Township of Carroll, PA Article VII Design and Construction Standards

§ 435-38 Application.

A. The standards of design and construction in this article shall be used to judge the adequacy of development proposals and shall be considered to be the minimum criteria in achieving the purpose and objectives of this chapter. In addition to the standards included herein, development proposals shall also comply with such construction and material specifications as are or shall be adopted by the Board of Supervisors.

B. Variations or modifications to these criteria may be granted by the Township Board of Supervisors in accordance with the provisions set forth in § 435-16, Waiver, of this chapter. Where questions should arise regarding the interpretation of these design standards, the determination of the Board of Supervisors shall prevail.

§ 435-39 Streets.

A. General street standards. Street, alleys, driveways, and access drives form the circulation system. The circulation system shall be designed to:

(1) Permit the safe, efficient and orderly movement of vehicles;

(2) Conform with the circulation plan of the Township;

(3) Provide, when possible, two directions of vehicular access by means of a street or access drive to and within a development;

(4) Meet the needs of the present and future population;

(5) Provide a simple and logical pattern;

(6) Function under a hierarchy system where the intensity of intersections decrease as traffic volumes and speed increase;

(7) Respect the natural features and topography;

(8) Provide for the movement of emergency vehicles;

(9) Present an attractive streetscape;

(10) Design of the development shall take into consideration all adopted Townships, county and state plans for the Township and surrounding community.

B. Private street and alleys. Private streets, lanes and alleys are prohibited, except in traditional neighborhood design (TND).

C. Dead-end street. This classification of street is prohibited unless designed with a permanent cul-de-sac.

D. Improvements to existing street. Where a subdivision and/or land development abuts an existing Township street and/or state route, the application shall conform to the following:

(1) Where a subdivision or land development application abuts or contains an existing street of inadequate right-of-way, width, pavement, section, or the existing street shows signs of surface cracking or deformed cross section, said street shall be reconstructed to meet current chapter requirements. It shall be the burden of the applicant to document the roadway pavement section through core sampling to meet minimum standards as set forth in Subsection O. Additional width shall be constructed in accordance with Subsection Q.

(2) Compliance with traffic impact study. Where the traffic impact study indicates that improvements are required, the application shall include the installation of the improvements. The applicant shall be responsible for the improvements required to meet the goals of the traffic impact study. The goals of the traffic impact study are to:

(a) Provide safe and efficient movement of traffic within the site and on surrounding roads;

(b) Minimize the impact of the project upon non-site trips;

(c) Not allow the levels of service at intersections currently rated A or B to be worse than C; and

(d) Not reduce the current levels of service at intersections with ratings of C or lower.

(3) Guarantee of improvements. Improvement guarantees in the form permitted by this chapter shall assure that such improvements will be made within such period of time as the Township shall determine, such determination to be based on the likely timing of the project and the improvements of the other portion of said street.

E. Streets shall be designed according to their function and laid out to preserve the integrity of their design in accordance with the following functional classification unless otherwise determined by the Board.

F. Arterial street. The arterial street provides for traffic flow between municipalities. Direct access to adjoining properties is a minor and secondary responsibility of an arterial street. The design standards for arterial streets shall be as specified by PennDOT and based upon the projected average daily traffic, vehicle type and speed limit. Development which adjoins arterial streets are required to conform with the following:

(1) No vehicular access is permitted along an arterial street when alternative access is possible from a street of less classification.

(2) Access to arterial streets must be designed for use by adjoining properties to coordinate and reduce the number of access points. Shared access drives, feeder roads, marginal access streets, reverse frontage lots, or other such treatment shall be utilized to reduce the number of intersections along arterial streets.

(3) Intersections of streets, access drives, driveways, or alleys with arterial streets shall not be located closer than 500 feet, measured along the center line of the arterial street.

(4) Intersections of access drives and driveway with arterial streets shall be limited to one per two lots. Each shared driveway shall be provided with adequate turnaround within the lot so egress to the street is in the forward direction. Shared access drive and driveway entrance points are required for adjoining or adjacent lots.

(5) Alternative access roads or feeder roads shall, when possible, be provided with the development plan.

G. Collector. This classification is intended to include those roadways which connect local access streets to arterial highways. They may serve as intracounty and intra-Township traffic. They may serve as traffic corridors connection residential areas with industrial, shopping and other services. They may penetrate residential areas.

H. Local streets. This classification is intended to include streets that provide direct access to abutting land and connections to higher classes of roadways, including associated culs-de-sac. Traffic volumes will be low and travel distances generally short.

I. Loop streets and culs-de-sac. All loop streets and cul-de-sac streets shall comply with the following:

(1) Permanent cul-de-sac streets and loop streets are not allowed when a through street is feasible. A through street shall be deemed feasible when it is determined that a through street could be designed meeting the street standards as found in the Subdivision and Land Development Ordinance.

(2) Temporary or permanent loop streets shall not exceed a center line distance of 1,200 feet in length and cul-de-sac streets shall not exceed a center line distance of 600 feet in length as measured from the center line intersections of the through street to the center of the cul-de-sac turnaround and for loop street center line distance from through street back to through street.

(3) The minimum cul-de-sac length is 250 feet.

(4) Cul-de-sac and loop streets, whether existing or proposed, shall provide access to not more than 15 dwelling units or units of occupancy. In the case of nonresidential developments, not more than 500 average daily vehicle trips, based on the latest edition of the Institute of Transportation Engineers Manual.

(5) All cul-de-sac streets whether permanently or temporarily designed, shall be provided at the closed end with: (a) a fully paved turnaround to the specifications stated in Subsection Q; and (b) a twenty-foot-by-twenty-foot easement area for the deposit of snow by road maintenance crews. Planted islands within culs-de-sac are not permitted.

J. Street function. Streets shall be designed to form continuations of streets with similar function and access streets of a greater function. Local streets shall be laid out to discourage use by through traffic and excessive speeds. Streets shall conform with the circulation routes of the Township, adjoining development patterns, topography, and natural features.

K. Street provisions for future development. Where appropriate, areas shall be reserved for future street usage in conjunction with the development of adjacent properties. Areas reserved solely for street usage at a future date will not be required to be improved; however, the right-of-way for these areas shall be served for street improvements to be provided by the developer of the adjacent tract.

(1) Wherever there exists a dedicated or platted area reserved for future street usage along the boundary of a property being developed, the adjacent street shall be extended into the proposed project, provided this use is not adverse to significant man-made or natural features of the site.

(2) When connecting a proposed street to an existing temporary cul-de-sac, such connection and all restoration work required to restore the adjacent lots in the area of the existing turnaround shall be the responsibility of the developer proposing the connection.

L. Street sign and traffic control. Street signs, including name and traffic controls, shall be installed per PennDOT standards and funded by the developer. Streets which are continuations of existing streets shall be known by the same name. Names for new streets shall not duplicate or closely resemble names of existing streets within the same postal area. All new street names are subject to approval by the Township, Emergency Management Council and United States Post Office.

M. Vertical street alignment. Vertical street alignments shall be measured along the center line. The minimum grade of all street with curb shall be 1.5% and 1% for streets without curb. The maximum grade for streets shall not exceed 10%. Minor streets where access is also available over streets with 10% or less grades may have grades up to 12%, for a maximum length of 400 feet.

(1) Vertical curves shall be used in changes of grade exceeding 1%.

(a) Crest vertical curves shall provide ample sight distances for the design speed. Minimum stopping sight distance should be provided in all cases as indicated in the latest edition AASHTO Green Book (currently Chapter 3, Table 3-34). When the design speed is less than 30 km/h (20 mph), the stopping sight distances indicated in the latest edition AASHTO Green Book (currently Chapter 9, Table 9-21) should be used. The design controls for crest vertical curves based on stopping sight distance and the general formulas to determine minimum lengths of crest vertical curves are contained in the latest edition AASHTO Green Book (currently Chapter 3, Section 3.4.6, Vertical Curves, Crest Vertical Curves).

(b) Sag vertical curves shall be provided based on four criteria: (1) headlight sight distance; (2) passenger comfort; (3) drainage control; and (4) general appearance. The design controls for these curves differ from those for crest vertical curves and separate design values are required. For formulas and general design consideration for sag vertical curves refer to the latest edition of AASHTO Green Book (currently Chapter 3, Section 3.4.6, Vertical Curves, Sag Vertical Curves).

Sight Distances - Vertical Alignment

(2) Minimum sight distances on vertical curves.

(a) Local street: 200 feet.

(b) Collector street: 300 feet.

(c) Arterial street: 500 feet.

(3) Where the approaching grade, within 100 feet of the center line intersection, exceeds 7% on streets at a four-way street intersection, or the terminating street at a three-way intersection, a leveling area shall be provided. Such leveling area shall have a maximum grade of 5% in any direction.

(4) The grade within the diameter of a turnaround at the terminus of a permanent cul-de-sac shall be at least 2% and not exceed 5% in any direction.

(5) All areas within the street right-of-way shall be crowned with a cross slope of 1/4 inch per foot. The maximum slopes of banks located outside of the street right-of-way, measured perpendicular to the right-of-way of the street, shall not exceed 3:1 for fills and 2:1 for cuts.

(6) The need for guardrail protection on embankments shall be determined and installed according to Pennsylvania Department of Transportation Design Manual, Part 2, Chapter 14, as amended.

(7) Pavement under drain is required for 100 feet in both directions from low-point inlet areas where groundwater anticipated from section constructed in cut or as directed by the Township Engineer.

N. Horizontal street alignment. Horizontal street alignments shall be measured along the center line. Horizontal curves shall be used at all angle changes.

(1) Single, long-radius curves shall be used rather than a series of curves with varying radii and/or a series of short curves separated by short, straight segments.

(2) The minimum horizontal curve radius shall be 150 feet for local streets and 300 feet for collector streets. All curves shall be tangential arcs.

(3) A minimum tangent of 100 feet on collector streets and 50 feet on local streets shall be provided between reverse curves.

(a) Perimeter street. Street locations along the perimeter of a property shall be required to provide building setback lines, adequate sight distance and clear sight triangles within the adjacent properties; permission for these encroachments shall be obtained in the form of an easement from the adjacent landowner.

(b) Cartway alignment. The center line of the street cartway shall coincide with the center line of the street right-of-way.

Sight Distances - Horizontal Alignment

(4) Proper sight distance must be provided with respect to horizontal alignment. Measured along the center line, 3.5 feet above grade, this sight distance must be 500 feet for arterial streets, 300 feet for collector streets and 200 feet for local streets.

O. Street right-of-way and cartway width. The minimum street rights-of-way and cartway widths for new streets are based upon the following street functions:

Function	Minimum Right-of-Way Width (feet)	Minimum Cartway Width (feet)
Type I: A street which: (a) provides access to a residential land use with a density in excess of 4 dwelling units per acre; (b) provides access to an industrial use or a commercial land use; (c) serves an average daily traffic count over 1,000 vehicles; or (d) has a speed limit over 25 miles per hour	60	36
Type II: A street which provides access to a residential land use with a maximum permitted density of 4 or less dwelling units per acre or an institutional land use	50	28
Culs-de-sac	1001	801

NOTES:
1	Width/diameter.

P. The extension of existing streets which are presently constructed with a cartway different from the standards of this chapter shall be provided with a transition area, the design of which is subject to Township approval.

Q. Street improvement specification. All streets shall be designed and constructed in accordance with the latest edition of the PennDOT Publication 408, standards acceptable to the Township Engineer, and the following:

(1) Proposed and existing roads designated in the Northern York Comprehensive Plan as local roads shall be constructed as follows:

(a) Fill embankments shall be keyed into existing grade.

(b) Material for fill sections shall be free of stone greater than four inches in any dimension, and free of organic material.

(c) Design drawings shall detail stabilization methods used when crossing or filling on wetlands, or existing soils which are characterized by severe construction constraints according to the SCS Soil Survey of York County. Such stabilization methods shall include measures such as rolling in AASHTO #1 stone (aka #4s) placement of geofabrics or geogrids.

(d) Fill shall be placed in twelve-inch maximum lifts, compacted to 98% SSD standard proctor.

(e) Four-inch perforated PVC underdrain with 12 inches of AASHTO #57 stone surrounded by nonwoven geotextile shall be placed in areas of high groundwater and where directed by Township Engineer. Underdrain shall be outlet to an inlet box, a swale, ditch or other concentration of water above the normal or design flow line.

(f) Stone subbase shall not be placed unless subgrade does not deflect as determined by the Township Engineer or designated representative when "proof rolled" with a fully loaded tandem axle dump truck. Failure to obtain Township Engineer's approval of "proof roll" shall be acceptable justification for Township to refuse acceptance of dedication of proposed roadway.

(g) Areas of failed proof roll shall be corrected to the satisfaction of the Township Engineer or designated representative and "proof rolled" again until approved by Township Engineer or designated representative.

(h) Some subbase shall be six inches of 2A aggregate fully compacted, and proof-rolled again following all requirements as enumerated for subgrade construction previously. Stone subbase shall be placed only after authorization by the Township Engineer.

(2) Proposed or existing road classified other than local roads in the Northern York Comprehensive Plan shall also follow the above standards for local roads. However, the pavement section must be designed according to PennDOT accepted design methodologies, but in any case shall not be less than those standards established for local roads.

Street/Road Classification	Township Superpave Design Minimum Depths	PennDOT Description
Local roads/streets	6 inches of 2A aggregate subbase	Subbase 6 inches Depth (No. 2A)
	4 inches of Superpave 25.0 mm base course	Superpave asphalt mixture design, HMA base course, PG 64-22, <0.3 million ESALs, 25.0 mm mix, 4-inch depth
	1 1/2 inches of Superpave 12.5 mm wearing course, SRL-L (or higher)	Superpave asphalt mixture design, HMA wearing course, PG 64-22, <0.3 million ESALs, 9.5 mm mix, 1 1/2 inch depth, SRL-L
	Assumes <0.3 million ESALs for 20-year design life for pavement mix design
	Assumes 0 to 1,000 two-way ADT for SRL determination
Collector roads/streets	8 inches of 2A aggregate subbase	Subbase 8-inch depth (No. 2A)
	4 inches of Superpave 25.0 mm base course	Superpave asphalt mixture design, HMA base course, PG 64-22, 0.3 to <3 million ESALs, 25.0 mm mix, 4-inch depth
	1 1/2 inches of Superpave 12.5 mm wearing course, SRL-G (or higher)	Superpave asphalt mixture design, HMA wearing course, PG 64-22, 0.3 to <3 million ESALs, 9.5 mm mix, 1 1/2 inch depth, SRL-G
	Assumes 0.3 to <3 million ESALs or 20-year design life for pavement mix design
	Assumes 3,001 to 5,000 two-way ADT for SRL determination
Arterial roads/streets	8 inches of 2A aggregate subbase	Subbase 8 inches depth (No. 2A)
	5 inches of Superpave 25.0 mm base course	Superpave asphalt mixture design, HMA base course, PG 64-22, 3 to <10 million ESALs, 25.0 mm mix, 5-inch depth
	1 1/2 inches of Superpave 12.5 mm wearing course, SRL-H (or higher)	Superpave asphalt mixture design, HMA wearing course, PG 64-22, 3 to <10 million ESALs, 9.5 mm mix, 1 1/2 inch depth, SRL-H
	Assumes 3 to <10 million ESALs for 20-year design life
	Assumes 5,001 to 20,000 two-way ADT for SRL determination

(3) The minimum criteria presented in the table above do not preclude the requirement to design pavements in accordance with PennDOT policy and guidance based upon anticipated traffic volumes and estimated equivalent single axle loads (ESALs) over the design life.

R. Street intersection:

(1) All intersections with a state route shall be subject to the approval of PennDOT. Copies of highway occupancy permits from PennDOT shall be submitted for all proposed intersections with a state route prior to final plan approval.

(2) Multiple intersections involving the junction of more than two streets are prohibited. Only two- and four-way intersections are permitted.

(3) The distance between the center line intersections of streets shall be measured along the center line of the street being intersected and conform with the following:

Function	Minimum Separation (feet)
Arterial	1,000
A street which serves average daily traffic count of over 1,000 vehicles per day and/or a speed limit over 25 miles per hour	300
All other streets	150

(4) Right-angle intersections shall be used whenever possible. No street shall intersect another at an angle of less than 60° or more than 120°.

(5) The cartway edge at intersections shall be rounded by a tangential arc with a minimum radii of 55 feet for collector and/or arterial streets, and 30 feet for local streets. The right-of-way radii at intersections shall be substantially concentric with the cartway edge.

(6) There shall be provided and maintained at all existing and proposed intersections a clear sight triangle with a line of sight between points which are established along the center line of the intersecting streets. The minimum clear sight triangles are as follows:

Types of Street	Clear-Sight Triangle Side (feet)
Arterial	150
Collector	100
Local	75

Clear sight triangles shall be indicated on all plan intersections. No building, structure, planting, or other obstruction that would obscure the vision of a motorist shall be permitted within these areas. No obstructions, grading and/or plantings greater than 30 inches above the cartway grade or line of sight is permitted in the clear sight triangle. Clear sight triangle areas on a property must be maintained by the property owner.

Street Clear Sight Triangles

S. Minimum safe stopping sight distance (SSSD).

(1) All intersection shall be designed to provide minimum safe stopping sight distance.

(2) Table A reflects SSSD requirements for driveways and local streets. Requirements for intersections of higher volumes than local streets, access drives, and intersections anticipated to accommodate vehicles other than calls and single limit trucks must use requirements of Pa. Code, Chapter 441, Latest Edition.

Table A
Formula Sight Distance Table
	Average Grade (G) (percent)
	Use plus grades when approaching vehicle is traveling upgrade
Speed (V) (miles per hour)	0.0	+1.0	+2.0	+3.0	+4.0	+5.0	+6.0	+7.0	+8.0	+9.0	+10.0
25	147	145	144	143	142	140	139	138	137	136	135
30	196	194	191	189	187	185	183	182	180	178	177
35	249	245	242	239	236	233	231	228	226	224	221
40	314	309	304	299	295	291	287	284	280	277	274
45	383	376	370	364	358	353	348	343	339	334	330
50	462	453	444	436	429	422	415	409	403	397	392
55	538	527	517	508	499	490	482	475	468	461	454
	Use negative grades when approaching vehicle is traveling downgrade
	0.0	-1.0	-2.0	-3.0	-4.0	-5.0	-6.0	-7.0	-8.0	-9.0	-10.0
25	147	148	150	151	153	155	157	159	161	164	166
30	196	199	201	204	207	210	214	217	221	226	230
35	249	252	256	260	265	269	275	280	286	292	299
40	314	319	325	331	338	345	352	360	369	379	389
45	383	390	398	406	415	425	435	447	459	472	487
50	462	471	481	492	504	517	531	546	563	581	600
55	538	550	562	576	590	606	622	641	661	682	706

NOTES:
*	If the 85th percentile speed varies by more than 10 miles per hour from the speed limit, the Township may require the 85th percentile speed to be used.

(3) The following form can be used to determine sight distance measurements:

Form A

Sight Safe Stopping Distance (SSSD) for roads with grades greater than 13% shall be calculated in accordance to the following:
SSSD =	1.47 Vt + V2
	30 (f+q)

SSSD	=	Minimum safe stopping sight distance (feet)
V	=	Velocity of vehicle (miles per hour)
t	=	Perception time of motorist (average = 2.5 seconds)
f	=	Wet friction of pavement (average = 0.30)
g	=	Percent grade of roadway divided by 100
Source: Pennsylvania Code, Title 67, Transportation, Chapter 44, Access to and Occupancy of Highways by Driveways and Local Roads (January 1982).

§ 435-40 Driveways.

Driveways are to be used to provide access from a street and a tract of residential or agricultural land serving a single dwelling unit or a farm. Driveways shall conform with the following:

A. The driveway must be designed so that there is no need for a motorist to back into public rights-of-way of collector or arterial streets.

B. Driveway entrances or aprons within the street right-of-way shall be surfaced to their full width with the same pavement structure as the road to which it provides access. In the case of a paved driveway fronting on an existing road of unknown structure, then the minimum pavement shall be the minimum pavement structure as required for streets.

C. Where curbed streets are proposed, the driveway apron may be constructed with six inches of Class A concrete, with 6/6 welded-wire fabric reinforcement, on six inches of AASHTO number 57 coarse aggregate. Plans must provide a detail of construction for review by the Township.

D. Where sidewalks are installed, or potentially could be installed, the required apron surfacing shall end at the building side of the sidewalk.

E. Driveways must be a minimum of 10 feet and maximum of 20 feet wide, within public right-of-way.

F. Driveways must not exceed two per lot for residential use and two per lot on any one street frontage for agricultural use.

G. Where a driveway enters a bank through a cut, a retaining wall must be used, or the side slopes of the cut must be one foot vertical to two feet horizontal or flatter.

H. Driveways must meet requirements of this chapter for local street intersections.

I. Driveways shall be located in safe relationship to sight distance and barriers to vision, and shall not be steeper than 10% within 20 feet of the edge of the street.

J. Not be within 40 feet, measured from closest driveway edge to the street right-of-way line of an intersecting street and in no case less than 10 feet from the point of tangency when the intersecting street lines are joined by a curve.

K. Not be within 10 feet of a fire hydrant, catch basin or drain inlet.

L. Not be within 40 feet (center line to center line) of another driveway, except when duplex or townhouse units are proposed. When multiple duplexes or townhouses are proposed on a single lot, and maintenance/reconstruction of driveways is provided for as part of a planned residential community (i.e., condominium) a driveway may be located adjacent to another driveway without separation, provided the total width does not exceed 24 feet; and provided the driveways together are separated by a minimum distance of 20 feet (from edge to edge) from any other driveway. Otherwise, when multiple duplexes or townhouses are proposed on a single lot, or when a single duplex or townhouse is proposed on an individual lot, individual driveways shall be separated by a minimum of six feet (from edge to edge), and the maximum driveway width shall be 12 feet when within 10 feet of the curb. Driveways serving duplex or townhouse units shall be located in an area between a street (or access drive) and the unit, and not adjacent to other units.

M. Not be within three feet of a property line.

N. Driveways must have safe stopping sight distances required by this chapter.

O. Clear sight triangles for driveways must be provided in accordance with detail.

Driveway Clear Sight Triangle

P. Clear sight triangle areas on a property must be maintained by the property owner.

§ 435-41 Access drives.

A. Access drives are private drives, which provide vehicular movement between a street and a tract of land containing any use other than one single-family dwelling unit or farm. Access drives shall conform with access drive requirements (§ 450-100) of Chapter 450, Zoning, as amended, and the following:

(1) Vertical alignment. The vertical alignments of access drives shall conform to the specifications for local streets, as stated in § 435-39M of this chapter.

(2) Horizontal alignment. The horizontal alignments of access drives shall be measured along the center line. Horizontal curves shall be used at all angle changes in excess of 2°. All curves shall be tangential arcs. The minimum horizontal curve radius shall be 75 feet.

(3) Intersection. All access drive intersections shall be:

(a) Subject to approval of PennDOT when intersecting a state route. Copies of highway occupancy permits from PennDOT shall be submitted for all proposed intersections with a state route prior to final plan approval.

(b) Set back 100 feet from the intersection of any street right-of-way lines.

(c) Set back 100 feet from the intersection of any other access drive located upon the same lot (measured from cartway edges).

(d) Set back 15 feet from any side and/or rear property lines; however, this setback can be waived along the property line when a joint parking lot or access drive is shared by adjoining uses.

(e) Located in relationship to access drive intersections on adjacent properties to provide safe and efficient movement of vehicles.

(f) Designed with right-angle intersections whenever possible. No access drive intersection shall utilize an angle less than 75° unless turning movement restrictions are imposed.

(g) Rounded by a tangential arc with a minimum radius of 30 feet. The Township may require fifty-five-foot radius where large vehicle turning movements are anticipated.

(h) Access drives shall meet requirements of this chapter for local street intersections unless traffic impact study reflects a higher classification.

(i) Access drives must be designed to provide free and unobstructed movement by restricting stacking or unloading in area of access drive.

(4) All means of access to a property shall be classified as either a street, access drive, or driveway. Access drives shall be required to provide access from a street to a parking facility via the parking facilities aisles or to any nonresidential use except agriculture.

B. Cul-de-sac.

(1) Access drives which form a cul-de-sac shall not exceed 700 feet in length, measured from the center line intersection of a street or access drive which is not a cul-de-sac. Access drive culs-de-sac which do not terminate in a parking compound shall be provided at the terminus with a fully paved turnaround with a minimum diameter of 80 feet and a designated area for the discharge of snow.

(2) The Board of Supervisors, upon the recommendation of the Planning Commission, may permit an alternative turnaround design, including a turnaround incorporated in a parking court or a landscaped island, provided safe movement of traffic is assured.

C. Parking. When vehicular parking is prohibited along access drives, the prohibition must be acknowledged on the plan and properly signed along the cartway.

D. Improvement. The cartway of all access drives shall be constructed with a minimum six-inch 2A aggregate base course, a 2 1/2 inch Superpave 12.5 mm surface course of materials. All materials and work shall conform to the latest edition of PennDOT Publication 408.

E. Cartway width. The following table specifies various access drive width requirements:

Function	Required Cartway Width (feet)
2 lanes of traffic with parking along cartway	40
2 lanes of traffic without parking along cartway	24
1 lane of traffic with 1 lane of parking along cartway*	20
1 lane of traffic without parking along cartway*	12

NOTES:
*	The one-way direction of traffic must be identified along cartway.

F. Side slope. The maximum slopes of banks located within 20 feet of the cartway shall not exceed 3:1 for fills, and 2:1 for cuts in rock or 3:1 for cuts in soils.

G. Be required to provide access to parking lot aisles and loading/service areas of commercial and industrial uses.

H. Provide access for emergency vehicles to nonresidential buildings, except agricultural uses. Fire lanes, when provided, shall be striped and signed "No Parking - Fire Lane."

I. Connect parking facilities to streets. In order to facilitate vehicular movement to parking facilities, access aisles must be provided at an interval of 25 parking spaces.

J. Be delineated with vertical curbing, except in areas where best management practices for stormwater are employed.

K. Have a fifteen-foot wide [see § 435-52D(5)] landscape buffer, for areas of access drives that do not have landscape islands associated with parking rows. This buffer shall meet the requirements of Section 715, except that the maximum spacing of trees is 40 feet. The buffer is not required at the face of buildings.

L. Have crosswalks delineated from parking areas to sidewalks along building fronts at a maximum interval of 110 feet along the building or sidewalk.

M. Have traffic calming features coordinated with crosswalk areas to facilitate pedestrian traffic.

N. Access drives may propose a landscaped median that accommodates truck turning movement, and emergency vehicle access.

O. Not exceed two per lot per street frontage.

§ 435-42 Blocks and lots.

A. General. The configuration of blocks and lots shall be based upon the lot area requirements of Chapter 450, Zoning, as amended, traffic circulation, salient natural features, existing man-made features, and land use. Lot configurations should provide for flexibility in building locations, while providing safe vehicular and pedestrian circulation.

B. Blocks.

(1) All blocks shall not exceed 1,600 feet nor be less than 500 feet in length.

(2) Blocks shall be of sufficient depth to permit two tiers of lots, except where reverse frontage lots are necessary or in the case of "cluster" layouts or other site-specific limitations.

(3) In nonresidential areas, the block and lot layout must be designed with consideration of site conditions:

(a) To permit the most efficient arrangement of space for present use and future expansion.

(b) To permit adequate, safe worker and patron access, circulation and parking, as well as loading and unloading.

C. Lot configuration.

(1) When a residential subdivision or land development is proposed, a maximum of four proposed lots or dwelling units shall gain access in whole or in part via driveways connecting to existing streets for each parent tract in existence as of August 18, 2003. The remaining proposed lots or dwelling units must gain access via driveways connecting to a proposed internal street system, or internal access drive system. In the event that a proposed lot has frontage on two streets of different classification, driveway access shall be provided from the street of lesser classification.

(2) In order to avoid jurisdictional problems, lot lines shall, wherever feasible, follow municipal boundaries rather than cross them. Where a lot is divided by a municipal boundary, the minimum standards of both municipalities shall apply.

(3) Lots with areas that are two or more times the minimum area requirements shall, wherever feasible, be designed with configurations that allow for additional subdivision. The Township may require a sketch plan of such large lots that indicates the potential future subdivision is generally in conformance with the design standards.

(4) Lot size. The minimum lot size shall be as required by Chapter 450, Zoning. However, when on-lot sewage disposal systems and/or on-lot water supply systems are proposed, the required lot size shall be large enough to meet the requirements of the Pennsylvania Department of Environmental Protection. In no case shall the lot size be less than as set forth in Chapter 450, Zoning.

(5) Corner lots. Corner lots shall be proportionally larger than other lots in order to meet required building setbacks from both streets and such shall be provided with radius corners of diagonal cutoffs substantially concentric with or parallel to the chord of the required cartway radius corners.

(6) Lot area. Lot descriptions may read to street center lines; however, lot areas as used herein shall not include any area within street right-of-way lines.

(7) Building setbacks lines. The building setback lines shall conform to the requirements of Chapter 450, Zoning; provided, however, that no building line shall be less than 50 feet from the right-of-way line of any existing street classified as a collector under Municipal Comprehensive Plan.

(8) Lot width. The minimum lot width shall be as required by Chapter 450, Zoning, except:

(a) Where a "flag" or "pan handle" lot(s) is proposed, the required fifty-foot right-of-way will not be considered the lot width.

(b) Where a lot's property line facing a street is curvilinear, and the property line radius is less than 175 feet, the minimum lot width at the street right-of-way line shall be at least 75% of the minimum frontage as required by the zoning district in which the lot is located, or 50 feet, whichever is greater, and each lot shall have a minimum width at the building setback line as required by the district in which the lot is located.

(9) Lot frontage. The minimum lot frontage shall be as required by Chapter 450, Zoning, except as set forth in Subsection C(8). All lots must front on a public street.

(10) Reverse/double frontage lots front upon two parallel streets, or upon two streets which do not intersect, and vehicular access is provided to only one of the streets. All residential lots shall designate one frontage as the rear yard setback with a minimum depth of 75 feet and have a landscape screen per § 435-52C(2) of at least 20 feet in width located immediately contiguous to the street right-of-way. Vehicular access shall be prohibited from the rear of lots. All lots shall include an identification of the frontage for use as a road access.

(11) Lot lines.

(a) Side lot lines shall be radial to street lines for a minimum distance of half the lot depth.

(b) Proposed lot lines shall be configured such that if one area of a lot is connected to another area of a lot via a strip of land, the connecting strip of land's width at any point as measured along the shortest path between the connecting strip's lot lines cannot be less than 75% of the minimum lot width for that zoning district.

(12) Street address. Address numbers when applicable shall be assigned to each lot by Township.

(13) All remnants of land (areas remaining after subdivision) shall conform to the lot area and configuration requirements.

(14) All proposed lots to be created by a subdivision must demonstrate that viable access location is available based on this chapter.

§ 435-43 Park and open space provisions.

This section shall apply to all final subdivisions and land developments in Carroll Township. It is the purpose of this section to implement the language contained in Section 505(11) of the Pennsylvania Municipalities Planning Code[1] and thereby provide needed recreation/open space to accommodate growth.

A. All park and open space proposals shall be submitted for review by Carroll Township.

B. Mandatory dedication. Any subdivision, land development or building conversion from other use to residential shall be required to dedicate park/open space. Based on the following:

(1) Dwelling unit: 2,000 square feet.

(2) Nonresidential: 3,500 square feet per acre of disturbed area.

C. As an alternative to dedication, and upon agreement with the Board of Supervisors, the applicant may agree to provide any of the following: construct and/or improve existing recreation facilities; pay a fee-in-lieu of dedication at the amount set in Township approved fee schedule; guarantee the private reservation and maintenance of parkland; provide for any combination of the above.

(1) Any of the preceding alternatives must be at least equal to the predetermined Carroll Township fee schedule or the predevelopment fair market value of the open space which would have been otherwise required for dedication. Fair market value shall be submitted by the developer and determined by a member of the Appraisal Institute of the American Institute of Real Estate Appraisers (MAI) and shall include any documentation used to derive the site's fair market value, it can require mandatory dedication of needed acreage. The Board of Supervisors may waive the foregoing land appraisal requirement, provided that the applicant agrees to pay a fee in the amount established by resolutions of the Board of Supervisors.

D. All fees hereunder shall be due and payable in full before recording of the subdivision or land development plan or any phase or section thereof.

E. Parkland and open space design requirements. In general, parklands and open spaces provided for by this section shall involve areas for active recreational pursuits. Accordingly, the following design requirements shall apply:

(1) The site shall be located and designed so that safe and convenient access shall be provided to all existing and proposed inhabitants. Additionally, each site shall have at least one area available for vehicular access that is no less than 24 feet in width.

(2) The site shall be sized and configured so as to accommodate its intended uses. Sufficient lot width/depth dimension shall be provided so as to accommodate, where practicable, ball fields, courts, and other open play areas. Furthermore, should a development be proposed at a location contiguous to an existing park, dedicated parklands should be provided, where practicable, as an expansion of the existing facility.

(3) The site shall have suitable topography and soil conditions for use and development as active play areas. No more than 25% of the site shall be comprised of floodplains, stormwater management facilities, and or slopes exceeding 8%. Any unimproved site shall be provided with a healthy and vibrant grass ground cover.

(4) The site shall be located and designed to conveniently access proximate public utilities (e.g., sewer, water, power, etc.). However, no part of any overhead utility easement, nor any aboveground protrusion of an underground utility, should be permitted in active play areas of the site.

(5) No part of the site shall be calculated as part of any required setback, yard, and/or open space for adjoining lots or uses as regulated by Chapter 450, Zoning, as amended.

F. In special instances, the Township may waive any or all of the preceding design standards. In such instances, the applicant must demonstrate that the public will be better served by some alternate design that would accomplish at least one of the following objectives:

(1) Protection of important natural resources (e.g., streams, ponds, wetlands, steep slopes, woodlands, unique geologic features, wildlife habitats, aquifer recharge areas, etc.).

(2) Protection of important historical and/or archaeological sites.

(3) Integration of greenbelts throughout the development that link residences with on-site or adjoining parks, schools, or other similar features.

G. Township recreation fund. Funds collected as fees in lieu of dedication.

(1) A fee authorized under this subsection shall, upon its receipt by the Township, be deposited in an interest-bearing account, clearly identified as reserved for providing, acquiring, operating or maintaining park or recreational facilities. Interest earned on such accounts shall become funds of that account.

(2) Upon request of any person who paid any fee under this subsection, the Township shall refund such fee, plus interest accumulated thereon from the date of payment, if the Township had used the fee paid for a purpose other than the purpose set forth in this section.

H. Nonresidential lands requirement based on limit of disturbance: standards and criteria for dedication and acceptance of recreation land.

(1) Acceptance of dedication shall be at the option of the Board of Supervisors. In determining whether to accept or reject land offered for dedication, the Board shall consider the following factors:

(a) All land offered for dedication shall be contiguous and located in a single area of not less than three acres in area.

(b) Not more than 25% of the offered land shall be located in a floodplain or exceed a slope in excess of 8%.

(c) Offered land must be suitable for recreational use as a public park based upon its size, topography and soil conditions.

(d) Offered land shall abut and have direct access to a public road and shall be suitable for the installation of water and sewer facilities and other utilities.

(2) The decision of the Board of Supervisors to accept or reject dedication shall be conclusive. In the event that dedication is rejected, the developer or subdivider shall comply with the provisions herein for payment of a fee in lieu of dedication.

[1] Editor's Note: See 53 P.S. § 10505(11).

§ 435-44 Monuments and markers.

A. Material and size. Monuments and markers shall be constructed as follows:

	Construction	Minimum Size
Monument	Concrete or stone	4" x 4" x 36"
Marker	Iron pipes or iron or steel bars	24" x 3/4" dia.

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

C. Monuments, location of. Monuments must be set at:

(1) One corner of a lot comprising a single lot subdivision, or at one predominant intersection of a street and a property line of a lot in a subdivision comprised of not more than five contiguous lots or parcels.

(2) At least three predominant line intersections or line angle in subdivisions of more than five lots or parcels, and in any land development program. When any program of development and/or subdivision encompasses more than 20 acres, the Township Supervisors and/or the Township Engineer may require additional monuments at designated points.

(3) Such other points as may be required by the Township Engineer and Township Supervisors when unusual conditions may create sight problems or cause unusual deviation from normal surveying practice.

D. Markers, location of. Markers must be set:

(1) At the beginning and ending of curves along street property lines if not monumented.

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

(3) At angles in property lines of lots.

(4) At all other lot corners.

E. Removal. Any monuments or markers that are removed must be replaced by a registered engineer or surveyor at the expense of the person removing them.

§ 435-45 Vehicular parking facilities, sidewalks, curbs and exterior lighting.

A. Vehicular parking.

(1) Parking spaces shall measure a minimum of 20 feet by 10 feet, and 22 feet by eight feet for parallel parking.

(2) All parking lots and loading areas must be paved and curbed in accordance with the requirements of streets.

(3) All end parking stalls must be protected with a curbed landscaped island.

(4) Parking lots must be provided with adequate facilities to collect and convey stormwater in accordance with current Chapter 428, Stormwater Management, as amended. Water shall not be allowed to concentrate at areas of pedestrian crossings.

(5) All parking facilities must conform with the requirements of the Americans with Disabilities Act. Signs delineating handicap accessible parking spaces must be supported with a concrete filled steel pipe bollard three feet in height.

(6) Aisles are used to access individual parking spaces and must be 24 feet in width.

(7) All parking spaces must be delineated with solid painted lines no less than four inches in width. Stop bars, directional signs, stop signs and all other pavement markings must conform to the Manual of Uniform Traffic Control Devices.

(8) The minimum curb radius is four feet.

(9) Lighting shall be provided for all parking lots that will be used at night, and all lighting standards must be contained within landscape islands or access drive medians, and comply with the standards set forth in Township ordinances.

(10) Ten percent of the total area of the parking lot must be devoted to interior landscaping in accordance with § 435-52. The total area of the parking lot shall be all areas within the perimeter of the parking lot, including parking spaces, aisles, access drives, islands, and curbed areas.

(11) Dead-end aisles in parking areas are not allowed.

(12) Parking facilities shall not be located within 10 feet of a lot line unless joint parking facilities are proposed.

(13) For proposed residential uses, parking lots shall be provided with a design feature centered at 250 feet (as measured from edge of curb to edge of feature) intervals. Such a design feature may take the place of required access drives of this section. Qualifying design features shall include, but not necessarily be limited to, landscaped islands designed as "roundabouts" (including a minimum of forty-foot radius fully landscaped with a mixture of trees, shrubs, flowers, planters, and ground cover), fountains, or community focal points, such as gazebos. Complete construction drawings and provisions for perpetual maintenance shall be required.

B. Sidewalks.

(1) Sidewalk shall be provided in all residential areas where the majority of lots have less than 125 feet of street frontage, or land developments with an average net density of three or more dwelling units per acre. Additionally, sidewalk shall be required in the following circumstances:

(a) To continue existing sidewalk systems to the terminus of a service area or block.

(b) To provide access to vehicular parking compounds, school bus stops, or recreational facilities.

(c) To provide access to and/or within a commercial, industrial, or other community facilities.

(2) Sidewalk which is located along streets or access drives shall be located along the side(s) of the street upon which lots front and pedestrian traffic is anticipated.

(3) Sidewalk which is provided off-street or off-access drives shall be located along anticipated pedestrian traffic routes.

(4) Sidewalk located adjacent to streets shall be constructed in accordance with PennDOT Publication 408, Section 676, Cement Concrete Sidewalks, as amended.

(5) Sidewalk located outside of the public right-of-way (e.g., adjacent to driveways, access drives, and parking compounds) may be constructed of any stable and mud-free material. Sufficient protection shall be provided to restrict parked vehicles from encroaching onto the sidewalk.

(6) Sidewalk shall have a minimum width of four feet.

(7) Sidewalk shall be graded so as to discharge stormwater runoff. A minimum cross slope of 2% shall be provided.

(8) Maintenance and repair cost for sidewalk is the sole responsibility of the landowner.

(9) Pedestrian easements, which may be required by the Township to facilitate pedestrian circulation or to give access to community facilities, shall have a minimum right-of-way width of 10 feet to accommodate a walk way width of five feet. This walkway shall be improved to the standards assigned by the Township.

(10) Sidewalk shall conform with the Americans With Disabilities Act accessibility guidelines.

(11) Construction.

(a) Sidewalk located in public rights-of-way shall be concrete.

(b) For areas outside of driveways the sidewalk shall have a depth of four inches placed on a four inches of No. 57 stone aggregate.

C. Curbs. Curbs shall be constructed along all existing street frontages that are contiguous to the development, both sides of proposed streets and access drives, and along the front of all nonresidential buildings. Curbs shall conform to the following:

(1) The Township may require curb where unusual or particular conditions prevail with respect to stormwater runoff, traffic, on-street parking and/or safety of pedestrians.

(2) Transitions in curb type shall be subject to approval by the Township.

(3) Curb shall conform with the Americans with Disabilities Act accessibility guidelines, as amended.

(4) Slant curb shall not be permitted.

(5) The distance from the top of depressed curb in driveways to the flow line of the gutter shall be 1.5 inches.

(6) Maintenance and repair cost for curb is the sole responsibility of the property owner.

(7) Township may accept fee in lieu of curb placement if located in area where proposed curb is a part of a future Township street project, based on construction cost estimate at time of plan approval.

(8) General construction standards.

(a) Bituminous curb and precast curbing are not acceptable.

(b) Forms for curb must be straight and true to grade.

(c) Contractor shall be responsible for maintaining line, grade and workmanship.

(d) The contractor shall notify the Township for inspection of forms and base at least 48 hours prior to placing concrete.

(e) Any curbing constructed not in accordance with this section shall be saw-cut, removed and replaced at developer's/contractor's expense. If pavement has been placed after the curb construction, the cartway may also have to be overlaid to eliminate patching of pavement.

(f) The grade behind the curb shall have a 2% slope to the top of the curb.

(g) Curbing shall be reinforced with two #4 steel bars at all driveways, and extend three feet beyond the driveway entrance, or be installed with full depth curb section.

(h) The material upon which curb is to be constructed shall be thoroughly compacted. Where this subgrade is soft or spongy, the area must be over excavated to stable material and brought up to grade with PennDOT 2A aggregate, compacted in six-inch lifts.

(i) Existing curbing that is damaged due to construction activities must be saw-cut, removed and replaced.

(j) The minimum distance between the curb and the front of buildings (as measured from the closest part of the building front to the face of curb) shall be five feet.

(k) Curb shall be constructed in accordance with PennDOT Publication 408, Section 630, Plain Cement Concrete Curb, as detailed in RC-64M, as amended.

(l) Vertical curb shall be 18 inches deep, eight inches wide at the top, and nine inches wide at the base. The distance from the top of the curb to the flow line of the gutter shall be eight inches for commercial or industrial developments and six inches for residential developments.

D. Lighting.

(1) Add a note to all plans that states. "All outdoor lighting, including wall mounted fixtures, shall be placed or shielded to prevent direct illumination glare, or trespass light on adjacent properties and right-of-way."

(2) Additional requirements located in Chapter 450, Zoning.

(3) Lighting shall be provided at all access drive entrances to nonresidential developments and in parking lots that are to be used at night. Lighting shall conform to the following:

(a) Lighting must be directed downward and inward without glare to adjacent properties or roadways.

(b) The maximum footcandle limit on an adjoining property or roadway shall be one footcandle at grade level.

(c) The minimum intensity on site shall be 1 1/2 footcandle measured at grade level.

(d) Canopy lighting used in areas such as gas stations must be completely recessed.

(e) A photometric plan is required to show on-site illumination along with off-site illumination within 50 feet of the property lines of the development.

(f) Locations and types of all lighting shall be shown on the plan. A detail drawing of the type of standard and fixture shall be provided.

(g) Intensity of illumination shall be based on illuminating engineering society (IES) Handbook, Latest Edition.

(h) The maximum height of a light standard is 25 feet.

(i) Streetlighting within rights-of-way shall not be dedicated to the Township, but remain under ownership of utility company.

(4) For proposed residential parking lots, lighting shall be provided in accordance with the following:

(a) Lighting must be directed downward and inward and without glare to adjacent properties or rights-of-way.

(b) The maximum foot-candle limit on an adjoining property or roadway shall be one footcandle at grade level.

(c) Wall pack lighting is allowed on building walls that face roadways, parking lots, or any residential use.

(d) A photometric plan is required to show on-site illumination along with off-site illumination within 50 feet of the property lines of the development.

(e) The location and types of all lighting shall be shown on the plan. Detail drawings of the type of light standard and fixture shall be provided.

(f) Fixtures shall be Architectural Grade.

(g) Intensity of illumination shall be based on illuminating engineering society (IES) Handbook, Latest Edition.

(h) The maximum height of a light standard is 14 feet.

(i) Each individual lot of 1/2 acre or less in a subdivision must have an outside post light, installed on a timer switch or a photocell, at the time a new home is built on said lot. Lots which require outside light post must be noted on plan.

(j) Lighting of common areas outside of dedicated rights-of-way shall remain the responsibility of property owner(s).

§ 435-46 Sanitary sewage disposal.

A. When the Pennsylvania Sewage Facilities Act, Act 537 of 1966,[1] as amended, requires a Sewer Facilities Plan Revision (Plan Revision Module for Land Development), or supplement, approval of the revision or supplement, shall be submitted with the plan application.

[1] Editor's Note: See 35 P.S. § 750.1 et seq.

B. The applicant shall provide the type of sanitary sewage disposal facility consistent with Carroll Township's approved Pennsylvania Sewage Facilities Act, Act 537 of 1966, as amended.

C. Sanitary sewer systems shall be designed in accordance with the prevailing rules and regulations of the Pennsylvania Department of Environmental Protection and any applicable bona fide sewer authority, or cooperative association of lot owners.

D. When sanitary sewage disposal is provided by means other than by an individual on-lot system for use by a single unit of occupancy, the plan application shall include:

(1) Evidence that the supplier is a certificated 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 Utility 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) Notice of approval of the design, capability to service, method of installation, and any requisite financial guarantee from the provider.

(3) Appropriate measures, as deemed necessary by the Board of Supervisors, to ensure adequate future maintenance of the system.

E. Where individual on-site sanitary sewage disposal facilities are to be utilized, each lot so served shall be of a size and shape to accommodate the necessary subsurface sewage disposal system and a replacement system at a safe distance from building and water supply in accordance with Title 25, Chapter 73, Rules and Regulations of the Pennsylvania Department of Environmental Protection, as amended, and the Pennsylvania Sewage Facilities Act, Act 537 of 1966, as amended.

F. No proposed primary or secondary on-lot disposal system can be located within 100 feet of an existing or proposed well.

G. A one-hundred-foot setback from on-lot disposal system must remain on the subject property and must not extend onto any adjacent property, without adjacent property owners approval via a recorded easement.

§ 435-47 Water supply.

A. When, in accordance with § 435-27F, a report on groundwater supply is required, the application must demonstrate that the groundwater recharge on the subject property after development, during drought conditions (precipitation at 40% below normal) will exceed the anticipated water usage and that the project will not lower the groundwater table in the area to the extent of decreasing the groundwater supply available to other property below safe levels.

B. Water supply systems shall be designed in accordance with the prevailing rules and regulations of the Pennsylvania Department of Environmental Protection and any applicable bona fide water authority, or cooperative association of lot owners.

C. Wherever the water supply system contains sufficient capacity or will in the foreseeable future, with or without developer assistance, fire hydrants shall be provided. Fire hydrants shall be located and meet the specifications of the Dillsburg Area Authority.

D. Where individual on-site water supply system is to be utilized, each lot so served shall be of a size and shape to allow safe location of such a system, in accordance with all applicable standards.

E. If water is to be provided by means other than by an individual on-site water supply system (wells that are owned and maintained by the individual lot owners), the plan application shall include:

(1) Evidence that the supplier is a certificated 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 Utility 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) Notice of approval of the design, installation, and any requisite financial guarantee from the provider.

(3) Appropriate measures, as deemed necessary by the Board of Supervisors, to ensure adequate future maintenance of the system.

§ 435-48 Stormwater management.

All subdivisions and land development plan submissions shall conform to Carroll Township Stormwater Management Ordinance 2011-216, as amended.[1]

[1] Editor's Note: See Ch. 428, Stormwater Management.

§ 435-49 Utility line installation.

Where feasible as determined by the Board of Supervisors after consultation with the developer and the appropriate utility companies, electric, telephone, communication and television transmission lines shall be placed underground. Where such lines are not placed underground, said lines shall be placed along rear lot lines to the fullest extent possible.

§ 435-50 Easements.

Easements for waiver facilities, sanitary sewer facilities, stormwater drainage facilities, public utilities, pedestrian, or vehicular access shall meet the following standards:

A. To the fullest extent possible, easements shall be adjacent to property lines. Easements which do not follow property lines must be identified by two locational dimension ("ties") with metes and bounds.

B. Nothing shall be placed, planted, set, or put within the area of an easement that would adversely affect the function of the easement or conflict with the easement agreement.

C. The plan and easement agreement shall clearly identify who has the right of access and responsibility for function of the easement area.

D. Pedestrian easements shall have a minimum width of 10 feet.

E. Sanitary sewer and water supply easements shall have a minimum width as required by utility. In the case of shared utility easement, sufficient area shall be provided to allow a minimum of 10 feet between the center line of the utility and the edge of the easement.

F. Stormwater easements shall have a minimum width of 20 feet for an open swale and 30 feet for piping, and shall be adequately designed to provide area for:

(1) The collection and discharge of water;

(2) The maintenance, repair, and reconstruction of the drainage facilities; and

(3) The passage of machinery for such work.

G. Where any electric or telephone transmission or petroleum product transmission line traverses a property, the applicant shall confer with the applicable transmission or distribution company to determine the minimum distance which shall be required between each structure and the center line of such petroleum or petroleum product transmission line. All applications shall include a copy of the recorded agreement or a letter from the owner of the transmission line stating any conditions on the use of the property and the right-of-way width.

H. Easements may not contain a structure as defined by this chapter, with the exception of utility enclosures.

I. Natural gas lines. All natural gas lines must be installed in compliance with the ASA Code B31, 80 1958, as amended. The minimum distance from a natural gas line to a dwelling unit or other structure must be as required by the applicable transmission or distributing company.

J. Petroleum lines. Between a proposed dwelling unit or other structure and the center line of a petroleum or petroleum products transmission line which may traverse the subdivision or land development, there must be a minimum distance of 100 feet measured in the shortest distance.

§ 435-51 Signs and storage areas.

A. Signs. Replacement or modernization of signs shall conform to Chapter 450, Zoning, regulations, as amended.

B. Storage areas.

(1) Outdoor storage areas of any type must be located to the rear of structures and must be screened by natural vegetation or fencing, in accordance with the requirements of Chapter 450, Zoning, as amended.

(2) In developments with usable/common open space, remote screened storage areas must be provided for items infrequently used, such as recreation vehicles, etc., in accordance with Subsection B(1).

§ 435-52 Landscaping.

A. Protection of natural features. The finished topography of the site shall adequately facilitate the proposed development without excessive earth moving, and destruction of natural amenities. Natural features shall be preserved and incorporated into the final landscaping wherever possible and desirable. The applicant shall demonstrate the means whereby the natural features shall be protected during construction.

B. Existing wooded area. Existing wooded areas shall be protected to prevent unnecessary destruction. Healthy trees with a caliper of six inches or more as measured at a height of 4 1/2 feet above existing grade, shall not be removed unless their location interferes with a planned improvement that cannot be relocated to coordinate with the existing wooded areas. At least 25% of the number of trees (size described above) that exist at the time of plan submission shall be maintained or replaced immediately following construction. Replacement trees shall be a minimum trunk caliper of two inches at a height of six inches above finished grade. Plans shall be submitted showing existing trees and proposed construction in conformance with this section.

C. Applicable areas. The landscaping requirements of this section shall be applicable to all subdivision and land development plans when required by Chapter 450, Zoning, or under the following conditions:

(1) When a residential use proposal in any zoning district will abut a roadway designated as a collector or arterial, an existing residential use, residential zoning district boundary, or any other nonresidential use or zone, a minimum twenty-foot-wide landscape screen may be required within the proposed development. A landscape screen shall be required by the Township when the residential proposal is judged to be incompatible with the existing residential uses due to the density or design of the proposed development.

(2) When a residential use proposal involves double fronting lots, a minimum twenty-foot-wide landscape screen shall be provided along the roadway right-of-way at the rear of the proposed lots.

(3) Sanitary sewer pump stations in a residential zone must be surrounded by at twenty-foot-wide landscape screen. In all other zones pump stations must be surrounded by a twenty-foot-wide landscape buffer.

(4) For proposed residential uses, parking lots shall be provided with a fifteen-foot minimum landscape buffer.

(5) Parking lots (including contiguous access drives and aisles) shall be surrounded by a minimum of a fifteen-foot landscape buffer in addition to any required interior landscaping. Said landscape buffer shall be superseded by required building front landscaping, and may be combined with any perimeter lot landscape buffers or screens, provided the parking lot and said landscape buffer or screen is contiguous.

D. Street trees. Shade trees shall be provided and conform to the following standards:

[Amended 11-8-2021 by Ord. No. 2021-248]

(1) The trees shall be nursery grown in a climate similar to that of the locality of the project. Varieties of trees shall be subject to the approval of the Township. The applicant is encouraged to be creative in selecting tree varieties and locations to achieve a pleasing appearance.

(2) All trees shall have a normal habit of growth and shall be sound, healthy, and vigorous; they shall be free from disease, insects, insect eggs, and larvae.

(3) The trunk diameter, measured at a height of six inches above finish grade, shall be a minimum of two inches.

(4) Trees shall be planted between the street right-of-way line and the building setback line. However, the shade trees may be planted anywhere on the lot but not within 10 feet of any property line or within any easement area. Each lot shall provide one tree per 40 feet of road frontage and for lots one acre to two acres a minimum of 3 trees are required, or whichever is greater. Lots greater than two acres shall have a minimum of one tree per 1/2 of an acre for calculation purposes (Example, lot with two acres would have four trees and lot with 4 1/2 acres would have nine trees), anywhere on the lot between street right-of-way and the building setback lines. Lots with less than 40 feet of road frontage shall provide one tree. The following varieties are acceptable trees:

Accolade Elm

Quaking Aspen

American Beech

American Chestnut

American Linden

American Red Maple

Autumn Blaze Maple

Black Birch

Grey Birch

Black Cherry

Black Willow

Bur Oak

Common Hackberry

Crimean Linden

European Beech (Hornbeam, Ironwood, Blue)

Frontier Elm

Greenspire Linden

Homestead Elm

Littleleaf European Linden

Eastern Hemlock

Pin Oak

Princeton Elm

Sweet Gum

Black Gum

Red Oak

Sawtooth Oak

Scarlet Oak

Shingle Oak

White Oak

Silver Linden

Silver Maple

Striped Maple

State Street Maple

Sugar Maple

Swamp White Oak

Sycamore

Thornless Honey Locust

Tulip Poplar

Valley Forge Elm

Willow Oak

White Ash

Box Elder

Buckeye (Yellow, Sweet Or Ohio)

Hickory (Bitternut, Pignut, Shellbark)

Kentucky Coffee Tree

Black Walnut

Fruit trees (Apple, Cherry, Peach, Plum, Pear)

(5) Street trees shall be at least 12 feet from a fire hydrant, light standard, or overhead utility pole. Every effort to be made not to locate over utility service laterals or tree when fully mature could endanger foundation of home.

(6) The Township may require a particular species which is better suited to shade tree applications or to provide for continuity within the development or for continuity with existing nearby shade tree plantings.

(7) Shade trees shall be planted prior to the issuance of an occupancy permit for any adjacent lot unless otherwise extended in writing by the Township due to seasonal limitations on planting. Any dead or dying shade tree shall be replaced by the current owner with any tree listed above anywhere on their property between street right-of-way and the building setback lines.

E. Landscape buffer.

[Amended 11-8-2021 by Ord. No. 2021-248]

(1) Buffer planting areas must consist of trees and a variety of shrubs and ground cover (trees, shrubs and cover native to Pennsylvania is preferred). Vegetation must be distributed throughout the entire planting buffer to achieve complete coverage of the buffer.

(2) If existing vegetation is preserved and will not be adversely impacted by the proposed development, and otherwise meets the requirements of a buffer area, no additional buffer planting is required.

(3) Maximum slope of a buffer area is 25%.

(4) One tree shall be provided per 600 square feet of landscaping buffer area.

(5) Shrubs and ground cover must be planted such that four or more shrubs are grouped together at fifty-foot spacing. Plantings must be staggered and arranged in combination with the required trees to achieve a natural and pleasing appearance.

(6) Required shade trees shall not count towards satisfying the planting requirements of an adjoining parallel buffer.

(7) The landscape buffer shall be located between the roadway right-of-way and the building setback lines of the property, and along all perimeter property lines.

(8) Parking lots, structures, and overhead utilities, shall not encroach into landscape buffers. Access drives, driveways, aisles, shall not be located longitudinally within a landscape buffer; however, they may traverse landscape buffers when providing access between adjoining properties, or when providing access to the property from a street. Sidewalk shall not be located longitudinally within a landscape buffer. Outside berms of stormwater basins, tops of stormwater basin berms, and inside slopes of stormwater basins may not be located within landscape buffers. Vegetated swales may traverse landscape buffers, but shall not be located longitudinally within landscape buffers. Nonvegetated drainage swales, ditches, and channels shall not be located within landscape buffers. Electric transformers shall not be located within landscape buffers.

(9) All landscape buffer areas must be kept clean of all debris, litter, weeds and tall grass, and otherwise maintained by the landowner in accordance with the approved plan.

(10) Landscape buffers shall be constructed prior to the issuance of an occupancy permit for any adjacent lot unless otherwise extended in writing by the Township due to seasonal limitations on planting.

F. Landscape screens.

[Amended 11-8-2021 by Ord. No. 2021-248]

(1) Landscaping screens must contain a variety of trees, shrubs, and ground cover that will comprise both low-level screening and high-level screening. Evergreen trees which are at least six feet in height at a spacing of no more than 10 feet apart, deciduous trees spaced at 40 feet apart, and flowering trees at 60 feet apart shall comprise the high-level screen. A mixture of shrubs and hedges comprise the low-level screen. If a hedge is selected for low-level screening, then hedge plantings must be three-foot on center and a minimum three feet tall. If shrubs are selected as a low-level screen, then four or more shrubs designed to complement each other must be grouped together at eight-foot spacing. Plantings must be staggered and arranged to achieve a natural appearance and rigid rows of plantings forming a "wall" do not meet this requirement (Pennsylvania native trees, shrubs and ground cover preferred).

(2) Fencing, mounds, or walls, when approved by the Township, may be used as a substitute for the landscape screen. The fence shall consist of minimal maintenance material to an elevation of six feet. The design elevation of the fence, wall, or berm, must be provided for review and approval of the Township. The fence must be landscaped with trees, shrubs and ground cover, in accordance with the requirements of a landscape buffer.

(3) All landscape screen areas must be kept clean of all debris, litter, weeds and tall grass, and otherwise maintained by the landowner in accordance with the approved plan.

(4) Parking lots, structures, and overhead utilities, shall not encroach into landscape screens. Access drives, driveways, aisles, shall not be located longitudinally within a landscape screen; however, they may traverse landscape screens when providing access between adjoining properties, or when providing access to the property from a street. Sidewalks shall not be located longitudinally within a landscape screen. Underground utilities, stormwater pipes and vegetated swales may traverse a landscape screen, provided their direction can be varied within the landscape screen in order to not interrupt the visual separation of the landscape screen. Nonvegetated drainage swales, ditches, and channels shall not be located within landscape screens. Outside berms of stormwater basins, tops of stormwater basin berms, and inside side slopes of stormwater basins may not be located within landscape screens. Electric transformers shall not be located within landscape screens.

(5) The maximum slope within a landscape screen shall be 25%.

(6) Landscape screens shall be constructed prior to the issuance of an occupancy permit for any adjacent lot unless otherwise extended in writing by the Township due to seasonal limitations on planting.

G. Parking lot islands/medians.

[Amended 11-8-2021 by Ord. No. 2021-248]

(1) All parking lot islands must be landscaped with two flowering trees, or one canopy tree, and two groups of four shrubs per 400 square feet. Ground cover and perennials must make up the balance of the landscape island.

(2) In landscape islands where light standards exist, the required trees may be moved to other areas of the site, or trees with a limited mature size may be proposed.

(3) Landscape islands must be a minimum of 50 square feet in area, with no dimension less than five feet.

H. Trees and vegetation.

[Amended 11-8-2021 by Ord. No. 2021-248]

(1) Proposed trees and other vegetation shall be grown in a climate similar to that of this Township (native Pennsylvania trees and other vegetation is preferred to encourage growth and preservation of species), and in good health, and vigorous. They shall be free of disease, larvae, insects, and insect eggs.

(2) They shall be planted, guyed, staked and handled in compliance with accepted horticultural standards and standards set by the American Association of Nurserymen, Inc., in the American Standard for Nursery Stock, ANSIZ60, 1-1973, as amended.

(3) The requirements for the measurements, branching, quality, balling and burlapping of trees shall follow code of standards recommended by the American Association of Nurserymen, Inc., in the American Standard for Nursery Stock, ANSIZ60, 1-1973, as amended.

(4) The current owner shall replace any dead or dying plantings.

(5) All areas not otherwise improved shall be planted with an all season ground cover and shall be landscaped according to an overall plan.

(6) Hardwood mulch can be used as cover material where plantings will eventually mature to cover the area.

(7) The species of trees, shrubs and ground cover are subject to Township approval.

(8) Planting trees on the berm of a retention/detention basin is prohibited.

(9) All plantings must be located such that their mature size does not interfere with overhead utilities or easements.

(10) All trees and vegetation shall be maintained by property owner and/or replaced as required to meet the design of originally approved landscape plan.

(11) All deciduous trees shall have a caliper of at least two inches at six inches above finished grade.

I. Landscape material.

(1) Trees and shrubs shall be typical of their species and variety have normal growth habits, well-developed branches, densely foliated, vigorous, fibrous root systems. They shall have been grown under climatic conditions similar to those in the locality of the project and properly acclimated to conditions of the locality of the project.

(2) Any tree or shrub which dies shall be replaced. All landscaping and screening treatments shall be properly maintained by property owner.

J. Ground cover. Ground cover shall be provided on all areas of the project to prevent soil erosion. All areas which are not covered by paving, stone, pine needles, bark mulch, or other solid material shall be protected with a vegetative growth. Varieties of ground cover shall be subject to the approval of the Township.

K. Landscape plan design requirements.

(1) Plantings in landscape buffer areas shall be planted in natural clusters that provide privacy and a visual separation but do not block views or vistas.

(2) The strategic placement of trees throughout the development to serve as a buffer against the wind and sun is encouraged for energy conservation purposes.

(3) All plant materials shall be located so as not to create a potential traffic hazard. Clear sight triangles and sight distances must be maintained.

(4) A detailed landscape plan consisting a schedule of planting, location, name and size of all trees, shrubs, ground cover, screens, and fencing shall be submitted as a drawing at the time of the plan submittal.

(5) Typical tree, shrub and perennial planting details must be included.

(6) The plan must show all relevant features that affect landscaping to ensure that landscaping will not conflict with site features such as lighting, storm piping, and overhead utilities.

L. Guarantee/performance bond.

(1) Any tree or shrub which dies within 18 months of planting shall be replaced by the developer. Any tree or shrub which within 18 months of planting or replanting is deemed, in the opinion of the Township, to have grown in a manner uncharacteristic of its type, shall be replaced within 30 days.

(2) The developer or landowner shall deposit with the Township a sum of money, or other financial surety equal to the amount necessary to cover the cost of purchasing, planting, maintaining and replacing all vegetative materials for a period of 18 months. This condition shall be satisfied through an executed agreement between the Township and developer.

(3) In lieu of a specific financial surety for landscaping, the value as stated in Subsection L(2) above, may be incorporated into the overall financial surety established for the project. In which case, the final surety would not be released until all planting has performed adequately for the maintenance period.

§ 435-53 Design process for subdivisions in Conservation Subdivision Overlay District.

The following design process is required for the design of conservation subdivisions to ensure that the natural features are protected.

A. Step 1: Delineation of open space lands and development areas.

(1) The minimum percentage and acreage of required open space lands should be calculated by the applicant and submitted as part of the sketch plan or preliminary plan in accordance with the provisions of this chapter and of Chapter 450, Zoning, as amended.

(2) Primary conservation areas comprising floodplains, wetlands and slopes over 25% shall be delineated according to the actual boundaries of floodplains, wetlands and slopes.

(3) Secondary conservation areas shall be delineated in a manner clearly indicating their boundaries as well as the types of resources included within them.

(4) Total open space area requirements shall include all primary conservation areas and those parts of the remaining buildable lands with the highest resource significance (secondary conservation areas), as described below and in Article XI.

(5) Development areas constitute the remaining lands of the tract outside of the designated open space areas, where house sites, streets and lots are to be delineated in accordance with steps 2, 3 and 4 below.

B. Step 2: Location of house sites.

(1) Potential house sites shall be tentatively located using the proposed open space lands as a base map as well as other relevant data on the existing resources and site analysis plan such as topography and soils.

(2) Potential house sites shall be generally located not closer than 100 feet from primary conservation areas and 50 feet from secondary conservation areas.

C. Step 3: Alignment of streets and trails. Upon designating the house sites, a street plan shall be designed to provide vehicular access to each house, complying with the standards in Article VII herein.

(1) Impacts of the street plan on proposed open space lands shall be minimized, particularly with respect to crossing environmentally sensitive areas such as wetlands and traversing slopes exceeding 15%.

(2) Steep grades and switch backs shall be minimized by aligning streets parallel to contours.

(3) Culs-de-sac shall be limited to one for up to 50 proposed lots or dwelling units, and one additional cul-de-sac for each additional 50 proposed lots or dwelling units per parent tract existing on August 18, 2003. The parent tract shall be identified through addition of a note or a deed plotting of the boundary of the property.

(4) A preliminary network of trails shall also be shown, connecting streets with various natural and cultural features in the conserved open space lands. Potential trail connections to adjacent parcels shall also be shown.

D. Step 4: Drawing in the lot lines. Upon completion of the preceding three steps, lot lines are drawn as required to delineate the boundaries of individual residential lots.

§ 435-54 Traditional Neighborhood Design (TND) standards.

This section specifies requirements that shall apply to all submittals proposing to develop a TND in the Mixed Use 1 and 2 Zones as defined in Chapter 450, Zoning. Where these requirements are contrary or inconsistent with other requirements of this chapter, and a TND is proposed, the requirements of this section shall prevail; otherwise, all other requirements of this chapter shall remain in full force and effect. See traditional neighborhood design (TND) in Chapter 450, Zoning, as amended.

A. Blocks and lots. Block length as measured from edge of street right-of-way to nearest edge of street right-of-way on the same side of the street shall not exceed 600 feet. Block depth as measured perpendicular to the block length, from edge of street right-of-way to nearest edge of street right-of-way, shall not exceed 400 feet. Street layouts shall be designed to affect an interconnected and broadly rectangular pattern.

B. Circulation standards. The road, sidewalk, and trail system shall provide functional and visual links within the TND and shall be connected to existing development and adjacent lands that are zoned to be developed. The circulation system shall provide for different modes of transportation including motor vehicles, pedestrians and bicycles.

(1) Motor vehicle circulation.

(a) Motor vehicle circulation shall be designed to minimize conflicts with pedestrians and bicycle traffic.

(b) Traffic-calming features such as neck-downs, chicanes, speed tables, textured pavement, textured crosswalks, raised intersections, and medians should be considered and designed in accordance with Pennsylvania's Traffic Calming Handbook, PennDOT Publication No. 383, or latest edition thereof, shall be used to encourage slower vehicular speeds.

(c) Streets shall be designed and located to minimize alteration of topography, natural water bodies, wetlands, steep slopes, and woodlands.

(d) Boulevards or main streets, both as provided herein, shall terminate at a natural vista or prominent architectural focal element.

(e) Streets shall accommodate safe pedestrian movement and bicycle traffic.

(2) Street hierarchy.

(a) Boulevard. A two-way street provided with a fully landscaped and curbed median, the boulevard is a connector between residential and neighborhood center or civic areas with parking on both sides. The boulevard can service professional office, retail, live/work units, civic uses, and multifamily residential uses. The boulevard can also be used to service single-family or semidetached residential areas in place of a traditional cul-de-sac by expanding the median and designing the road to loop.

(b) Main street. A two-way street that provides access to neighborhood centers, live/work units, retail, civic uses, and multifamily residential uses with on-street parking on both sides.

(c) Neighborhood street. A two-way street that provides access to single-family, semidetached, and attached (i.e., townhouse style) residential uses with on-street parking on one or two sides.

(d) Lane. A low-speed two-way street that provides secondary access to the rear of single-family, semidetached and attached (i.e., townhouse style) residential uses, with no parking, and may be located in an easement. Lanes are not to be dedicated to the Township.

(3) Street design.

(a) A main street shall end as an intersection with another boulevard, main, neighborhood or existing street (not at a lane), unless stubbed for extension into adjoining lands.

(b) A neighborhood street may terminate with a cul-de-sac when exclusively serving single-family residential uses. The cul-de-sac shall have an outside curb radius of 50 feet, an inside slant (mountable) curb radius of 26 feet to provide a fully landscaped island. The number of culs-de-sac allowed is specified in § 435-53C(3) of this chapter. When counting residential units to determine the allowable number of culs-de-sac, only single-family residential units shall be counted.

(c) Boulevard streets shall have a minimum center line turning radius of 168 feet. If a boulevard is used in single-family or semidetached residential areas in place of a traditional cul-de-sac, the minimum inside curb radius shall be 26 feet.

(d) Main streets shall have a minimum center-line turning radius of 168 feet.

(e) Neighborhood streets and lanes shall have a minimum center line turning radius of 50 feet.

(f) To allow for emergency vehicles to turn corners, a clear zone shall be established that is free of significant obstructions.

(g) A clear sight area for preservation of sight distance shall be maintained based on this chapter design standards. If the required clear sight area extends beyond the right-of-way, an easement shall be provided.

(h) Architectural grade street and pedestrian lighting is required, provisions for private maintenance must be included with recorded homeowners' association documents, or other maintenance agreement acceptable to the Township and recorded in the Recorder of Deeds, York County.

(4) Street standards.

(a) Boulevard. Two twelve-foot travel lanes with center-line stripes; two six-foot parking lanes on the outside of the travel lanes with six-foot long white pavement markings delineating spaces, thirty-six-foot minimum pavement width, ten-foot minimum fully landscaped median, six-foot (minimum) tree lawn, four-foot (minimum) sidewalk on both sides, sixty-six-foot minimum right-of-way width.

(b) Main street. Two twelve-foot travel lanes with center line stripes; two six-foot parking lanes with six-foot-long white pavement markings delineating spaces, thirty-six-foot minimum pavement width, six-foot (minimum) tree lawn (or tree wells), six-foot (minimum) sidewalk on both sides, sixty-foot minimum right-of-way width.

(c) Neighborhood street. Two ten-foot travel lanes; one or two six-foot parking lanes with six-foot-long white pavement markings delineating spaces, twenty-six-foot minimum pavement width, six-foot (minimum) tree lawn on both sides, four-foot (minimum) sidewalk on side of road where residential units border that side of the street, forty-two-foot minimum right-of-way width.

(d) Lane. Twelve-foot pavement width, no parking, no sidewalk, five-foot (minimum) tree lawn on both sides, twenty-two-foot right-of-way or easement. Provisions for private maintenance must be included with recorded homeowners' association documents, or other maintenance agreement acceptable to the Township and recorded in the Recorder of Deeds, York County.

(e) Lots are not considered for lot frontage.

C. Driveway standards. Driveways proposed off of a lane are not required to meet the minimum center-line offset distances specified elsewhere in this chapter. Rear driveways proposed to live/work units are not required to meet the minimum center line offset distances specified elsewhere in this chapter.

D. Application procedures. In addition to the application requirements stated elsewhere in this chapter, the following information is required. If this information is provided as a sketch plan (which is strongly encouraged, but not required), it may be incorporated by reference in the preliminary plan submittal:

(1) A color plan between 100 and 300 scale, accurately and legibly showing as base information existing and proposed roads, green space and landscaping, existing features, with a focus on showing proposed buildings with proposed uses including the acreage and percentage of each, such as but not limited to:

(a) Residential single-family detached (show lots).

(b) Residential single-family semidetached (show lots).

(c) Residential single-family attached (townhouses).

(d) Professional office.

(e) Apartment building.

(f) Mixed-use building (live-work, retail, office).

(g) Civic building.

(h) Active adult apartment building.

This plan shall provide the total acreage of the site, the proposed acreage and percentage of open space and buildable acreage for both the Neighborhood Center and Neighborhood Residential areas.

(2) A color plan at the same scale as above, showing the same base information as above and focusing on:

(a) Open space internal and external to the TND.

(b) Primary conservation areas.

(c) Secondary conservation areas.

(d) Waterways and ponds.

(3) A color plan at the same scale as above, showing the same base information and focusing on:

(a) Proposed sidewalk, including design rational for what width of walk is chosen.

(b) Proposed interconnection with adjoining lands.

(c) Proposed interconnection with existing pedestrian/bicycle ways.

(d) Proposed soft paths or trails.

(4) A color plan at the same sale as above, showing the same base information and focusing on and classifying proposed streets as follows:

(a) Boulevard.

(b) Main street.

(c) Neighborhood street.

(d) Lane.

This plan shall list the physical dimensions and characteristics (i.e., curb, parking one side, etc.) proposed for each of the above-referenced streets.

(5) If the aforesaid information is submitted as a sketch plan, then provide a color plan at the same scale as above, showing the same base information as above and focusing on concepts and proposed methods of stormwater management and areas intended to be used for stormwater management. Otherwise, Chapter 428, Stormwater Management, submittal requirements govern.

(6) A set of architectural guidelines. It is not the intent of the Township to dictate architectural styles. However, a set of standards shall be chosen by the applicant and adhered to consistently throughout the TND. These standards should be communicated to the Township in writing and through color renderings. Standards selected shall enhance the design objectives and goals as stated both herein and in Chapter 450, Zoning.

(7) A signage plan showing all proposed signage. If the exact features (colors, material, content etc.) of the sign are not known, the location, sign type, and overall dimensions will satisfy this requirement.

§ 435-55 Recreation of nonlicensed vehicle crossings.

All recreation or nonlicensed vehicle trail crossings (e.g., equestrian, golf carts, off-road vehicles, snowmobiles) of a street, access drive, or driveway shall be:

A. Designed in a manner consistent with the existing stormwater drainage of the area being crossed.

B. Easily identifiable in each direction.

C. Perpendicular to the street, alley, access drive, or driveway.

D. Located no less than 15 feet from the cartway edge of a street, alley, access drive, or driveway intersection.

E. Provided with a clear sight triangle of 75 feet measured along the center line of the street, access drive, or driveway, and five feet from the edge of the roadway at the center line of the recreation vehicular crossing. No obstructions, grading and/or planting greater than 30 inches above the cartway grade are permitted in the clear sight triangle. A public right-of-way shall be reserved for the purpose of removing any object, material or other obstruction to the clear sight.

F. Not exceed a slope of 8% within 25 feet of the cartway being crossed.

G. Signed to warn motorists and those crossing the oncoming traffic. The surface of the crossing shall be brightly painted with angle stripes.

H. A tunnel, bridging or other suitable measures to assure safe crossing for collector or arterial streets.

§ 435-56 Private rights-of-way.

A. Private right-of-way as the sole means of access to and from a subdivision or land development, is prohibited.

B. The Supervisors may, at the Board's discretion, grant modification of the requirement that lots or developments be accessed by a public street if the literal enforcement of said requirement will exact undue hardship because of peculiar conditions pertaining to the land in question, provided that the modification shall not be contrary to the public interest and that the purpose and intent of the ordinance is observed, and further provided that each lot or development is sufficiently accessed by a private right-of-way which shall be 25 feet in width. The private right-of-way shall be adequately designed to safely accommodate the traffic expected from the proposed and foreseeable development, and the proposed private right-of-way shall not be required to carry significant traffic. Where accesses and rights-of-way to public roads exist, at the time of promulgation of this chapter, with widths of less than 25 feet but not less than 20 feet, private roads within those accesses and rights-of-way may be approved.

C. Any application for subdivision or land development involving a private right-of-way shall be approved only at the discretion of the Township, and not as a matter of right on the part of the applicant. It shall be the duty of the applicant to request such modification, and prove adequately the need for such relief in accordance with § 435-16.

D. Private rights-of-way shall not be approved if:

(1) A bridge or other structure is located on the private right-of-way which is not in conformity with standards determined appropriate by the Township Engineer;

(2) Access to the properties serviced by the private right-of-way by emergency vehicles shall be inhibited;

(3) The private right-of-way would service more than three dwelling units; or

(4) A previous subdivision or land development has occurred on the lot or tract of land for which the private right-of-way is being requested or for any tract of land of which the subject lot or tract was a part, if such subdivision or land development occurred on or after the effective date of this chapter.

E. The private right-of-way shall be improved with a dustless surface as specified on the final plan. When serving more than one lot or more than one dwelling unit, a minimum of six inches crushed stone base course and three-inch 2A aggregate or equivalent standards as approved by the Board, properly rolled and compacted, shall be required along with a minimum cartway width of 14 feet.

F. Clear sight triangles and safe stopping distances shall be provided in accordance with § 435-40 for driveways and § 435-39 and all access drives shall be geometrically designed to meet the requirements of local streets in this chapter.

G. All subdivision or land development plans approved by the Township under the provisions of this subsection shall include the notations from restrictions and conditions relating to private rights-of-way form in Appendix 9,[1] which must be provided on recorded plan if approved by Board.

[1] Editor's Note: Appendix No. 9 is included as an attachment to this chapter.