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.
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
|
(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).
| ||
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.
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.
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:
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.
(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.
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.
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.
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).
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.
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.
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:
(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.
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."
(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).
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.
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.
All subdivisions and land development plan submissions shall
conform to Carroll Township Stormwater Management Ordinance 2011-216,
as amended.[1]
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.
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:
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.
A.
Signs. Replacement or modernization of signs shall conform to Chapter 450, Zoning, regulations, as amended.
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:
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Accolade Elm
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Quaking Aspen
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American Beech
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American Chestnut
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American Linden
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American Red Maple
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Autumn Blaze Maple
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Black Birch
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Grey Birch
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Black Cherry
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Black Willow
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Bur Oak
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Common Hackberry
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Crimean Linden
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European Beech (Hornbeam, Ironwood, Blue)
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Frontier Elm
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Greenspire Linden
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Homestead Elm
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Littleleaf European Linden
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Eastern Hemlock
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Pin Oak
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Princeton Elm
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Sweet Gum
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Black Gum
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Red Oak
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Sawtooth Oak
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Scarlet Oak
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Shingle Oak
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White Oak
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Silver Linden
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Silver Maple
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Striped Maple
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State Street Maple
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Sugar Maple
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Swamp White Oak
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Sycamore
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Thornless Honey Locust
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Tulip Poplar
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Valley Forge Elm
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Willow Oak
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White Ash
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Box Elder
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Buckeye (Yellow, Sweet Or Ohio)
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Hickory (Bitternut, Pignut, Shellbark)
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Kentucky Coffee Tree
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Black Walnut
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Fruit trees (Apple, Cherry, Peach, Plum, Pear)
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(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.
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.
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.
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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.
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(3)
A color plan at the same scale as above, showing the same base information
and focusing on:
(4)
A color plan at the same sale as above, showing the same base information
and focusing on and classifying proposed streets as follows:
(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.
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.
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.
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.
