need to minimize flood damage
and conform with the requirements of this and all other applicable
codes and ordinances.
(2)
All
utilities and facilities, such as sewer, gas, electrical and water
systems are located and constructed to minimize or eliminate flood
damage.
(3)
Adequate
drainage is provided so as to reduce exposure to flood hazards.
D.
Grading, excavating and filling.
(1)
No change shall be made in the contour of the land, no grading, excavating,
removal or destruction of the topsoil, trees or other vegetative cover
of the land shall be commenced unless approved in the preliminary
and final plat. Such approval shall be based on a plan for minimizing
erosion and sedimentation, controls for excessive slope areas, grading
regulations and storm drainage regulations in this chapter and the
Peters Township Zoning Ordinance[1] and Chapter 229, Grading.[2]
(2)
All lots and parcels shall be graded to drain toward the nearest
natural watercourse or storm drain and/or in accordance with an approved
stormwater management plan.
(3)
All grades shall be level with the curb for a distance of five feet.
See CD-3 in the appendix.[3]
[3]
Editor's Note: CD-3 is an illustration in Appendix A, Construction Details and Specifications, which is attached to this chapter.
E.
Vegetation and revegetation. Either a grading plan or a separate
landscaping plan shall specify the revegetation of slopes exceeding
3:1 as follows:
(1)
All slopes exceeding 3:1 shall be planted with hydroseeded trefoil
with the addition of one seedling tree per 100 square feet for 25%
of the slope area, except for slopes along streets which are front
yards on residential lots.
A.
Natural waterways and water bodies. Any stopping up, filling up,
confining, paving, filling next to, changing of embankments, or any
other interference with or change of the course of any drain, ditch,
stream, or watercourse must be done in accordance with the regulations
of the Peters Township Zoning Ordinance[2] and the requirements of the rules and regulations of the Pennsylvania Department of Environmental Protection (25 Pa. Code Chapter 105) and any applicable federal statute or regulation.
[Amended 4-26-1993 by Ord. No. 483]
A.
Easements with a minimum width of 15 feet shall be provided in all
subdivisions and land developments for poles, wires, conduits, storm
drains, gas, water and heat mains and/or other utility lines intended
to service the abutting lots, tracts, or parcels. Easements for sanitary
sewers shall be 20 feet. The Township may also require a seven-and-one-half-to-ten-foot
easement around the perimeter of the plan for future utilities.
(1)
To the fullest extent possible, easements shall be centered on or
adjacent to rear or side lot lines.
(2)
Subdividers and land developers shall avail themselves of the facilities
provided by the various authorities or public utility companies in
determining the proper locations for utility line easements.
(4)
Rights-of-way exclusive of the lot areas shall be required for access
to open space, for access to certain stormwater management facilities,
and for pedestrian/bike accessways.
(5)
The right-of-way to open space or certain stormwater management facilities shall be 20 feet in width. Pedestrian/bike rights-of-way shall be 15 feet in width. Slope easements on adjacent lots shall be provided where necessary. (See § 385-39 of this chapter.)
(6)
All active or inactive conventional oil and/or gas wells shall be
protected by a two-hundred-foot radius easement unless the intent
is to plug the well. All active or inactive unconventional oil and/or
gas wells shall be protected by a five-hundred-foot easement measured
from the edge of the well pad disturbance unless the intent is to
plug the well.
[Amended 9-26-2016 by Ord. No. 805]
(7)
All primary and alternate test sites for septic systems shall be
protected by easement(s).
B.
Water supply and fire hydrants.
(1)
All properties in R-1 subdivisions shall connect with an approved
public water supply system, if available, and shall present evidence
thereof. Such an approved public water supply system may be a certified
public utility, a bona fide cooperative association of lot owners
or a municipal corporation, authority or utility. A copy of a certificate
of public convenience from the Pennsylvania Public Utilities Commission
or an application for such certificate, a cooperative agreement or
a commitment or agreement to serve the area in question, whichever
is appropriate, shall be acceptable evidence.
(2)
If the water distribution system cannot be tied in with an approved
public system, an individual water supply must be installed and operated
in full compliance with the latest Pennsylvania Department of Environmental
Protection specifications covering such facilities.
(3)
All land developments of other types must be equipped with an approved
public water supply system.
(4)
It will be the responsibility of the developer to provide all subdivisions
and land developments with fire hydrants. Hydrants shall be installed
with the installation of the waterlines. The developer shall provide
a letter from the water company stating that adequate water pressure
is available of at least 750 gpm at 20 psi. The location of the hydrants
shall be approximately every 1,200 feet and shall be subject to approval
by the Township.
C.
Sanitary sewage disposal.
(1)
Each property proposed for subdivision shall be served by public
sanitary sewers if determined to be accessible by the appropriate
Sanitary Authority.
(2)
When the preliminary plan is filed for review, planning module components
together with all required reports attached shall be submitted by
the applicant to Peters Township for transmittal to the Pennsylvania
Department of Environmental Protection.
(3)
When the final plat is filed for review, construction drawings shall
be submitted to and approved by the appropriate authority in accordance
with its adopted rules and regulations. No surface or stormwater from
french drains, driveway drains, gutters, etc., is permitted in sanitary
sewers.
(4)
A Part II permit from the Pennsylvania Department of Environmental
Protection is required prior to construction of sanitary sewers serving
250 or more units or involving a pump station, force main, main interceptor
or sewage treatment plant.
(5)
All inspections shall be performed in accordance with the Authority's
rules and regulations, and the Township shall not accept the public
improvements in a plan until the Authority has accepted the sanitary
sewers.
(6)
If a municipal sewer system is not accessible, the following shall
apply.
(a)
R-1 subdivisions of nine lots or less may be sewered by on-lot disposal systems, provided all soil tests and site investigation features are approved prior to recording the subdivision plat. (See § 385-22E.) The number of lots in a subdivision shall be counted as all lots subdivided from the original tract since May 15, 1972.
(b)
R-1 subdivisions of 10 lots or more may be serviced by an approved
community sewage system. All sanitary sewer lines to be constructed
for a community system shall be reviewed, approved, and inspected
by the Authority of jurisdiction, and the community system shall receive
planning module approval from the Pennsylvania Department of Environmental
Protection and a permit from the Sewage Enforcement Officer.
(c)
R-1 subdivisions of 10 lots or more and R-2 multifamily developments
may be serviced by a sewerage system to a package treatment plant.
Any package treatment plant shall be built according to the specifications
of the Authority of jurisdiction and shall be reviewed, approved and
inspected by the Authority. The plant and related sewerage system
shall be accepted, maintained and operated by the Authority. Package
treatment plants require Planning Module approval by the Pennsylvania
Departmental Environmental Protection and Part I and Part II NPDES
permits.
(d)
No land development other than R-1 subdivisions of nine lots
or less may be served by on-lot sanitary sewers.
(e)
No new commercial or industrial buildings may be served by on-lot
or community sewage disposal systems.
D.
Propane. All propane installations shall be in accordance with the
Peters Township Zoning Ordinance. [See § 910-B-(2) of Chapter
27.]
[Amended 3-14-2016 by Ord. No. 794]
[Amended 11-26-1991 by Ord. No. 438; 7-8-1992 by Ord. No. 452]
A.
Blocks.
(1)
Layout. The length, width and shape of blocks shall be determined with due regard to provision of adequate sites for buildings of the type proposed; any other zoning requirements; topography, and street intersection requirements as outlined in § 385-37 of this chapter.
(2)
Length in residential districts.
(a)
Blocks shall have a minimum length of 300 feet.
(b)
In the design of blocks (fronting on minor streets) longer than
1,000 feet, special consideration shall be given to the requirements
of satisfactory fire protection.
(c)
Where practicable, blocks along arterial and collector streets
shall not be less than 1,000 feet long.
(3)
Length in commercial and industrial districts. Blocks in commercial
and industrial areas may vary from the elements of design detailed
above, if required by the nature of the use. Any subdivision of land
or land development in the Commercial or Industrial Districts shall
take into consideration the feasibility of creating marginal or feeder
roads to minimize intersections with major roads. In all cases, however,
adequate provisions shall be made for off-street parking and loading
areas, as well as for traffic circulation and parking for employees
and customers. The regulations in the Peters Township Zoning Ordinance[1] are incorporated herein by reference.
(4)
Depth. Residential blocks, including those for multifamily developments,
shall be of sufficient depth to accommodate two tiers of lots, except:
where double frontage lots are required along a major traffic street;
where prevented by the size, topographical conditions or other inherent
conditions of property, in which case the Peters Township Planning
Commission may approve a single tier of lots.
B.
Lots and parcels.
(1)
General standards.
(a)
The design and layout of the lots and parcels of a subdivision
or land development should demonstrate flexibility, economy and ingenuity
in accordance with modern and evolving principles of site planning
and development.
(b)
The size, shape and orientation of lots shall be appropriate
for the type of development and use contemplated.
(c)
Insofar as practical, side lot lines shall be at right angles
to straight street lines or radial to curved street lines.
(d)
Where feasible, lot lines shall follow municipal boundaries
rather than cross them, in order to avoid jurisdictional problems.
Excessive depth in lots shall be avoided and excessive irregularity
in lots shall be avoided. Generally, the depth of residential lots
shall be not less than one or more than 2 1/2 times their width.
(e)
Depth and width of parcels intended for apartments and nonresidential
use shall be adequate for the use proposed and sufficient to provide
satisfactory space for on-site parking, loading and unloading, setbacks,
landscaping, and other zoning requirements.
(f)
If, after subdividing or developing, there exist remnants of
land, they shall be incorporated in existing or proposed lots, or
legally dedicated to public use, if acceptable to the Township.
(2)
Lot size. Lot dimensions and areas shall be not less than specified
by the provisions of the district in which they are located.
(3)
Lot or parcel frontage.
(a)
All lots or parcels shall have direct access to a public or private street as provided for in § 385-37, Streets. Double frontage lots shall be avoided except where required to provide separation of residential uses from major streets, or to overcome specific disadvantages of topography or orientation. Such lots shall have vehicular access solely from the street where the lot width requirement is being met, excluding service streets. Lot width shall be as specified by the provisions of the district in which the lot is located and shall be measured at the minimum building setback line. Except for previously recorded lots of record, new subdivision or land development in the Commercial and Industrial Districts shall not be permitted to have individual driveway access on streets classified as arterials or collectors and shall provide collective access in the form of new streets or service streets only.
[Amended 5-13-2019 by Ord. No. 842]
(b)
Except for previously recorded lots of record, newly created
residential lots or parcels shall not be permitted to have direct
driveway access on streets classified as arterials or collectors.
(c)
Street classification shall be determined by the Official Map,
the Comprehensive Plan or the Planning Commission.
(4)
Lot or parcel numbers. Lot numbers or lettered parcels shall be assigned
and approved prior to filing the final subdivision and/or land development
plat.
[Amended 4-26-1993 by Ord. No. 483; 11-14-1994 by Ord. No. 506; 5-24-1999 by Ord. No. 570; 3-28-2011 by Ord. No. 730]
A.
General standards. (See appendix to this chapter for diagrams.[1])
(1)
The location and width of all streets, both public and private, shall conform to all design standards as provided for in § 385-37, Streets. Streets to serve new subdivisions shall only be extended from dedicated public streets.
[Amended 5-13-2019 by Ord. No. 842]
(2)
All streets intended for public use shall be paved to full cartway
width. In all cases, paving materials and workmanship shall conform
to any and all Township standards, including any Pennsylvania Department
of Transportation standards where state roads or rights-of-way are
involved.
(3)
The proposed street system shall extend existing dedicated public
streets at the same width, but in no case at less than the required
minimum width, and be so located to allow proper development of surrounding
properties. Where streets abut undeveloped property, contours on the
undeveloped land shall be provided for a distance of 100 feet to assess
the transition for future development.
(4)
Where a subdivision or land development abuts an existing street
of improper width or alignment, the Township may require the dedication
of land sufficient to widen the street, or correct the alignment and
may require the half abutting the plan be improved to Township specifications.
(5)
Where the abutting street is rural (paved and with an adequate base
as determined by the Township, but lacking curbs and storm drains),
the Township may permit the improvement of the road to the rural specification
in the appendix of this chapter.[2]
[2]
Editor's Note: Said appendix is included as an attachment to this chapter.
(6)
Minor streets shall be laid out so as to discourage through traffic.
Connector and collector streets should be provided to adequately provide
for the expected flow of traffic from minor streets.
(7)
Streets in and bordering a subdivision or land development shall
be coordinated, and be of such widths and grades and in such locations
as deemed necessary to accommodate prospective traffic, and facilitate
fire protection.
(8)
Proposed streets shall be planned suitable to the contour of the
land, to have a suitable alignment and grade, and to be able to drain
properly in accordance with the standards established by this or other
ordinances.
(9)
All external access points to new residential subdivisions will be
required a gateway treatment defined as follows:
(a)
A Neighborhood Traffic Calming Area/Proceed Slowly sign followed
by a Speed Control Devices Ahead sign. See Drawing TC-01 in Appendix
A;[3] and
[3]
Editor's Note: Said appendix is included as an attachment to this chapter.
(b)
A landscaped median entry island or a roundabout at the external
intersection.
(10)
Streets intended for the interior circulation of traffic in
a land development shall be designed so that no street providing parking
spaces shall be used as a through street. Streets used for interior
circulation shall be at least 24 feet in width. The developer shall
be responsible for installing center-line markings and traffic direction
and control signs on such streets.
[1]
Editor's Note: Said appendix is included as an attachment to this chapter.
B.
Street widths.
(1)
Minimum street right-of-way and cartway (pavement) widths shall be
shown on the Official Map or Comprehensive Plan, or if not shown on
such map or plan, shall be as follows:
|
Street Type
|
Design Speed, Minimum Desirable1
|
Minimum Required Widths
(feet)
| ||
|---|---|---|---|---|
|
Arterial
|
40 to 50
| |||
|
Right-of-way
|
80
| |||
|
Cartway
|
48
| |||
|
Collector
|
30 to 40
|
4 lane
|
2 lane
| |
|
Right-of-way
|
60
|
60
| ||
|
Cartway
|
48
|
24
| ||
|
Connector
|
30 to 35
| |||
|
Right-of-way
|
50
| |||
|
Cartway
|
24
| |||
|
Minor or local
|
20
| |||
|
Right-of-way
|
50
| |||
|
Cartway
|
24
| |||
|
Minor or local in mobile home park
|
20
| |||
|
Right-of-way
|
50
| |||
|
Cartway (2-way street)
|
24
| |||
|
Cartway (1-way street)
|
24
| |||
|
Permanent cul-de-sac
|
15 to 20
| |||
|
Right-of-way (radius)
|
48
| |||
|
Cartway (radius)
|
40
| |||
|
Split street
| ||||
|
Right-of-way
|
70
| |||
|
Cartways (each)
|
16
| |||
|
NOTES:
| |
|---|---|
|
1
|
Design speed is not a speed limit.
|
(2)
Additional right-of-way and cartway widths may be required by the
Planning Commission for various reasons including, but not limited
to:
C.
Street grades.
(1)
There shall be a minimum center-line grade of 2%. Center-line grades
shall not exceed the following:
(2)
Grades shall be designed for maximum visibility. (See appendix to
this chapter.[4])
[4]
Editor's Note: Said appendix is included as an attachment to this chapter.
(3)
In the Woodland Protection Overlay District, a minor street shall
have a maximum grade of 15%.
D.
Horizontal curves.
(1)
To be considered a traffic calming device, horizontal curves must adhere to the chart in § 385-37N(2)(a)[1], Low-speed curves.
(2)
The following minimum horizontal curves shall be provided for each
design speed:
|
Design Speed
|
Horizontal Curvature on Center Line
(minimum desirable)
| |
|---|---|---|
|
15
|
50 to 95
| |
|
20
|
100 to 180
| |
|
25
|
180 to 280
| |
|
30
|
300 to 430
| |
|
35
|
475 to 585
| |
|
401
|
750 to 825
| |
|
451
|
1,040
| |
|
501
|
1,390
|
|
NOTES:
| ||
|---|---|---|
|
1
|
Minimum required without superelevation; values shown are without
superelevation.
| |
(3)
Also a minimum tangent length of 50 feet must be provided between
reverse curves when no superelevation is used. If superelevation is
required, a tangent must be provided such that a smooth superelevation
transition is provided.
(4)
In the Woodland Protection Overlay District at design speed 25, the
horizontal curvature on center line can be 120 to 280. No minimum
tangent length of 50 feet will be required between reverse curves
when no super elevation is used.
E.
Vertical curves. The following K values shall be used to complete
minimum curve length. Curve length equals the algebraic difference
of the tangent grades times the K value:
|
K Value
| |||
|---|---|---|---|
|
Design Speed
|
Crest Curves
|
Sag Curves
| |
|
15
|
8
|
12
| |
|
20
|
9
|
17
| |
|
25
|
15
|
22
| |
|
30
|
24
|
31
| |
|
35
|
36
|
41
| |
|
40
|
55
|
55
| |
|
45
|
77
|
70
| |
|
50
|
107
|
90
| |
F.
Intersections - traffic studies.
(1)
The Township has the option to require the submission of a traffic
study for any new streets, new intersections, and new driveways which
intersect with existing streets to determine the adequacy of traffic
capacity. All reference to levels of service (LOS) shall be defined
by the Highway Capacity Manual Special Report 209, published by the
Transportation Research Board.
(a)
Traffic capacity LOS shall be based upon a future design year
which coincides with completion of the development.
(b)
Unsignalized intersections or driveways which intersect streets
shall be designed for LOS E or better for each traffic movement.
(c)
Signalized intersections shall be designed for LOS C or better.
Existing intersections impacted by development traffic shall maintain
a minimum LOS E. If an existing LOS F is present, the average delay
for LOS F must not be degraded.
(d)
Streets shall be designed for a minimum LOS C.
(2)
Guidelines for traffic studies are contained in Appendix C.[5]
[5]
Editor's Note: Appendix C, Guidelines for Traffic Impact Studies, is attached to this chapter.
G.
Intersections.
(1)
Streets shall intersect as nearly as possible at right angles. No
more than two streets shall intersect at the same point. The following
minimum spacing requirements shall be provided from center line to
center line of an intersection.
|
Classification
|
Minimum Spacing Between Intersections
(feet)
| |
|---|---|---|
|
Arterial
|
1,000
| |
|
Collector
|
300
| |
|
Connector
|
200
| |
|
Minor local
|
200
|
(3)
All intersections of streets and driveways with state highways must
be reviewed and approved by PennDOT. Any final plat creating lots
which may need driveway access to a state 'highway shall contain
a notice of the requirement for a highway occupancy permit from PennDOT
before highway access is permitted.
H.
Sight distance at intersections.
(2)
Safe sight distance for passenger cars and single-unit trucks exiting
from street onto two-lane roads.
|
Posted Speed
(mph)
|
Safe Sight Distance — Left1
(feet)
|
Safe Sight Distance — Right1
(feet)
| |
|---|---|---|---|
|
25
|
250
|
195
| |
|
35
|
440
|
350
| |
|
45
|
635
|
570
| |
|
55
|
845
|
875
|
|
NOTES:
| ||
|---|---|---|
|
1
|
Measured from a vehicle 10 feet back of the pavement edge.
| |
(3)
Safe sight distance for buses and combinations from streets onto
two-lane roads.
|
Posted Speed
(mph)
|
Safe Sight Distance — Left1
(feet)
|
Safe Sight Distance — Right1
(feet)
| |
|---|---|---|---|
|
25
|
400
|
300
| |
|
35
|
675
|
625
| |
|
45
|
1,225
|
1,225
| |
|
55
|
2,050
|
2,050
|
|
NOTES:
| ||
|---|---|---|
|
1
|
Measured from a vehicle 10 feet back of the pavement edge.
| |
(4)
If these minimums cannot be achieved, the formula in PennDOT regulations,
Title 67, § 441.8(h)(2)(iv),[7] may be used. The required safe sight distance shall be
protected by easement on the recorded plan and shall be graded in
accordance with the approved construction drawings.
[7]
Editor's Note: See 67 Pa. Code § 441.8(h)(2)(iv).
I.
Culs-de-sac and temporary dead-end streets.
(1)
Cul-de-sac streets, permanently designed as such, shall not exceed
600 feet in length. The center-line grade on a cul-de-sac street shall
not exceed 10%. The cul-de-sac itself shall not exceed 5%.
(2)
Dead-end streets shall be prohibited, except for future access to
an adjoining property or because of authorized stage development.
Such streets shall be provided with a temporary paved turnaround,
within the subdivision or development, and the use of such turnaround
shall be guaranteed to the public by recorded easement until such
time as the street is extended. A temporary turnaround shall have
a minimum paving radius of 40 feet and a minimum easement radius of
43. The standard fifty-foot right-of-way shall also be carried through
to the property or plan line for recording purposes.
J.
Split streets.
(1)
Developers who propose streets with islands of any type within the
right-of-way shall be required to submit a landscaping plan subject
to approval by the Township.
(2)
The plan shall show the location, quantity, size and type of all
planting materials, soil preparation details, planting instructions,
etc. All selected plant material shall be appropriate for the site,
be able to withstand adverse typical climatic conditions for this
area, and be as maintenance-free as possible. Guidelines are available
from the Township. The landscaping shall be installed at the developer's
expense in accordance with the planting procedures established by
the American Association of Nurserymen.
K.
Street names.
(1)
Proposed streets which are obviously in alignment with others already
existing and named shall bear the names of the existing streets.
(2)
In no case shall the name of a proposed street duplicate or be phonetically
similar to an existing street name in either the Township or the postal
district in which it is located. The subdivider or developer shall
submit the proposed street names to the Planning Director at the time
preliminary discussions are held, prior to filing a preliminary plat.
(3)
All street names shall be subject to the approval of the Township
Council.
L.
Paving and curbing. Paving and curbing shall be accomplished in accordance
with Specification Drawing CD-1 in Appendix A, Peters Township Construction
Details and Specifications prepared by the Township Engineer,[8] which are incorporated herein by reference thereto.
[8]
Editor's Note: Said appendix is included as an attachment to this chapter.
M.
Stormwater drainage.
(1)
Methods or facilities shall be provided to ensure adequate drainage
of all low points along the line of streets and to intercept stormwater
runoff along streets at intervals related to the extent and grade
of the area drained.
(2)
All stormwater drainage facilities constructed along or crossing
Township roads shall conform to Specification Drawing CD-11 in Appendix
A prepared by the Township Engineer.[9] All facilities constructed along or crossing state-owned
roads shall conform to Pennsylvania Department of Transportation specifications
for such facilities.
[9]
Editor's Note: Said appendix is included as an attachment to this chapter.
N.
Traffic calming.
(1)
Purpose.
(a)
Proactive design criteria for new public minor streets shall
encourage and maintain maximum vehicle operating speeds less than
30 miles per hour (mph) in residential subdivisions. For design speed
purposes, minor streets in residential subdivisions shall be designed
to a design speed of 20 mph with a speed limit of 25 mph. These criteria
shall employ traffic calming measures in order to achieve this objective.
(b)
The Institute of Transportation Engineers defines traffic calming
as follows: "Traffic calming is the combination of mainly physical
measures that reduce the negative effects of motor vehicle use, alter
driver behavior and improve conditions for nonmotorized street users."
(c)
Towards that end, the following general and specific design
criteria shall be employed in every new residential subdivision in
the Township.
(2)
Types/design standards of traffic calming devices.
(a)
Horizontal traffic calming devices include but are not limited
to:
[1]
Low-speed curves. (See Drawing TC-02 in Appendix A.[10])
[a]
Research has shown that one of the major influential
factors in controlling operational speeds on residential streets is
horizontal curvature. To encourage operational speeds in line with
desirable expectations, low-speed curves are recommended. A minimum
and a maximum radius shall be provided as follows:
|
Delta Angle
(Minimum of 30°)
|
Radius
(Assumes normal crown - 2%)
| |
|---|---|---|
|
Between 30° to 40°
|
100 feet (minimum/maximum) ADT <400 vpd;
110 feet (minimum/maximum) ADT >400 vpd
| |
|
Between 41° to 50°
|
120 feet (minimum) to 130 feet (maximum)
| |
|
Greater than or equal to 51°
|
120 feet (minimum) to 150 feet (maximum)
|
[b]
The length of tangents between successive low-speed
curves should not exceed 500 feet. Larger horizontal curve radii are
permitted within residential subdivision; however, radii that exceed
the above design values shall not be considered speed control points.
[10]
Editor's Note: Said appendix is included as an attachment to this chapter.
[2]
Traffic circles. (See Drawings TC-03 and TC-04 in Appendix A.[11])
[a]
Traffic circles are raised islands located in the
center of an unsignalized intersection. They are landscaped with ground
cover to provide aesthetic appeal. Traffic circles reduce speeds due
to the horizontal displacement required to negotiate the intersection.
Traffic circles also reduce conflict points at intersections. Intersections
on streets with a significant percentage of large vehicles are not
recommended locations for traffic circles.
[b]
The minimum diameter of the center island should
be 14 feet, inclusive of a two-foot wide mountable truck apron with
a four-percent cross slope and a mountable curb. Advanced circular
intersection and advisory speed signs shall be installed. The advisory
speed shall be 15 mph. The center of the traffic circle shall be within
an easement maintained by the developer or homeowners' association
with an underlying right-of-way owned by the Township.
[11]
Editor's Note: Said appendix is included as an attachment to this chapter.
[3]
Median islands. (See Drawings TC-05 and TC-05A in Appendix A.[12]) Median islands are raised islands placed between travel
lanes that introduce a horizontal displacement to reduce travel speeds.
Medians should be constructed with a truck apron two feet wide with
a four-percent slope and a mountable curb. Median islands can also
be used at intersections to control vehicle operating speeds. Minimum
island length is 40 feet and the minimum width is nine feet. Object
markers shall be installed at each end of the island. The center of
the median islands shall be within an easement maintained by the developer
or homeowners' association with an underlying right-of-way owned
by the Township.
[12]
Editor's Note: Said appendix is included as an attachment to this chapter.
[4]
Roundabouts. (See Drawing TC-06 in Appendix A.[13]) Roundabouts are to be designed in accordance with PennDOT's
Guide to Roundabouts, Publication 414. For use exclusively within
a residential subdivision, the mini-roundabout guidelines are the
preferred criteria. For external intersection gateway treatments,
the minimum acceptable design criteria for the external major street
roadway shall be used.
[13]
Editor's Note: Said appendix is included as an attachment to this chapter.
(b)
Vertical traffic calming measures include but are not limited
to:
[1]
Speed humps. (See Drawing TC-07 in Appendix A.[14]) A speed hump is a raised surface on the roadway that
is three inches to four inches in height and 12 feet in length.
[14]
Editor's Note: Said appendix is included as an attachment to this chapter.
[2]
Raised crosswalks. (See Drawing TC-08 in Appendix A.[15])
[a]
Raised crosswalks are elevated pedestrian crossings
that are similar to speed humps with a height of 3 5/8 inches
and a length of 22 feet. They can be used in locations likely to have
pedestrian demand such as neighborhood recreation areas and trails.
[b]
Raised crosswalks extend from curb to curb. Americans
with Disabilities Act compliant ramps in accordance with PennDOT specifications
shall be installed at each end. Drop inlets are required on the uphill
side of the crosswalk for drainage purposes. Crosswalk markings and
pedestrian crosswalk signs should be installed in accordance with
the Manual on Uniform Traffic Control Devices.
[15]
Editor's Note: Said appendix is included as an attachment to this chapter.
(3)
Spacing and location.
(a)
Traffic calming devices in a series shall be placed 300 to 500
feet apart. The maximum length of roadway section between speed control
points shall be 500 feet. The distance between devices should be measured
between the points at which the devices become effective in physically
controlling speeds. While a developer may propose any type of speed
control as defined herein, Township staff shall have final approval
of all proposed speed control devices including their location/spacing.
In addition, the Planning Commission or the Council may modify any
speed control application as part of their conditions of approval.
(b)
The first traffic calming device should usually be located in
a position where it cannot be approached at a high speed from either
direction. To achieve this objective, the first traffic calming device
in a series should be installed within 100 to 200 feet of a low-speed
curve or a stop condition. In addition, speed control points shall
be located within 200 feet of all external subdivision access points.
(4)
Landscaping/maintenance of devices. All traffic calming devices shall
include landscaping where practical as part of the initial construction.
Landscaping shall not restrict sight distance for vehicles traveling
on the main street or vehicles on side street approaches. Landscaping
shall be owned/maintained by the developer or homeowners' association
with an easement with an underlying right-of-way owned by the Township.
Failure to properly maintain landscaping will result in replacement
by the Township with either grass or asphalt pavement. If the Township
must replace the landscaping or provide long-term maintenance, either
the developer or the homeowners' association shall reimburse
the Township for all costs.
(5)
Implementation guidelines.
(a)
Design modifications. Township staff shall have the ability
to approve any design modifications regarding the location and/or
design of speed control points described herein. Design modifications
do not require approval of the Planning Commission or the Council;
however, either the Planning Commission or the Council can make specific
requirements for speed control points part of their conditions of
approval.
(b)
Use of multiple types of treatments encouraged. To allow flexibility
in design and to reduce visual redundancy, different types of traffic
calming devices can be used in a single development or along an individual
street. While a developer may propose any type of speed control as
defined herein, Township staff shall have final approval of all proposed
speed control devices and their location/spacing. In addition, the
Planning Commission or the Council may modify any speed control application
as part of their conditions of approval. See Drawing TC-09 in Appendix
A.[16]
[16]
Editor's Note: Said appendix is included as an attachment to this chapter.
(c)
Emergency vehicle access. Approved speed control points and
traffic calming devices are intended to allow emergency vehicles access
with minimum added delay. Traffic calming devices shall not be detrimental
to emergency vehicle operations or access. In addition, fire hydrants
must be located so that alternating one-way traffic flow shall be
maintained around emergency vehicles during minor emergencies.
(6)
Standards. For any design criteria not covered herein, refer to the
Township Subdivision and Land Development Regulations and the most
recent edition of the following standards:
(a)
A Policy on Geometric Design of Highways and Streets (AASHTO
Green Book).
(b)
Guidelines for Geometric Design of Very Low-Volume Local Roads
(ADT <400).
(c)
Manual on Uniform Traffic Control Devices (MUTCD - FHWA).
(d)
Pennsylvania's Traffic Calming Handbook (PennDOT Publication
383).
(e)
Guide To Roundabouts (PennDOT Publication 414).
A.
All streets shall be monumented, and monument locations shall be
shown on the recorded plat.
B.
All monuments shall be placed by a registered surveyor so that the
point scored (by an indented cross on the top of the monument) shall
coincide exactly with the point of intersection of the lines being
monumented.
C.
Monuments shall be set so that the top is level with the finished
grade of the surrounding area.
D.
Construction details are in Appendix A of this chapter.[1]
[1]
Editor's Note: Said appendix is included as an attachment to this chapter.
[Amended 3-9-2009 by Ord. No. 709]
B.
Pedestrian/bike accessways. Pedestrian/bike accessways must be required
between public rights-of-way whenever necessary to facilitate residents'
access to other public rights-of-way and to give access to community
facilities, such as parks, playgrounds or schools.
C.
Design of sidewalks and pedestrian/bike accessways.
(1)
The design and layout of sidewalks, accessways, ramps, and other
accessible features shall comply with the United States Department
of Justice's "ADA Standards," latest edition. As a guideline
for ramp layout and construction, standard drawing number RC-67M contained
in the Pennsylvania Department of Transportation's "Standards
for Roadway Construction," Publication 72M, latest edition, is recommended.
(2)
Accessways shall have a paved width of eight feet, and shall have
an area level with the path two feet wide on each side. Bituminous
accessways shall be paved on a compacted subbase consisting of four
inches of PennDOT 2A stone, 2 1/2 inches of binder course, and
1 1/2 inches of wearing course. An alternate paving cross section
for accessways may be proposed but must be approved by the Township.
(3)
Sidewalks within the street right-of-way shall be a minimum width
of five feet and have a cross slope no greater than 2%. Sidewalk width
may be reduced to four feet when passing areas five feet zero inch
by five feet zero inch are provided every 200 feet.
(4)
Concrete for sidewalks shall be constructed on a compacted subbase
consisting of a minimum of four inches of AASHTO No. 57 stone. The
concrete shall be Class A, reinforced, and shall be a minimum of four
inches thick.[1]
[1]
Editor's Note: Original § 79, Public Grounds,
which immediately followed this subsection was repealed 4-27-1992
by Ord. No. 466.
[Amended 4-27-1992 by Ord. No. 466]
Intent. In accordance with the park and recreation proposals
in the Comprehensive Land Use Plan; The Needs Study dated January
1989; and the Comprehensive Park, Recreation and Open Space Plan adopted
May 28, 1991, the Township shall require the dedication of land suitable
for the use intended for park or recreation purposes as a condition
precedent to final plat approval to provide adequate recreation space,
facilities, and conservancy areas to serve the future population of
the Township and to protect sensitive areas such as steep slopes and
floodplains or special scenic areas.
A.
In R-2 multifamily development. In any R-2 multifamily development,
the developer shall provide open space and developed recreational
space in accordance with the land use intensity ratios specified in
the Peters Township Zoning Ordinance.[1] Open space and recreational space shall be developed and improved by the developer along with Phase I of the development. The land set aside shall be of suitable size, dimensions, and topography in relationship to the proposed use; shall be convenient to the people to be served; and shall be accessible for maintenance purposes by providing adequate easements or street frontage. Active recreation facilities shall be approved by the Township Council. Ownership of the open space shall be retained by the developer (except for condominium development which shall meet all requirements of § 385-10 of this chapter) and maintained in accordance with Subsection C(4) of this section.[2]
B.
In mobile home parks. In mobile home parks, a recreational area equal to at least 400 square feet for each mobile home berth shall be set aside as permanent open space land and be developed and improved according to an approved recreation plan approved by the Township Council along with Phase I of the development. Such open space land shall not be located in any required site setback, buffer, or yard areas. The land set aside shall be of suitable size, dimensions and topography in relationship to the proposed use; shall be convenient to the people to be served; and shall be accessible for maintenance purposes by providing adequate easements or street frontage. Ownership of the open space shall be retained by the developer and maintained in accordance with Subsection C(4) of this section.[3]
C.
R-1 single-family developments. Subdivisions for single-family homes
shall provide open space dedication for each new lot in accordance
with the following formula: Number of proposed dwellings X an average
of three persons per dwelling ÷ 1,000 population X the standard
of 23.5 acres or 0.07 of an acre per lot or parcel. (Refer to Table
of Future Land Needs in Land Use Plan.) Upon Township agreement with
the developer or applicant, the construction of recreational facilities,
the payment of fees in lieu thereof, the private reservation of land,
or a combination, for park and recreation proposals may be substituted
for land dedication. Construction of facilities by the developer shall
be in accordance with the current facility specifications as adopted
by the Parks and Recreation Board.
(1)
Classifications of land shall consist of community parks and facilities,
neighborhood or mini-parks, linear or special facilities, conservancy
areas, and reserve or contingency areas which are described more fully
in the Comprehensive Park and Recreation Plan.
(2)
Criteria for site selection.
(a)
Access and location. The land proposed for dedication shall
be accessible to the residents of the development. Access shall be
provided by a public street abutting at least one side of the site
for a minimum distance of 50 feet. If public easements are the sole
access, they shall be wide enough to accommodate the two-way traffic
of maintenance equipment and public access.
(b)
The shape shall be suitable to accommodate those park and open space activities appropriate with the location of the land and the needs expressed in the Comprehensive Park and Recreation Plan and the Needs Study. Categories are listed in Subsection C(1) above.
(c)
Land intended to be used for parks shall be aesthetically pleasing
and shall not be burdened with an undue number of restrictions on
the proposed use, e.g., mining conditions, overhead or underground
utilities, stormwater management facilities; and shall be environmentally
hazard free. Approximately 60% of the land shall be dry ground, not
exceeding the average percent of slope of the development. The land
must also have minimum 50 feet frontage on a public road, and be served
by all utilities.
(d)
Land intended to be used for open space rather than park development
shall be aesthetically pleasing and serve some purpose in the interest
of the residents of the development, i.e., a conservancy area which
provides protection of wooded areas, steep slopes, floodplains, etc.
Such areas shall not be burdened with stormwater management ponds
and shall be environmentally hazard free.
(3)
Review of proposed open space land.
(a)
At the time of the preapplication conference § 385-19, the Parks and Recreation Director and/or Planning Director shall review with the developer the park, facility or open space needs in the area where the development is to take place based on the Needs Study performed in January 1989 and the Recreation Planning Districts in the Comprehensive Park and Recreation Plan.
(b)
Based on the above evaluation, a recommendation shall be made
to the Parks and Recreation Board concerning the open space requirement
for the particular development. This recommendation in such form as
may be endorsed by the Parks and Recreation Board shall be communicated
to the developer and to the Planning Commission. The recommendation
may take the form of a request for park land in a specific section
of the development with specific criteria; a request for fee in lieu
of land dedication; a request for a private reservation of open space
land; a request for the construction of recreational facilities; or
a combination thereof. If the developer agrees to the fee in lieu
of dedication, he shall sign a release form provided by the Township
prior to filing the plan for review with the Planning Commission.
If the developer agrees to construct facilities, they shall be guaranteed
along with other improvements in the phase in which they are to occur.
(4)
Establishment of ownership, control and maintenance. The developer shall dedicate to the Township the future ownership of the permanent open space land on the final plat unless a private reservation of land is being made in which case the responsibility for the burden of maintenance and control shall be placed upon the private entity retaining ownership. All condominium ownership shall be in accordance with § 385-10 of this chapter or this section.
[Amended 3-14-2016 by Ord. No. 794]
(5)
Fee in lieu of required dedication.
(a)
In the event that the developer agrees to pay a fee in lieu
of dedication of land, the amount of the fee shall be substantially
equal to the fair market value of land that would be set aside if
the criteria for site selection for parks specified above were to
be applied.
(b)
"Fair market value" shall be determined by the Township Council
as established annually by an MAI appraiser in effect at the time
each final plat is filed for review.
(c)
The fee shall be paid to the Township as a condition of approval
of the Phase I final plat or as specified in a schedule of payment.
D.
Conservation Residential (CR) and Mixed Residential (MR) Overlay
Districts. Subdivisions or land developments within the CR or MR Overlay
District shall provide open space as follows:
[Added 9-12-2016 by Ord.
No. 803]
