[Ord. 486, 6/3/2013, § 5.01]
1.
The design standards established in this chapter are intended to
be fundamental requirements to be applied with professional skill
in the subdividing and planning of land so as to produce attractive
and harmonious neighborhoods, convenient and safe streets, and economical
layouts of residential and other land development. The design standards
are further intended to encourage and promote flexibility and ingenuity
in the layout and design of subdivisions and land developments, in
accordance with modern and evolving principles of site planning and
development. It is further intended that subdivision and land development
designs shall promote interconnectivity and walkability within neighborhoods,
protection of natural features and resources, reservation of open
space areas and emphasize the preservation and planting of trees along
streets, within parking areas and in developed areas.
2.
It is also the intent of this chapter to require subdividers and
developers to follow all applicable codes, regulations, and standards
adopted by the Township or the county relative to improvements to
the subdivision or development site. In all cases, the codes, regulations
and standards of the municipality shall be followed and the improvements
shall be approved by the Township Board of Commissioners before the
final plan is approved. In cases where development codes, regulations,
and standards do not exist at the Township level, the requirements
of this chapter shall be followed and approved by the Township. All
improvements as specified in this chapter or in applicable Township
ordinances shall be installed before the final plat is approved or,
in lieu thereof, a guarantee of installation shall be provided by
the subdivider or developer prior to final plat approval. The guarantee
shall assure the responsible body that the required improvements will
be installed in accordance with the subdivision or land development
plan.
3.
During the design and approval or subdivision and land development
plans the Township, planning agency and Board of Commissioners, and
the developer shall give primary consideration to all transportation
plans, watershed plans, water plans, sewer plans, community facility
plans, and official maps as may be in effect in the Township.
[Ord. 486, 6/3/2013, § 5.02]
1.
In addition to the standards contained elsewhere in these regulations,
the following general standards shall be observed:
A.
Existing utilities and improvements shall be utilized wherever possible.
New roads and extended utility services shall be discouraged if existing
services and facilities may be utilized. Scattered urban development
shall be avoided.
B.
Development designs shall minimize street lengths necessary to serve
developed properties.
C.
Side lot lines should be substantially at right angles or radial
to street lines, unless the purpose of lot line orientation is to
obtain greater solar access.
D.
Depth of residential lots should be not less than one nor more than
two and a half times the lot width.
E.
Every lot shall abut a street. Lot frontage or access shall be physically
accessible by standard vehicle in existing condition or the Township
shall require illustration of the site improvements planned and necessary
to alter steep banks, floodplains, visibility limitations, etc., to
a condition that will facilitate safe and adequate access. The Township
may also require that lots be arranged to reserve a right-of-way for
street access to future lots.
F.
Double or reverse frontage lots may be preferred or required when
lot access to an adjoining street is not permitted or separation from
the street is desired because of topographic, orientation, aesthetic,
congestion, safety or high noise level considerations. Landscaping
and buffering should be provided along the adjoining street.
G.
Adequate easements or rights-of-way shall be required for drainage
and utilities. Easements shall be a minimum of 20 feet in width and,
whenever possible, shall be centered on side or rear lot lines. No
structure or buildings shall be erected within such easements.
I.
Lots shall be suitably shaped to encourage and facilitate use and
maintenance of all portions of the lot. Accordingly, lots shall be
square or generally rectangular in shape. Lot configurations which
result in flag lots and L-shaped, T-shaped, triangular or otherwise
inappropriately shaped lots shall be avoided.
J.
Site design and development shall include reasonable efforts to save
existing trees and vegetation as well as illustrating a proposed tree
planting and landscaping design.
K.
The standards of this chapter shall apply to all lots being subdivided
or developed and residual land which is created by the subdivision
or land development activity.
L.
Subdivision of property with existing dwellings or development shall
be regulated by the following:
(1)
Each dwelling or use shall be serviced by separate utility connections.
Shared sewage systems are not permitted.
(2)
Each dwelling or use subdivided shall be on sufficient land
area to satisfy minimum lot area and yard setback requirements. Where
adequate land area is not available to satisfy minimum standards,
subdivision may be permitted when:
M.
Lot additions, land exchanges, agricultural use only lands, and any
other specific or special purpose subdivision or land development
shall include prominent plan notes to avoid misinterpretation of the
intent of the subdivision or land development plan. Applicable deed
restrictions may be required.
N.
Deeds filed subsequent to subdivision or land development approval
shall accurately and correctly describe the property therein. Deeds
and use of the property shall be in complete compliance with all plan
notes and conditions. Recording a deed which omits or contradicts
the information on an approved subdivision or land development plan
shall be a violation of this chapter.
O.
Subdivision/development of residential lots/units shall require the
dedication of recreation and open space land, or the payment of fees
in lieu thereof; in accordance with the following requirements:
(1)
Dedication of land or payment of fees in lieu thereof, for recreation
and open space use shall be in accordance with any duly adopted municipal
or county recreation and open space plan. Therefore, it is the intent
and scope of these provisions to apply the recreation dedication,
or fee payment in lieu thereof, requirements as follows:
(a)
Where a municipality has adopted a municipal Recreation and
Open Space Plan, the subdivider or land developer shall satisfy all
recreation and open space requirements and obligations with the appropriate
municipal officials including, but not limited to, agreement on any
lands to be dedicated or fees to be paid in lieu thereof. Documentation
shall be provided to the Planning Department to verify satisfaction
of municipal requirements. All subdividers and land developers who
comply with municipal recreation and open space plan requirements
shall be exempt from the Township's recreation and open space
Plan requirements, but are urged to adhere to recreation and open
space guidance provided within the Township's county recreation
and open space plan.
(2)
Dedication of land for recreation and open space, or the payment of fees in lieu thereof, shall be in accordance with the standards established within the West Lebanon Recreation and Open Space Plan. A summary of fee costs is listed within § 22-805, "Schedule of Fees," of this chapter. Said dedication and fee ratios may be adjusted for inflation from time to time, as deemed necessary by the Township Commissioners. Fees in lieu shall be paid prior to approval of the final subdivision or land development plan. Where final plan phases are proposed, applicable fees shall accompany each phased plan. Deeds for transfer of dedicated land shall be executed and recorded (a) after improvement of the land as required on the approved plan, (b) prior to transfer or occupancy of 50% of the lots within the development, (c) in accordance with the terms of any written agreement with the Township, or (d) within 60 days of notice by the Township.
(3)
Standards and criteria for land to be dedicated are as follows:
(a)
Recreation and open space shall be intended for public access,
with amenities suitable for access, use and maintenance.
(b)
Additions to adjacent existing or future public park and recreation
areas are a priority for land dedication.
(c)
Prior to plan approval, documentation shall be provided to the
Township to verify agreement to accept dedication of the offered land.
Absent an acceptance verification, fees in lieu of dedication will
be required.
(d)
Land suitable for recreation and open space use shall have minimal
limitations or intrusions to detract from the intended use, with no
more than 15% of the land area to contain easements, floodplain, steep
slopes, wetlands, stormwater facilities and similar limiting features.
(e)
With the agreement of the Township, credit toward land dedication
or fee in lieu costs may be granted to subdividers or land developers
who propose and complete acceptable public recreation site improvements,
facilities construction or equipment installation at approved locations.
Credit value shall be documented by the subdivider or land developer
and be subject to Township Engineer review to verify the value.
(4)
All fees collected by the Township in accordance with these
provisions shall be administered in conformance with the following
guidelines:
(a)
Funds shall be deposited and held in a separate Township fund,
exclusively for recreation and open space use. Interest earned on
such funds shall become part of the fund. The fund shall be referred
to as the "Recreation and Open Space Fund."
(b)
The Recreation and Open Space Fund shall be utilized to fund
acquisition and site development of public recreation and open space
sites. Expenditures shall be designed to meet the goals, objectives
and recommendations of the Township of West Lebanon Recreation Committee.
Although intended principally for acquisition and site development,
a maximum of 10% of the funds expended during any calendar year may
be utilized for maintenance or administration of recreation facilities
and sites, where need is demonstrated for remediation to create safe,
accessible recreational opportunities.
(c)
The Township shall administer the Recreation and Open Space
Fund and is authorized to approve fund expenditures, in accordance
with procedures approved by the Commissioners.
[Ord. 486, 6/3/2013, § 5.03]
1.
Conservation of energy shall be an important principle in the design
of subdivisions and land developments. Plans shall facilitate the
energy efficient placement of homes and buildings on lots. Whenever
the following criteria are found to be appropriate to a site, development
design be in accordance with the standards contained herein:
A.
Orientation.
(1)
Lots shall be designed for energy efficient sitting of buildings
with respect to slopes and existing trees.
(2)
Southerly exposures should be utilized for development. North
slopes, especially those over 10% slope, should be avoided because
the long shadows created severely restrict solar access.
(3)
New lots and new residences shall be oriented to make maximum
effective use of passive solar energy. The long axis (depth) of each
lot should run north-south, with a possible east-west variation of
22 1/2°. Lot design should provide for lots of adequate width,
depth, and slope for solar orientation. Lot layout should facilitate
solar access by at least 75% of the proposed dwellings or buildings
within a development.
(4)
The largest yard setback should be stipulated on the south side
of proposed buildings. Buildings should be situated to the north end
of the lot to permit maximum on-lot control of solar skyspace.
B.
Streets.
(1)
Streets should be oriented along an east-west axis, with maximum
north-south deviations of 30°. This should be required to the
maximum extent possible, although size, configuration or orientation
of the property; nature of the surrounding development; circulation
patterns; existing physical features such as topography and vegetation
(trees); and improved design potential may be considered to determine
the feasibility of this requirement for a given site.
(2)
Street system shall be designed to reduce overall lengths and
facilitate traffic flow (minimum number of intersections).
(3)
The street system shall be bordered by trees, in accordance
with standards of this chapter and the Township.
C.
Vegetation and Wind.
(1)
Site design shall emphasize the preservation of all beneficial
natural features of the site, such as existing slope, naturally wooded
areas, and water courses. The site design should also avoid requiring
removal of large isolated trees and desirable woods and other vegetation,
particularly those existing plant materials which serve as wind barriers
and aid in energy conservation.
(2)
Developments shall be designed to maximize wind buffering and/or
breeze channelization capabilities of vegetation, topography and structure
layouts. Wind breaks and buffers should utilize evergreens to protect
north and northwesterly exposures. Cooling breezes from the southwest
should be channeled past buildings. Deciduous trees shall be located
in areas which will enable them to shade buildings from the summer
sun, but still allow penetration of the winter sun.
[Ord. 486, 6/3/2013, § 5.04]
1.
Subdivisions shall be planned to take advantage of the topography
of land in order to: utilize the natural contours, economize in the
construction of drainage facilities, reduce the amount of grading,
and minimize destruction of trees and topsoil. The natural features
and other distinctive characteristics of the site shall be integrated
into the plan to create functional variations in the neighborhoods.
2.
Additionally, environmental safeguards may be mandated on slopes
in excess of 15%. On steep slopes (in excess of 15%), site and lot
design shall be adjusted, where necessary, to mitigate the detrimental
effects of development on steeper slopes. The following topographic
considerations shall be utilized in design of subdivisions and land
developments:
A.
Streets. Land which is relatively flat or of very gentle slopes should
be planned so that the streets follow the natural drainage courses
and as many lots as possible shall be above the street grade. On more
irregular topography, streets shall be designed to avoid extensive
cuts and fills and follow the ridges or be planned approximately parallel
to contour lines, and adjusted, however, so that lots on one side
of the street will not be excessively below the street grade.
B.
Natural Drainage. Subdivisions shall be designed, particularly on
land of very gentle slopes, to take every advantage of natural grades
so that all the land can be drained without excessive grading. Unless
water courses or drainage ways are enclosed, the plan shall be adjusted
so that rear lot lines shall be approximately parallel to the natural
or straightened course, and only where such plan is not possible,
should side lot lines be arranged parallel to an open drainage course.
Easements for drainage ways and low-lying land which are subject to
flooding may be included as part of a lot but shall not be used as
building sites or included in calculating the required lot area or
width.
C.
Natural Features. Natural features, irregularities, changes in level,
brooks, lakes, hilltops, and other focal points within the site, and
distant views outside the subdivision shall be integrated in the design
to obtain variations and interest in each neighborhood and more attractive
building sites. Trees, topsoil, and other natural resources shall
be preserved and utilized in the development of the subdivision.
D.
Driveways. Private driveways shall be designed to furnish safe and convenient access, with reasonable clear sight distance at intersection with the street. Site improvements shall be required to insure adequate site visibility at the point of access and installation of a stable, erosion resistant driveway surface. Driveway site distances shall be consistent with current PennDOT requirements (Specifications located in Appendix) and appropriate radii shall be provided. Steep slopes shall be traversed diagonally to minimize grades. Driveway grades shall not exceed 15% slope at any point. All driveways shall be designed and improved with a rolled stone or paved surface, sufficient to avoid erosion. When driveway grades exceed 10% slope driveways shall be paved to minimize erosion. Required driveway improvements shall be guaranteed in accordance with § 22-514 of this chapter.
[Ord. 486, 6/3/2013, § 5.05]
1.
The developer shall grade each subdivision or land development to
establish street grades, floor elevations of buildings, and lot grades
in proper relation to each other and to existing topography. However,
grading shall be kept to a minimum to avoid loss of topsoil and erosion
potential. Lots shall be graded to secure drainage away from buildings.
The grading shall facilitate collection of stormwater in designated
areas and avoid concentration of water in the sewage system location.
2.
The grading of the roadway shall extend the full width of the cartway,
shoulder and swale area, if applicable. Where possible, grass strips
or channels between the curb or shoulder and right-of-way line should
be graded at 3:1 slope; however, when unusual topographic conditions
exist, good engineering practice shall prevail.
[Ord. 486, 6/3/2013, § 5.06]
1.
The minimum lot size and lot width requirements established by Township
zoning ordinance shall be utilized as minimum subdivision standards.
All lots shall satisfy the Township zoning standard for lot width
and lot size at the time of subdivision. Additionally, the building
setback lines established by the Township zoning ordinance shall be
applicable and shall be noted on each subdivision or land development
plan. Additionally, each subdivision or land development plan shall
satisfy all other applicable zoning standards, unless variance thereto
has been granted.
2.
In cases where zoning standards have not been enacted or might otherwise
be determined not to be valid, the following uniform standard shall
apply for new building lots.
|
Minimum
|
Minimum
|
Minimum Setbacks
| |||
|---|---|---|---|---|---|
|
Available Utilities*
|
Lot Size
|
Lot Width
|
Front
|
Side
|
Rear
|
|
On-lot Well and Sewage
|
1 acre
|
150 feet
|
40 feet
|
15 feet
|
40 feet
|
|
Public Water/On-lot Sewage
|
30,000 square feet
|
135 feet
|
40 feet
|
15 feet
|
40 feet
|
|
On-lot Well/Public Sewer
|
20,000 square feet
|
120 feet
|
35 feet
|
10 feet
|
35 feet
|
|
Public Water and Sewer
|
10,000 square feet
|
100 feet
|
30 feet
|
10 feet
|
30 feet
|
|
NOTES:
| |
|---|---|
|
*
|
Public also includes approved community water and sewage systems.
|
[Ord. 486, 6/3/2013, § 5.07]
1.
Sewage disposal facilities shall be designed and constructed to meet
the needs of the proposed subdivision or land development. Sewage
disposal facilities shall also meet all requirements of the Pennsylvania
Department of Environmental Protection, the Municipal Act 537 Sewage
Plan and West Lebanon Township. The following requirements specify
the design and installation standards for subsurface sewage disposal
and public and private sewerage systems.
A.
Subsurface Sewage Disposal. All subdivisions and land developments
proposing subsurface sewage disposal shall be designed and submitted
in compliance with the prevailing requirements of the Pennsylvania
Sewage Facilities Act, DEP and, where applicable, the delegated local
agency. It is the intent of this section to coordinate a simultaneous
review of subdivision and land development plans with sewage planning
modules at the municipal level, thereby avoiding the approval of lots
that are not suitable for sewage disposal. Where required by municipal
sewage plans, on-site sewage testing shall be supplemented with a
hydrogeologic study which may dictate increased lot sizes or reservation
of ground water easement areas. In accordance with those standards,
application for subdivision or land development approval shall satisfy
the following procedural requirements:
(1)
Minor Subdivision. The subdivider shall submit the sewage planning
module and required associated information to the sewage enforcement
officer at the time of final plat application. The subdivision or
land development plan shall not be processed until documentation is
provided to verify that the sewage enforcement officer has received
the sewage planning module. All newly created lots, whether for immediate
or future use, shall be tested and approved for sewage suitability.
(2)
Major Subdivision. The subdivider shall submit a preliminary
plan depicting general lot layout and street design, as required elsewhere
herein. The subdivider shall submit the required sewage planning module
and associated information to the sewage enforcement officer at the
time of preliminary plan application. The subdivision or land development
plan shall not be processed until documentation is provided to verify
that the sewage enforcement officer has received the sewage planning
module.
B.
Existing Public Sewers. When a subdivision or land development has
public sewers available on-site or within 1,000 feet of the site,
sewer lines shall be included on the subdivision or land development
plan and installation must be approved by West Lebanon Township. Written
documentation is required from the Township to verify adequate capacity,
agreement to provide service, and specific design approval.
C.
Planned Sewer Area. When a proposed subdivision or land development
is located in an area not presently served by public sewers, but which
has received design data preparatory to sewer system installation
within 18 months, then the Township shall determine the necessity
of installing house connections and/or capped mains, even though on-site
facilities will be required in the interim. Installation of house
connections and capped mains shall be in accordance with Township
design data and approved by the Township Engineer prior to approval
of a preliminary or final plan.
D.
Private Sewerage System. When a subdivision or land development is
to be provided with a private sewerage system, a statement shall be
submitted to the Township from the Pennsylvania Department of Environmental
Protection verifying that a permit has been issued approved the proposed
facilities. Additionally, the municipality must be satisfied that
adequate provisions have been made to guarantee the construction and
maintenance of the proposed private sewerage system.
E.
Plan Notice.
(1)
Subsurface Sewage Disposal. All subdivision and land development
plans shall contain a plan note specifying that approval of the plan
does not guarantee permit issuance for sewage disposal.
(2)
Public Sewers. All subdivision and land development plans shall
contain a plan note specifying that connection to public sewer lines
is required.
(3)
Lot Additions in Non-public Sewer Areas/Agricultural Parcels.
Non-building language to be displayed as provided in Appendix and
proper documentation to be processed through Sewage Enforcement Officer
and Township.
[Ord. 486, 6/3/2013, § 5.08]
1.
A water supply system shall be designed and constructed by the subdivider
or developer as required by the Township, water company, or water
authority in relation to the specific site of the proposed subdivision
or land development. The water supply system shall be capable of meeting
the domestic and fire protection needs of the site. When possible,
the subdivision or land development should be served by a public water
supply system approved by the Township or a community water system
approved by the Pennsylvania Department of Environmental Protection.
If the subdivision or land development is to be supplied by a public
or community water system, the subdivider or developer shall submit
a written certification, commitment or evidence that the municipal
water company or authority or the association of lot owners or private
company, as applicable, has adequate water capacity, has agreed to
provide water service and has approved the specific water system design.
2.
When a subdivision or land development has public water on-site or
within 500 feet of the site, public water lines shall be extended
as necessary to service the lots and uses on the subdivision and land
development plan, subject to approval by the Township. In those cases
where a public or community water system is not available or practical,
a well shall be provided for each lot. Wells shall be placed uphill
from sewage disposal systems. Wells shall not be within 100 feet of
any part of the absorption field of any on-site sewage disposal system
and they shall not be placed within 60 feet of lakes, streams, ponds,
quarries, etc.
3.
Subdivision or land development proposals which involve the daily
use of 10,000 gallons or more of well or surface water shall be accompanied
by a hydrologic study to document the adequacy of the water supply
without endangering water availability for adjoining landowners. Review
and, where applicable, approval may be required from DEP and the Susquehanna
River Basin Commission, as applicable.
4.
Subdivision and land development plans shall contain a plan note
specifying the source of water supply. Plans proposing the use of
public or community water shall contain a note specifying that connection
to the public or community water lines, as applicable, is required.
Plans proposing the use of individual wells shall contain a note specifying
that the lot(s) has not been tested for the availability of water
of adequate quality or quantity and no guarantee of water availability
is provided.
[Ord. 486, 6/3/2013, § 5.09]
1.
In addition to relating to topography, natural features and solar
orientation, streets shall be designed according to the function served,
the use of abutting land, and standards of width, intersections, maximum
grades and curvatures. The Township shall require that all developments
have adequate access. Where major subdivision is proposed or may occur
because of the patterns started by minor subdivision activity, the
Township should require reservation for, or installation of, two or
more streets to insure safe and convenient access. Elimination or
vacation of previously approved streets shall be approved only when
the Township determines that (A) alternate access has been provided
in another, more suitable location, (B) further development is not
possible utilizing the street, and (C) any land owners who purchased
property with reliance upon the street agree in writing to its elimination.
2.
The developer shall design and construct streets, including pavements,
shoulders, gutters, curbs, etc., as required by Township ordinance.
Where specific Township regulations do not exist, the following requirements
shall apply:
A.
Classification and General Design Goals.
(1)
Major Streets. Function primarily for the movement of fast traffic
between points of heavy traffic generation. They are often known as
arterial streets or highways. They shall be planned for continuation
of existing streets in the system at the same or greater width in
accordance with adopted municipal standards. Major streets shall contain
as few intersections as possible.
(2)
Collector Streets. Function to collect traffic from local streets
and distribute it into major streets, and, as such, they will normally
contain a relatively large number of intersections with local streets
and few with main streets. A collector street system may be required
wherever a residential neighborhood near a major street is over 150
acres in area or where the local street pattern is so designed as
to converge and serve over 500 one-family dwellings, or 100 multi-family
units. Collector streets shall be planned for continuity and to lead
more or less directly to one or more focal points or centers of traffic
generation, and may become bus routes.
(3)
Local Streets. Provide direct access to each lot and function
to allow traffic to circulate toward the principal directions of travel,
bus routes, schools and playgrounds; however, the design shall discourage
through and high speed traffic. The street pattern shall be indirect
and yet continuous to prevent through traffic, formed of straight,
moderately winding, curved, looped or angular streets. Tee-intersections
shall predominate and cross-intersections shall be minimized. There
shall be an underlying systematic neighborhood pattern; however, gridiron
and other rigid geometrical patterns should be avoided where possible.
The street pattern shall include extensions to the boundaries of the
development to provide circulation between adjoining neighborhoods.
(4)
Cul-de-sac Streets. Provide direct access to properties from
other streets. Ordinarily, a cul-de-sac is a short street with only
one outlet and having an appropriate terminal for safe and convenient
reversal traffic movement. Drainage should be towards the open end.
If drainage is toward the closed end it shall be conducted away in
an underground storm sewer. Other design alternatives such as through
or looped streets shall be used where possible.
B.
Minimum Street Standards. See Attachment "22-5-A."
C.
Supplementary Street Standards. In addition to the specific standards
cited in Subsection 2B, the following street standards shall apply
to design and construction of streets:
(1)
Intersections.
(a)
Streets shall be designed to intersect at right angles (90°)
and should be at right angles for at least 100 feet from the point
of cartway intersection.
(b)
No more than two streets shall intersect at any one point.
(c)
Proposed new intersections along one side of an existing street
shall coincide with any existing intersections on the opposite side
of the street. Where intersections cannot practically be connected,
a minimum of 150 feet shall separate the center lines of offset local
streets, and 400 feet minimum shall be provided for collector and
major streets.
(d)
Street curb intersections shall be rounded with a minimum radius
of 20 feet for local streets and 30 feet for collector or major streets.
The radius point shall be concentric with that for the property lines.
(e)
Intersections shall be designed with a flat grade. In hilly
or rolling topography, a leveling area shall be provided for 75 feet
on all sides preceding the intersection, measured from the edge of
cartway of the intersecting street. The leveling area shall have a
maximum grade of 4% for local and cul-de-sac streets and a maximum
grade of 2% for collector and major streets.
(f)
Clear sight triangles of 75 feet measured along the center line
from the point of intersection, shall be provided and maintained at
all intersections. No building, structure, planting or other obstruction
higher than 30 inches above the roadway grade shall be permitted within
the clear site triangle unless superseded by municipal zoning regulations.
(2)
Street Names. Shall not duplicate others nearby, and shall be
subject to the approval of the municipality. Street signs shall be
erected to identify all streets.
(3)
Street Expansion. Where a subdivision adjoins unsubdivided land
or future development phases sufficient streets shall be planned to
extend to the boundary lines so that all parcels may be subdivided
and a coordinated street system obtained. Traffic circulation shall
be assured by installation of a temporary, stoned cul-de-sac for short
term use (less than two years) or paved cul-de-sac for longer use
until a through street is completed.
(4)
Streets for Multi-family Development. Shall be planned to connect
with major or collector streets to avoid generating large volumes
of traffic on local residential streets.
(5)
Reserve Strips. The creation of reserve strips shall not be
permitted adjacent to a proposed street in such a manner as to deny
access from adjacent property to such street.
(6)
Right-of-Way Widths. Land for the right-of-way for the opening
or extension of any street within a subdivision shall be dedicated
by the developer. Where a property abuts a street which does not conform
to the right-of-way width required by this chapter or other ordinances
of the Township, the additional width necessary to meet current standards
shall be dedicated when such land is subdivided.
(7)
Vertical Curves. The minimum length of crest and sag vertical
curves shall be determined by multiplying the following "K" value
by the percent change in grade for the curve (expressed as a whole
number):
|
See Attachment "22-5-A"
| |
|
Regardless of the vertical curve calculation, no street vertical
curves shall be less than 75 feet in length.
|
(8)
Auxiliary Street Improvements. In addition to the required pavement
and shoulder widths, streets shall be designed and constructed with
curbs, street lights, gutters, culverts, catch basins, sidewalks,
traffic control signs and other improvements required by Township
ordinance or determined by the Township to be necessary for a proposed
subdivision or land development. Specific improvement guidelines are:
(a)
Curbs. Vertical, curbs are required on all public streets, functionally
coordinated with the overall development design, and constructed in
accordance with the following:
(b)
Sidewalks. Sidewalks of a minimum four feet in width shall be
required in accordance with municipal regulations and for townhouse
or multi-family developments, within residential subdivisions containing
public sewer or lots of one acre or less, to connect to adjacent or
nearby sidewalk systems or when determined by the Township to be necessary
for the safety and convenience of the projected pedestrians. Sidewalk
specifications are:
1)
Sidewalks shall be plain cement concrete four inches thick,
with a minimum strength of 3500 PSI, placed on a four-inch deep base
of AASHTO #57 (2B) stone.
2)
Expansion joints shall be provided at intervals of 20 feet minimum.
3)
Sidewalks shall have a 1/4 inch per foot sloped towards the
curb and street.
4)
In residential developments, when a grass (beauty) strip is
provided, it shall be a minimum three feet in width and shalt be located
between the curb line and the sidewalk.
(c)
Traffic Control Signs. Signage within all subdivisions and land
developments shall be designed and installed by the developer in accordance
with PennDOT regulations and MUTCD (Manual on Uniform Traffic Control
Devices). Adequate vertical and horizontal area shall be reserved
for sign placement at intersections.
(d)
Street Lights. Street lights shall be designed and installed
to illuminate all major subdivisions and land developments, unless
waiver is obtained for low density developments or similar subdivisions.
Street lights shall be placed at all street intersections and accesses
to land developments, within parking lots and along streets at intervals
of 250 feet or less, in accordance with an illumination plan approved
by the electric service provider.
(e)
Street Trees. If provided for in the land development plan,
street trees shall be installed on both sides of all streets within
subdivisions and land developments. Installation shall be in accordance
with the following requirements:
1)
Trees shall be planted to avoid conflicts with utilities, roadways,
sidewalks, intersection visibility and street lights. Small, medium
or large trees shall be utilized where appropriate. Recommended tree
species, by size, are listed within this chapter Appendix.
2)
Plans proposing more than 25 lots or dwelling units shall be
accompanied by a detailed landscape plan.
3)
Street tree planting between the street curb and sidewalk, within
the grass (beauty) strip, shall be in compliance with the following:
|
Mature Tree Size
|
Minimum Grass (Beauty) Strip
| |
|---|---|---|
|
Small (less than 30 feet height)
|
3 feet
| |
|
Medium (30 feet to 50 feet height)
|
5 feet
| |
|
Large (over 50 feet height)
|
8 feet
|
|
Where adequate grass (beauty) strip width is not available for
planting because of street design, street trees shall be planted on
the lot (interior) side of the sidewalk, a maximum of five feet from
the edge of the sidewalk. Streets without sidewalks shall require
street tree planting within 10 feet of the edge of the street cartway.
|
4)
5)
Planting specifications required for street trees are:
a)
Trees shall be balled and burlapped, standard quality
or better nursery stock, with straight trunks and well developed branch
and root systems.
b)
Large trees shall be a minimum of 1 1/2-inch
caliper and eight feet in height. Medium and small trees shall be
a minimum of one-inch caliper and six feet in height.
c)
Tree holes shall be a minimum of twice the diameter
of the tree root ball.
d)
Planted trees shall be mulched and watered during
the first growing season. Dead and dying trees shall be replaced.
e)
Trees shall be staked where necessary.
f)
Trees planted within five feet of a sidewalk shall
have a plastic or geotextile root barrier, a minimum one foot deep
by 10 feet long, placed along the sidewalk edge closest to the tree.
g)
Recommended tree species are listed in the Appendix
of this chapter.
(9)
Proposed cul-de-sac streets shall contain a fully described
snow plow easement or similar authorized snow plow area.
D.
Unimproved Streets or Rights-of-Way. Subdivision on unimproved (unpaved)
streets or access rights-of-way is prohibited.
E.
Private Streets.
(1)
Private streets are to be discouraged. They will be approved
only if they are designed and constructed to meet public street standards
and maintenance is guaranteed in perpetuity via a bona fide homeowner's
association (or similar organization) agreement and appropriate financial
security for repair and maintenance. A minimum of 20 lots/units are
required if private street system is proposed.
(2)
Subdivision of new lots for immediate or future development
is not permitted along private lanes, alleys or streets which have
not been designed, constructed and approved in accordance with these
standards and those of this chapter.
F.
Street Construction Standards. Streets and rights-of-way shall be improved to meet Township requirements. It shall be the developer's responsibility to satisfy all applicable Township construction requirements and design standards, or in lieu thereof, deposit a security in compliance with Part 5 of this chapter and established municipal Township. All public and private streets shall meet the following standards for design and construction:
(2)
Embankment.
(a)
Placement of embankment shall be in layers not exceeding eight
inches, prior to compaction.
(b)
Embankment material shall consist of all excavation on the project,
except such materials as may be determined to be unsuitable under
PennDOT Publication 408, current edition, and when required will include
borrow excavation.
(3)
Subgrade.
(a)
All required underground utilities and storm drainage shall
be installed within the cartway area prior to preparation of the subgrade.
Trench backfilling shall be completed in layers no greater than eight
inches.
(b)
Adequate surface and subsurface drainage shall be provided,
including underdrains for springs or spongy areas.
(c)
All large rocks, boulders or ledges shall be broken off six
inches below the improved subgrade surface.
(d)
Completed subgrade shall be maintained and protected in advance
of the succeeding operation.
(e)
Disturbed areas shall be moistened as necessary to minimize
dust.
(4)
Subbase.
(a)
No subbase shall be placed on wet, frozen, or unsuitable material.
Unsuitable material such as sod, stumps, tree roots, spongy soil and
excess rock shall be removed and replaced. Disturbed areas shall be
reshaped and recompacted. Where deemed necessary by the Township Engineer,
a geotextile material may be required before placement of the subbase.
(b)
The subbase shall be a stone aggregate material consisting of
eight inches of compacted 2A or 3A modified stone under the paved
surface of the cartway. A minimum of four inches of the same aggregate
shall be installed on the shoulder of the road, extending at least
four feet on each side of the cartway.
(c)
The stone aggregate subbase shall be compacted to the required
depth with a vibrating tamper or vibrating roller.
(5)
Base Course.
(a)
The base course shall be applied as soon as possible after subbase
preparation to avoid damage to the subbase.
(b)
The base course shall be a bituminous treated aggregate consisting
of a minimum of three inches compacted Superpave Asphalt Mixture Design
HMA Binder Mix Course, PG 64-22, 0.0 to 0.3 million ESAL's (or
appropriate number), 25 mm mix, three-inch depth in accordance with
PennDOT Manual Form 408 specifications.
(6)
Wearing Course.
(a)
A bituminous tack coat is required between the base course and
wearing course.
(b)
Paving notches shall conform to PennDOT RC-28 standards.
(c)
The wearing course shall be Superpave Asphalt Mixture Design,
HMA Wearing Course, PG 64-22, 0.0 to 0.3 million ESAL's (or appropriate
number), 9.5 mm mix, 1 1/2-inch depth, with the appropriate SRL
for the anticipated ADT in accordance with PennDOT Manual Form 408
specifications.
(d)
All paving seems, including at curbs, inlets and manholes, shall
be sealed using PG 64-22 or equivalent.
(7)
Shoulders. Shoulders shall be provided where curbing is not
utilized. Shoulders shall be a minimum of four feet in width and conform
to PennDOT Type 6 shoulders, as per PennDOT RC-25.
(8)
Inspections. Inspections shall be requested from the Township
Engineer and applicable Township officials after the completion of
each of the following phrases of street construction:
G.
State Approval of Streets and Access.
(1)
To insure that street designs comply with all applicable standards,
the Township may submit any preliminary and final subdivision or land
development plans to the Pennsylvania Department of Transportation
for review and comment.
(2)
Subdivision and land development plans which will require access
to a state highway under the jurisdiction of the Pennsylvania Department
of Transportation (PennDOT) shall contain a plan note specifying that
a highway occupancy permit is required from PennDOT before driveway
access to the state highway is permitted. The plan note shall also
specify that plan approval does not guarantee that a PennDOT permit
will be issued.
H.
Traffic Impact Studies. A traffic impact study shall be required
in conjunction with each subdivision or land development plan which
meets the following criteria:
(1)
Residential subdivision or development of more than 100 lots
or dwelling units.
(2)
Nonresidential development which proposes more than 100 employees.
(3)
Nonresidential development requiring more than 100 parking spaces.
(4)
Nonresidential development which proposes more than 25 truck
trips per day.
(5)
Any other subdivision or land development where the Township
determines that the magnitude of the project, or existing traffic
problems in the vicinity of the project, warrant a traffic impact
study.
(6)
Any other subdivision or land development which is required
to submit a traffic impact study as a result of PennDOT or Township
regulations.
I.
Traffic impact studies shall be prepared in accordance with PennDOT
Standards and the Institute of Transportation Engineer's Trip
Generation Manual. Studies shall include:
(1)
Certification of preparation by a qualified transportation engineer.
(2)
A general description of the study area and project, including
vehicle trip generation and distribution. Also, provide an examination
of the existing and proposed transportation network within 1/2 mile
of the project.
(3)
An analysis of the existing and future traffic conditions, with
and without development, for a ten-year period, including study of
the a.m. and p.m. peak traffic periods. Analysis shall examine safety
and capacity aspects of the highway network.
(4)
Study conclusions shall be itemized and levels of service must
be listed for all street segments and intersections.
(5)
Recommendations for site access and transportation improvements
necessary to maintain safe and uncongested traffic flows in the vicinity
of the project. Where levels of service "D" or lower are projected,
or other traffic improvements are recommended, the subdivider or land
developer shall be responsible for the improvements necessary to satisfy
the recommendations and assure a level of service of "C" or higher.
[Ord. 486, 6/3/2013, § 5.10]
1.
Sufficient monuments shall be set to ensure that reliable survey
points arc available for all parts of the subdivision. At least one
monument shall be placed for every two lots or every 200 feet of streets,
whichever requirement is less. The monument shall consist of a concrete
monument, four inches by four inches by 30 inches, set level with
finished grade. All lot corners and changes in direction shall be
identified with 3/4-inch diameter by fifteen-inch steel bars.
2.
The top of the monument box shall be set at the finished grade upon
completion of the grading of the street.
[Ord. 486, 6/3/2013, § 5.11]
1.
All subdivisions shall be designed and serviced with adequate utilities,
including electricity and telephone service. The developer shall be
responsible to cooperate with the utility companies to insure installation
of the necessary utilities. All utilities shall be underground, except
where developments of five lots or less are exempted by the Pennsylvania
Public Utility Commission.
2.
Where required, the developer shall obtain a letter from the utility
company confirming that service may be extended to the development.
3.
When required by the Township, the developer shall provide a street
lighting duct system, in accordance with the specifications of the
appropriate public utility.
4.
In areas where public water lines are available, fire hydrants shall
be installed by the developer. Fire hydrants shall be located no more
than 100 feet apart and within 500 feet of any dwelling or inhabited
structure. The nearest fire protection unit may be contacted for input
regarding the design and placement of a fire hydrant network.
[Ord. 486, 6/3/2013, § 5.12]
1.
The land improvements required to be completed by the developer of
a subdivision or land development, as set forth in this chapter, shall
be designed and installed in accordance with this chapter and other
codes of the Township. The improvements shall be of such size and
capacities as are required for the development of the proposed subdivision
and of extra sizes as may be necessary to serve nearby land which
is an integral part of the neighborhood service or drainage areas.
2.
The developer shall be required to extend the improvements to serve
adjoining unsubdivided land. If streets or utilities are not available
at the boundary of a proposed subdivision, the Township may require
the developer to construct off-site extensions of the improvements.
Procedures for providing any necessary extra-size and off-site improvements
and general standards for pro-rating costs shall be coordinated with
the municipality and shall be in accordance with the following:
A.
Extra-Size Improvements.
(1)
The developer shall be required to pay for a part of the materials
or construction of streets, sewers or water lines which are determined
by the Township and the municipality according to the standards set
forth in this chapter to be in excess of the size required for the
development of the subdivision and the integral neighborhood, service,
or drainage area.
(2)
If a storm sewer in excess of 18 inches, or a sanitary sewer
in excess of eight inches or a water main in excess of six inches
is required, but each less in size than the sewer trunk lines or water
mains which are to be constructed and financed on a regional basis,
the Township shall construct the extra size utility and require a
deposit in advance from the developer for the cost of the utility
he is required to install and his portion of other costs which the
Township may assess against the benefited property owners of the service
or drainage area.
B.
Extensions to Boundaries. The developer shall be required to extend
the improvements to the boundary of the proposed subdivision to serve
adjoining unsubdivided land; however, where the Township determines
that a connecting street is necessary for the future subdividing of
adjoining land, but the present construction of pavement and/or utilities
therein are not warranted, the Township may require the dedication
of land, the pavement intersections constructed, utilities extended
at least three feet beyond the pavement, and connections provided
and made available for future extensions by other developers.
C.
Off-Site Extensions. If streets or utilities are not available at
the boundary of a proposed subdivision, the Township may require as
a precedence to approval of a preliminary or final plan, assurances
that such improvement extensions shall be provided as follows:
(1)
If the Township finds the extensions across undeveloped areas
would not be warranted as a special assessment to the intervening
properties or a municipal expense until some future time, the developer
may be required, if he wishes to proceed with the development, to
obtain necessary easements or rights-of-way and construct and pay
for extensions. Such improvements shall be available for connections
by developers of adjoining land.
(2)
The Township may construct and pay for the extensions and assess
the costs to the owners benefited and require a deposit from the developer
as described in Subsection 2A, herein. The Township may establish
a rotary fund to pay for such development costs and not collect the
assessments on the intervening land until it is developed.
D.
Prorating Costs. In making determinations for prorating costs for
the construction of off-site extensions or extra-size improvements,
the Township shall consider, in addition to the standards set forth
in this chapter and other regulations of the Township, following conditions:
(1)
The relative location and size of the proposed subdivision.
(2)
The traffic estimated to be generated by the development in
relation to present streets.
(3)
The natural drainage area for sewers and the service area for
water.
(4)
The development benefits that will accrue to the subdivision.
(5)
The sequence of land and utility developments in the vicinity.
(6)
Any other condition it may find pertinent.
[Ord. 486, 6/3/2013, § 5.13]
1.
Performance Guarantee in Lieu of Installation. No plat shall be finally
approved unless the streets shown on such plan have been improved
to a mud-free or otherwise permanently passable condition, or improved
as may be required by the subdivision and land development ordinance
and any walkways, curbs, gutters, streets, street lights, fire hydrants,
shade trees, water mains, sanitary sewers, storm sewers, stormwater
management facilities, required plantings, and other improvements
as may be required by the subdivision and land development ordinance
have been installed in accordance with this chapter. In lieu of the
completion of any improvement required as a condition for the final
approval of a plat, the subdivider or developer shall deposit with
the Township or county (depending upon type of improvement) a fiscal
security in an amount sufficient to cover the costs of any improvements
or common amenities including, but not limited to, roads, stormwater
detention and/or retention basins and other related drainage facilities,
open space improvements, or buffer or screen plantings which may be
required.
2.
Type Guarantee. Without limitation as to other types of financial
security which the Township or county may approve, which approval
shall not be unreasonably withheld, federal or commonwealth chartered
lending institution irrevocable letters of credit and restrictive
escrow accounts in such lending institutions shall be deemed acceptable
financial security for the purposes of this section. Such financial
security shall be posted with a bonding company or federal or commonwealth
chartered lending institution chosen by the party posting the financial
security, provided said bonding company or lending institution is
authorized to conduct such business within the commonwealth. Such
bond, or other security shall provide for, and secure to the public,
the completion of any improvements which may be required on or before
the date fixed in the formal action of approval or accompanying agreement
for completion of the improvements.
3.
Amount of Guarantee.
A.
The amount of financial security to be posted for the completion
of the required improvements shall be equal to 110% of the cost of
completion estimated as of 90 days following the date scheduled for
completion by the developer. Annually the Township may adjust the
amount of the financial security be comparing the actual cost of the
improvements which have been completed and the estimated cost for
the completion of the remaining improvements as of the expiration
of the 90th day after either the original date scheduled for completion
or a rescheduled date of completion.
B.
Subsequent to said adjustment, the Township may require the developer
to post additional security in order to assure that the financial
security equals said 110%. Any additional security shall be posted
by the developer in accordance with this subsection.
C.
The amount of financial security required shall be based upon an
estimate of the cost of completion of the required improvements, submitted
by an applicant or developer and prepared by a professional engineer
licensed as such in this commonwealth and certified by such engineer
to be a fair and reasonable estimate of such cost. The Township Engineer
shall review and approve the cost estimate or, for good cause, refuse
to accept the estimate, in which case he shall calculate an accurate
cost estimate of the required site improvements.
D.
If the party posting the financial security requires more than one
year from the date of posting of the financial security to complete
the required improvements, the amount of financial security may be
increased by an additional 10% of each year period beyond the first
anniversary date from posting of financial security or to an amount
not exceeding 110% of the cost of completing the required improvements
as reestablished on or about the expiration of the preceding one-year
period by using the above bidding procedure. A developer who fails
to complete the improvements within the allotted time specified in
the financial guarantee shall, at least 30 days in advance of the
guarantee expiration date, renew or resubmit a financial guarantee.
Failure to keep a financial guarantee in effect until the completion
and approval of all improvements shall be a violation of this chapter.
4.
Progressive Installation. In the case where development is projected
over a period of years, the Township may authorize submission of final
plats by sections or stages of development subject to such requirements
or guarantees as to improvements in future sections or stages of development
as it finds essential for the protection of any finally approved section
of the development.
5.
Release from Guarantee.
A.
As the work of installing the required improvements proceeds, the
party posting the financial security may request the release, from
time to time, of such portions of the financial security necessary
for payment to the contractor or contractors performing the work.
Any such requests shall be made in writing to the Township, and within
45 days of receipt of such request the Township or Township Engineer,
shall certify, in writing, to his employers whether or not such portion
of the work upon the improvements has been completed in accordance
with the approved plat. When the improvements are certified to be
in accordance with the approved plat, the Township shall authorize
release by the bonding company or lending institution of an amount
as estimated by the Township Engineer fairly representing the value
of the improvements completed. If the Township fails to act within
said forty-five-day period, the release of funds shall be deemed to
have been approved as requested. The Township, prior to final release
at the time of completion and certification by its engineer, require
retention of 10% of the estimated cost of the aforesaid improvement.
B.
The applicant shall assume the necessary expense incurred for the
inspection of improvements. Such inspection costs shall be based upon
a schedule established and amended from time to time as deemed necessary.
6.
Maintenance Guarantee. Where the Township accepts dedication of all
or some of the required improvements following completion, the Township
may require the posting of financial security to secure structural
integrity of said improvements as well as the functioning of said
improvements in accordance with the design and specifications depicted
on the final plat for a term not to exceed 18 months from the date
of acceptance of dedication. Said financial security shall be of the
same type as otherwise required in this section with regard to installation
of such improvements. The amount of financial security shall not exceed
15% of the actual cost of installation of said improvements.
7.
Remedies to Effect Completion of Improvements. In the event that any required improvements have not been installed as provided in this chapter or in accordance with the approved final plat, the Township is hereby granted the power to enforce any corporate bond, or other security by appropriate legal and equitable remedies. If proceeds of such bond, or other security are insufficient to pay the cost of installing or making repairs or corrections to all the improvements covered by said security, the Township may, at its option, install part of such improvements in all or part of the subdivision or land development and may institute appropriate legal or equitable action to recover the moneys necessary to complete the remainder of the improvements. All of the proceeds, whether resulting from the security or from any legal or equitable action brought against the developer, or both, shall be used solely for the installation of the improvements covered by such security, and not for any other municipal or county purpose. Failure to properly install the required improvements shall also constitute a violation of this chapter, punishable as provided by § 22-806 of this chapter.
[Ord. 486, 6/3/2013, § 5.14]
The developer agrees to indemnify and save harmless the Township
against and from any and all loss, cost, damage, liability, and expense
on account of damage to property of, or injury to or death of, the
parties thereto or third person, caused by, growing out of, or in
any way whatsoever attributable to the construction of said improvements
and the use of the street delineated on the subdivision plat during
construction. The developer further agrees, but without limiting its
liability to indemnify the Township, to carry liability insurance
contracts with a reliable insurance company covering the period of
said construction in the sum of $200,000 to $400,000 for injury to
or death of person(s), and in the sum of $200,000 for damage to or
destruction of property, which insurance contracts shall include the
Township as named insured.
[Ord. 486, 6/3/2013, § 5.15]
A building or zoning permit may be issued and building construction
started after the approval of the final plat. Occupancy shall not
be permitted prior to the completion of streets, stormwater management
facilities and other improvements necessary for the reasonable use
of the building, unless written authorization is granted by the Township
where improvements have been guaranteed by valid bond or other security.
[Ord. 486, 6/3/2013, § 5.16]
All land development submissions to the Township shall address and be compliant with the Township's Stormwater Management Ordinance (Ord. 446) [Chapter 23]. All stormwater management plans shall be reviewed and approved by the Township Engineer.
