[Ord. 418, 1/29/2014]
All applications for subdivision and land development shall
conform to the standards set forth in this Part. The standards specified
in this Part are minimum design requirements.
[Ord. 418, 1/29/2014; amended by Ord. No. 504, 8/23/2022]
The Township Engineer will review all applications for technical
compliance with these design standards and the Township's Public and
Private Improvements Code. The Township Engineer will provide a written
report containing his or her review as required by Part 6, "Inspection
and Acceptance of Improvements."
[Ord. No. 488, 1/11/2022]
Local streets or driveways providing access to subdivision or
land development plans shall comply with the following:
1. Residential Land Developments:
A.
Residential land developments with 10 or fewer dwelling units
shall have a minimum of one fully functional point of access with
an arterial road or collector road.
B.
Residential land developments with 11 to 40 dwelling units shall
have a minimum of one point of access with an arterial road or collector
road, and one fully functional point of access via an emergency access
road. The emergency access road shall connect to an arterial road
or collector road.
(1)
The emergency access road shall be privately owned and maintained,
and shall be kept clear and accessible at all times. In addition,
emergency access roads shall be installed in accordance with the following
standards:
(a) Shall connect with such a street at the most practical
location most remote from the entrance to such street.
(b) Shall be designed to transport vehicular traffic
from such street to a public street carrying through traffic.
(c) Shall be located within a thirty-foot-wide access
easement. The access easement shall be delimitated on each side by
decorative fencing for the entire length of the easement. Acceptable
materials for fencing are wrought iron, tubular steel, and decorative
masonry.
(d) Shall consist of a bituminous surface with a minimum
six-inch subbase, four-inch bituminous binder and double seal coat.
(e) Shall have a twenty-foot-minimum cartway width
with stabilized shoulders.
(f) Shall be a maximum 15% grade with vertical curves
at connection points.
(g) Decorative fencing and gates will be installed
to restrict access to the emergency access road, with detail for fencing
and gates to be approved by the Township. Acceptable materials for
fencing and gates are wrought iron, tubular steel, and decorative
masonry.
(h) Auto-turn data shall be provided by the developer
for vertical and horizontal for the size of trucks specified by the
local Fire Chief.
C.
Residential land developments with 41 or more dwelling units
shall have a minimum of two fully functional points of access to an
arterial road or collector road.
D.
The calculation of dwelling units shall include all existing
and planned dwellings using the same point of access to an arterial
road or collector road. New land developments extending existing local
streets shall include existing dwellings in the calculation of dwelling
units.
E.
The configuration and location of required access points and
emergency access roads shall be approved by the Director of Public
Safety and the Township Engineer.
2. Nonresidential Land Developments:
A.
Nonresidential land developments generating 200 or more daily
trips shall have a minimum of two fully functional points of access
located on different sides of the development to an arterial road
or collector road. A signed and sealed trip generation report, prepared
by a qualified traffic engineer, shall be provided if requested by
the Township.
(1)
If emergency access roads are proposed, such roads shall meet the standards referenced in Subsection 1B(1) of §
22-504.10.
B.
The calculation of daily trip generation shall include all existing
and planned development using the same point of access to an arterial
road or collector road. New land developments extending existing local
streets shall include existing development in the calculation of trip
generation.
C.
The configuration and location of required access points and
emergency access roads shall be approved by the Director of Public
Safety and the Township Engineer.
[Ord. 418, 1/29/2014]
Service streets, as defined by this chapter, shall not be permitted
in residential developments but may be provided in all nonresidential
developments where needed for loading, unloading or secondary access.
Service streets shall meet the minimum design standards specified
in this chapter and the Township Construction Standards.
[Ord. 418, 1/29/2014]
Stormwater management facilities shall be provided for all subdivisions and land developments in accordance with the requirements of Chapter
23, "Stormwater Management." Unless specifically exempted by Chapter
23, "Stormwater Management," a stormwater management plan shall be approved by the Township prior to the commencement of any earth-disturbing activity.
[Ord. 418, 1/29/2014]
If required by the Township Engineer, a qualified testing laboratory
shall test all construction materials used in sewers, streets, sidewalks
and other required improvements. The developer and/or landowner shall
bear all costs for such tests.
[Added by Ord. No. 491, 3/22/2022]
1. Permitted.
The applicant may construct a subdivision or land development in separate
phases over time in accordance with the standards for phased development
set forth herein.
2. Schedules
for Final Application Submissions and Modifications Thereto. Where
the applicant anticipates that he will not submit final applications
for one or more phases of the overall development as depicted on the
preliminary plat within five years of the date of preliminary plat
approval, he shall file with his preliminary application a schedule
delineating all proposed phases as well as intended dates for filing
final applications for each phase. The applicant shall update such
schedules annually on or before the anniversary of the preliminary
plat approval until such time as the Supervisors have granted final
plat approval for the final phase of the overall development as depicted
on the preliminary plat. Any modification in the aforesaid schedule
shall be subject to the approval of the Supervisors in its sole discretion.
Applicant shall complete all phases approved by the Supervisors.
3. Modification
of Phasing. Any phase that does not comply with the preliminary plat
approved by the Board of Supervisors will require complete resubmission
of the preliminary application.
4. Preliminary Plan Approval to Include All Phases. Where an applicant proposes phased development of a project over time, the applicant shall comply with all requirements for preliminary plan approval for all phases except where application content requirements have been waived in accordance with §
22-701, §
22-702, or §
22-703 of this chapter.
5. Residential
Subdivision Minimum Phase Size. Each section in any residential subdivision
or land development shall contain a minimum of 25% of the total number
of dwelling units as depicted on the preliminary plan, unless a lesser
percentage is approved by the Board of Supervisors in its discretion.
6. Independence
of Phases. Each phase of a development shall include the required
improvements necessary to serve that phase of development as if it
were the final phase of the development, independent of any proposed
future phase of development.