The standards and requirements contained in this article shall
apply as the minimum design standards for subdivision and/or land
developments in the Township. If studies, calculations, or reports,
which are acceptable to the Township, determine that greater or stricter
standards are required, then the Township shall require that the greater
or stricter standard be made a part of the subdivision and/or land
development.
A.
General.
(1)
Proposed streets shall conform to such county and state street
and highway plans as have been prepared, adopted and/or filed as prescribed
by law.
(2)
Where a development abuts an existing or proposed arterial or
collector street, the Board of Supervisors may require access management
techniques such as the use of marginal access streets, reverse frontage
lots, or other such treatment that will provide protection for abutting
properties, reduce the number of intersections with the arterial or
collector street, and separate the local and through traffic.
(3)
Streets shall be designed with consideration to both existing
and planned streets. All streets shall be arranged to conform as closely
as possible to the original topography. New streets shall be connected
with streets of similar function, to form continuations thereof. Local
streets shall be laid out to discourage use by through traffic. Streets
shall be laid out to provide convenient and safe access to the property.
The rigid rectangular street pattern need not be adhered to; the use
of curvilinear streets may be provided when their use will result
in a more desirable layout. Where a development abuts an existing
or proposed major street, the Board of Supervisors may require the
use of marginal access streets, reverse frontage lots or such other
treatment that will provide protection for abutting properties, reduce
the number of intersections with the major street and separate the
local and through traffic.
(4)
Streets shall be logically related to the topography so as to
produce reasonable grades, satisfactory drainage and suitable building
sites.
(5)
Where appropriate, areas shall be reserved for future street
usage in conjunction with the development of adjacent tracts. Areas
to be reserved for future street usage shall be required to be improved
to the boundary of the tract being developed.
(6)
Wherever there exists a dedicated or platted area reserved for
future street usage along the boundary of a tract being developed,
the street on the adjacent tract shall be extended into the proposed
project.
(7)
Plans with street locations along the perimeter of a property
shall be required to show building setback lines and clear sight triangles
within the adjacent properties. Written permission from the affected
adjacent landowner shall be provided prior to preliminary plan approval.
(8)
When existing stub streets or temporary cul-de-sac streets adjoin
the tract to be developed, they shall be extended into the site and
made part of the proposed street layout. Where a temporary cul-de-sac
is being extended, the bulb shall be reconstructed to Township street
specifications, any existing sidewalk extended through the area, and
the remaining areas shall be regraded and seeded.
(9)
Improvement of existing streets and intersections. Where a subdivision
or land development abuts an existing Township and/or state street
or shall have a traffic impact on an existing Township and/or state
street as indicated by a traffic impact study required to be performed
in accordance with this chapter, the developer shall be required to
make the following improvements:
(a)
In cases where a subdivision or land development abuts an existing
Township and/or state street, the street shall be reconstructed to
the widths specified in this chapter.
(b)
In cases where the development is situated only on one side
of an existing street, the Township may require that only that side
of the street be reconstructed.
(c)
Where the developer of the subdivision or land development is
required to provide a traffic impact study and the traffic impact
study indicates that improvements are required, the developer shall
install the improvements, including but not limited to traffic signals,
traffic control devices additional traffic lanes, traffic dividers
and highway markings.
(d)
When the Township determines that the required improvements are not feasible at the time of development of the use, the developer shall deposit funds with the Township in the amount of 110% of the cost of the improvements computed in accordance with Article V of this chapter. The amount of the deposit shall be submitted for approval by the Township Engineer.
(10)
The extension of existing streets which are presently constructed
with a cartway different from current Township standards shall be
provided with a transition area, the design of which is subject to
Township approval.
(11)
Street improvements. All construction shall be in conformance
with the provisions and specifications of the Township. (See Appendix
No. 13.)[1]
(a)
Paving cross sections. All street paving shall conform to the
following specifications:
[1]
Before paving the street surface, the applicant
must install the required utilities and provide, where necessary,
adequate stormwater drainage for the street, acceptable to the Board
of Supervisors. The pavement base, wearing surface and shoulders must
be constructed according to the following specifications; excepting,
however, that for the construction of arterial streets or highways,
the developer shall consult with the Township Engineer and be governed
by PennDOT for the method of construction to be used, and the design
shall conform to the most recent version of PennDOT Publication 242,
Pavement Policy Manual, as amended.
[2]
All new streets shall be designed to the following
cross-sectional specifications (all courses are compacted thicknesses).
[3]
The use of recycled materials is strongly encouraged.
[4]
Pavement. The pavement base and wearing surface
must be designed and constructed in accordance with the most recent
version of PennDOT Publication 408, Highway Construction Specifications,
as amended. Table 6-1 outlines the alternatives available to the developer:
|
Table 6-1
| ||||
|---|---|---|---|---|
|
Flexible Street Paving Options
| ||||
|
Flexible Pavement Types
|
Pavement Courses
|
Street Type
| ||
|
Local Street, Alley, or Special Purpose Street
(inches)
|
Collector
(inches)
| |||
|
Option No. 1
|
Wearing(1)
|
1 1/2
|
1 1/2
| |
|
Binder(2)
|
0
|
2
| ||
|
Base(3)
|
4 1/2
|
4
| ||
|
Subbase
|
8
|
8
| ||
|
Wearing(1)
|
1 1/2
|
1 1/2
| ||
|
Option No. 2
|
Binder(2)
|
2
|
2
| |
|
CABC(4)
|
6
|
8
| ||
|
Subbase
|
8
|
8
| ||
|
NOTES:
| ||
|---|---|---|
|
(1)
|
Wearing: Superpave Asphalt Mixture Design, HMA Wearing Course,
PG 64-22, 0.0 to 0.3 million ESALs, 9.5 mm mix, SRL L.
| |
|
(2)
|
Binder: Superpave Asphalt Mixture Design, HMA Binder Course,
PG 64-22, 0.0 to 0.3 million ESALs, 19.0 mm mix.
| |
|
(3)
|
Base: Superpave Asphalt Mixture Design, HMA Base Course, PG
64-22, 0.0 to 0.3 million ESALs, 25.0 mm mix.
| |
|
(4)
|
CABC: crushed aggregate base course.
| |
(b)
For the construction of arterial streets or highways, the applicant
shall consult the Township Engineer and be governed by the most recent
version of PennDOT Publication 408, Highway Construction Specifications,
as amended, for the method of construction to be used, and to submit
pavement design calculations in accordance with the most recent version
of PennDOT Publication 242, Pavement Policy Manual, as amended.
(c)
The Board of Supervisors, after consulting with the Township
Engineer, shall decide if a collector or arterial street is required
as a direct result of the construction of this development in which
case the applicant is responsible for paving the additional width
required and submitting pavement design calculations in accordance
with the most recent version of PennDOT Publication 242, Pavement
Policy Manual, as amended.
(d)
Concrete curbing in accordance with Township specifications
is required for all new streets. Where a modification of this section
is granted by the Board of Supervisors, shoulders shall be provided
in accordance with the following:
[1]
All shoulders shall be constructed in accordance
with the most recent version of PennDOT Publication 408, Highway Construction
Specifications, as amended.
[2]
For minor streets, Type 3 shoulder shall be provided
as shown on RC-25 of the most recent version of PennDOT Publication
72M, Roadway Construction Standards, as amended.
[3]
For collector streets, Type 1 shoulder, Type 1-I
shoulder, or a Type I-S shoulder shall be provided as shown on RC-25
of the most recent version of PennDOT Publication 72M, Roadway Construction
Standards, as amended.
[4]
Arterial streets shoulder type shall be determined
by the Board of Supervisors after consulting with the Township Engineer
and PennDOT.
[1]
Editor's Note: Appendixes are included as attachments to this chapter.
(12)
Dedication of additional right-of-way. If a subdivision or land
development abuts an existing Township street and/or state street
which has a right-of-way width of less than the widths as set forth
in this chapter, the developer shall dedicate to the Township or commonwealth,
as applicable, that amount of land necessary so that the distance
from the center line of the street to the edge of the right-of-way
abutting the proposed development is 1/2 the ultimate right-of-way
width set forth in this chapter.
(13)
When the proposed development requires construction within an
existing street right-of-way, such as sewer, water or stormwater lines,
the Township may require construction of a new wearing course along
the entire frontage and/or disturbed area.
(14)
If lots subdivided from the tract proposed for development are
large enough to permit resubdivision or if a portion of the tract
is not subdivided or developed, adequate rights-of-way for streets
and other required improvements shall be provided as necessary to
permit further subdivision or development.
(15)
Future access strips are rights-of-way reserved for future street
improvements. They shall be designed in conformance with the design
requirements of a street, and the contiguous parcels must contain
proper setbacks and sight distances.
(16)
As a minimum, all new streets shall be graded to the right-of-way
line. All cut-and-fill banks shall not exceed the steepness of a 3:1
slope.
(17)
Streets shall be designed to preclude or minimize the need for
guide rail. The Township may, however, require guide rail to be placed
for protection on embankments when a barrier is indicated as warranted
in the most recent version of the PennDOT Design Manual, Part 2, Highway
Design, as amended.
(18)
The design and selection of guide rail shall generally be in
accordance with the standards in Design Manual, Part 2, Highway Design,
as amended; however, the Township shall approve all guide rail systems.
(19)
Streets that are extensions of or obviously in alignment with
existing streets shall bear the names of the existing streets. Street
names shall not be repeated within the Township, and all street names
shall be subject to the approval of Lancaster County-Wide Communications.
(20)
Street name signs shall be installed at all intersections and
shall identify both intersecting streets, and their design shall be
approved by the Township. Regulatory signs shall be installed at all
locations identified by a traffic engineering study prepared by the
developer and in accordance with the most recent version of PennDOT
Publication 201, Engineering Traffic Studies, as amended. Traffic
signs shall be approved by the Township and shall be supplied and
installed by the developer in accordance with Township regulations;
PennDOT Publication 68, Official Traffic Devices, as amended; and
the MUTCD.
(21)
Traffic signals. Where a traffic impact study indicates the
necessity for a traffic signal, the developer shall prepare a traffic
signal condition diagram plan. The plan shall be designed and the
signal shall be located and installed by the developer in accordance
with the rules and regulations of PennDOT. The traffic signal condition
diagram plans shall be reviewed by the Township Engineer prior to
submission to PennDOT.
(22)
All proposed streets except alleys and marginal access streets
shall be offered for dedication. Where a modification of this section
is granted by the Township, all private streets shall conform to the
design standards for public streets as required by this chapter. Applications
that propose a private street shall include an agreement in a form
acceptable to the Township that shall be recorded with the Lancaster
County Recorder of Deeds as part of the final plan. This agreement
shall establish the conditions under which the street will be constructed
and maintained, as well as conditions controlling an offer of dedication,
and shall stipulate:
(a)
That the street shall be constructed and maintained to conform
to the provisions of this chapter and any other applicable ordinance
or regulation of the Township.
(b)
The method of assessing maintenance and repair costs.
(c)
That an offer for dedication of the street shall be made only
for the street as a whole.
(d)
That the owners of the abutting lots will include with any offer
of dedication sufficient funds, as estimated by the Township, to restore
the street to the prevailing standards.
(e)
That an agreement by the owners of 51% or greater of the total
lot frontage adjoining the street shall be binding on the owners of
the remaining lots.
(23)
The design arterial streets shall be in accordance with PennDOT
specifications and based upon the projected average daily traffic
and proposed speed limit. All designs shall be approved by the Township.
(24)
The design of collector, local, and special purpose streets
and alleys shall be designed in accordance with the requirements of
this chapter.
B.
Horizontal alignment.
(1)
Horizontal street alignments shall be measured along the center
line.
(2)
Horizontal curves shall be used at all direction changes.
(3)
The center line of the street cartway shall correspond with
the center line of the street right-of-way.
(4)
Plans with street locations along the perimeter of a property
shall be required to show building setback lines and clear sight triangles
within the adjacent properties. Written permission from the affected
adjacent landowner shall be provided prior to preliminary plan approval.
(5)
There shall be a tangent section of at least 100 feet between
reverse curves for all local and collector streets.
(6)
Horizontal curve center-line radii shall be designed in coordination
with vertical geometry, subject to the approval of the Township. The
minimum acceptable center-line radii shall be 300 feet for arterial
and collector streets and 150 feet for local and special purpose residential
streets.
C.
Vertical alignment.
(1)
Vertical curves shall be used in all changes of grade.
(2)
The minimum vertical grade for all streets shall be 1%; the
maximum vertical grade shall be 10%.
(3)
At street intersections, the through street shall be approached
by side streets in accordance with the following standards: where
the grade of the side street exceeds 4%, there shall be a level area
on the side street within which no grade shall exceed 4% for a minimum
distance of 100 feet (measured from the intersection of the center
lines of the streets).
(4)
No side street shall intersect a through street where the through
street exceeds 7% in grade.
(5)
The length of vertical curve shall be based on the formula L
= KA, where L is the minimum length of curve in feet, K is the length
of vertical curve per percent change in A, and A is the algebraic
difference in grade (in percent). Table 6-2 lists the minimum rate
of vertical curvature for K:
|
Table 6-2
| |||
|---|---|---|---|
|
Vertical Alignment Values
| |||
|
Design Speed
(in miles per hour)
|
K Crest Vertical Curves
|
K Sag Vertical Curves
| |
|
20
|
10
|
20
| |
|
25
|
20
|
30
| |
|
30
|
30
|
40
| |
|
35
|
45
|
50
| |
|
40
|
70
|
70
| |
|
45
|
100
|
90
| |
|
50
|
150
|
110
| |
|
55
|
220
|
130
| |
(6)
Notwithstanding the length of vertical curve calculated using
the above formula, the minimum length of vertical curve shall be 75
feet.
D.
Cul-de-sac and dead-end streets.
(1)
A cul-de-sac will not be approved when a through street could
be constructed or would be more advantageous.
(2)
Except as otherwise provided within this section, all culs-de-sac
shall be designed and constructed in accordance with the standards
for local streets in this chapter.
(3)
The center-line length of permanent cul-de-sac streets shall
be greater than 250 feet and shall not exceed 600 feet. The length
of the cul-de-sac street shall be measured from the center-line intersection
of the intersecting street to the center of the cul-de-sac turnaround.
Permanent cul-de-sac streets must be provided with a paved turnaround
with a minimum diameter in accordance with Table 6-3 of this chapter.
(4)
Unless future extension is clearly impractical or undesirable,
the turnaround right-of-way shall be placed adjacent to the tract
boundary with sufficient additional width provided along the boundary
line to permit extension of the street at full width.
(5)
Temporary cul-de-sac streets shall not exceed 800 feet in length
measured from the center-line intersection of the intersecting street
to the center of the cul-de-sac turnaround.
(6)
Dead-end streets are prohibited unless designed as cul-de-sac
streets, except in the case of streets which are planned for future
extension into adjoining tracts and which will be no longer than the
depth of one lot and which will not be the primary means of access
to any lot or dwelling unit, the Township may waive the requirements
of providing a turnaround.
(7)
Any street temporarily dead-ended in order to provide for future
continuation of the street into adjoining property or for authorized
section/phase development shall be fully constructed and all utilities
installed. A barricade to prevent vehicular access to adjoining property
shall be constructed at the termination point of the street. The barricade
shall be designed and constructed in accordance with acceptable PennDOT
specifications and approved by the Township.
(8)
Where any adjacent stub street is not proposed for extension
as a through street, a cul-de-sac shall be constructed in compliance
with Township standards.
(9)
Drainage of cul-de-sac streets shall preferably be toward the
open end. If drainage is toward the closed end, water shall be conveyed
away in an underground storm sewer or by other means approved by the
Township. The minimum grade on culs-de-sac shall be designed to ensure
a minimum of 1%, maximum of 5% along the curbline to the designed
low points.
(10)
Temporary culs-de-sac shall be constructed to the same cartway
width as required for permanent culs-de-sac. Temporary easements shall
be provided for the affected adjoining properties until such time
that the street is extended. The use of a temporary cul-de-sac turnaround
shall be guaranteed to the public until such time as the street is
extended. Sidewalks along temporary culs-de-sac shall be continued
at the same time that the street is continued. Restoration to the
temporary cul-de-sac paved areas and sidewalk system within the right-of-way
shall be the responsibility of the developer.
E.
Street intersections.
(1)
Intersections involving the junction of more than two streets
are prohibited.
(2)
The distance between the center line of streets opening onto
the opposite sides of existing or proposed local and special purpose
streets and alleys shall be no less than 200 feet between center lines,
measured along the center line of the street being intersected.
(3)
Intersections involving two arterial and/or collector streets
shall be located not closer than 1,000 feet from an intersection with
another arterial and/or collector street, measured center line to
center line, along the center line of the arterial and/or collector
street being intersected.
(4)
Right angle intersections shall be used.
(5)
The cartway edge at street intersections shall be rounded by
a tangential arc with a minimum radius of 35 feet for local and special
purpose streets or alleys and 50 feet for intersections involving
arterial and collector streets. The right-of-way radii at intersections
shall be substantially concentric with the edge of the cartway. The
Township may require larger radii based on the largest design vehicle
using the intersection.
(6)
All streets intersecting a state street shall be subject to
the approval of the PennDOT.
(7)
Clear sight triangle. When stop control devices are not provided on the lesser street classification or access drive, there shall be provided and maintained at all intersections a clear sight triangle in accordance with the most recent version of the Lancaster Township Zoning Ordinance, as amended (Article XVI).[2] All clear sight triangles shall be indicated on all plans.
(a)
All intersections shall be provided with appropriate stop control
devices on the lesser classification street or access drive.
(b)
Clear sight triangles shall include the area on each street
corner that is bounded by the line which connects the sight or "connecting"
points located on each of the right-of-way lines of the intersecting
street. The planting of trees, other plantings, signs, and structures
exceeding 30 inches in height that would obstruct vision across the
clear sight triangle shall be prohibited.
(8)
Safe stopping sight distance (SSSD).
(a)
In addition to the other requirements of this article, there
shall be unobstructed required minimum SSSD at all intersections,
as specified below:
[1]
Required SSSDs shall be at least as large as the minimum SSSDs.
|
SSSD = 1.47 Vt + V2/30 (f+G)
|
|
Where:
| ||||
|
SSSD
|
=
|
Minimum safe stopping sight distance (feet).
| ||
|
V
|
=
|
Speed of vehicle in miles per hour.
| ||
|
t
|
=
|
2.5 seconds (perception/response time of driver).
| ||
|
f
|
=
|
0.3 (wet pavement friction).
| ||
|
G
|
=
|
Roadway grade in percent divided by 100 (positive for upgrade,
negative for downgrade).
| ||
[2]
If the 85th percentile speed varies by more than 10 miles per
hour from the posted speed limit, the Township may require the 85th
percentile speed to be used to determine stopping distance.
[3]
A minimum safe stopping sight distance table that specifies
minimum safe stopping sight distance for selected speeds is provided
in Appendix No. 12.[3] The sight distances in the table apply for roadway grades
in whole numbers from +10% to -10% along with speeds from five miles
per hour to 65 miles per hour in increments of five miles per hour.
The designer may use this table in lieu of the above formula.
[3]
Editor's Note: Appendixes are included as attachments to this chapter.
(b)
Required sight distances shall be measured between a driver
approaching along the through street from either allowed direction
and:
[1]
A driver awaiting egress onto the through street and whose eyes
are 10 feet back from the nearest cartway edge of the through street.
[2]
A driver stopped at a reasonable location on the through street
waiting to make a left turn into the cross street.
[3]
A driver having just completed a left or right turn from the
stop street onto the through street.
[4]
For purposes of measuring SSSD, the height of the driver's
eye and the observed vehicle (or object) shall be assumed to be 3 1/2
feet above their respective road surfaces.
(c)
Inadequate SSSD remedies. If it is impossible to achieve required
minimum SSSD in both directions, the Township may exercise one or
more of the following options:
[1]
Prohibit left turns by entering or exiting vehicles;
[2]
Restrict turning movements to right turns in and out of the
access point;
[3]
Require installation of a right turn acceleration lane or deceleration
lane;
[4]
Require alteration of the horizontal or vertical geometry of
the street or access; all such work shall be at the expense of the
applicant;
[5]
Require removal of physical obstruction from the line of sight,
at the expense of the applicant;
[6]
Require installation of a separate left turn standby lane; or
[7]
Deny access to the street.
(9)
Streetlights. Streetlights shall be installed to provide safe
traffic and/or pedestrian circulation at intersections, sharp curves
and isolated areas. When installed, streetlighting shall comply with
the following:
(a)
Lighting shall be provided at a minimum average of 1/2 footcandles
at an elevation of three feet above the surface. The uniformity ratio
shall not exceed 6:1 (maximum to minimum). The intensity of illumination
projected onto an existing residential use from an existing property
boundary shall not exceed 0.1 of a footcandle at an elevation of three
feet above the surface.
(b)
All lighting shall be so arranged as to reflect the light downward
and away from adjoining premises.
(c)
Poles for mounting lights shall not exceed 25 feet in height.
(d)
Light fixture and pole styles shall be approved by the Township
and, as applicable, the appropriate utility company.
F.
Special-purpose streets and alleys. Special purpose streets and alleys
shall have the following characteristics:
(1)
A property that utilizes a special purpose street or alley shall
maintain frontage along a public or private street.
(2)
All special purpose streets or alleys shall be privately maintained.
The plan shall contain a note that shall state that the special purpose
street or alley shall not be offered for dedication and shall be privately
maintained and that the Township will not assume any responsibility
for maintenance. An application that proposes a special purpose street
or alley shall be accompanied by a private street agreement prepared
in accordance with this chapter, that shall be recorded with the final
plan and which shall establish the conditions under which the special
purpose street or alley will be maintained.
(3)
All special purpose streets or alleys and associated parking
compounds shall not encroach upon the minimum required rear yard and
side yard setbacks.
(4)
The cartway of all special purpose streets or alleys shall be
constructed in accordance with local street specifications in this
chapter.
(a)
No part of any structure shall be located within 10 feet from
the cartway edge of a special purpose street or alley.
(b)
The same horizontal and vertical alignment standards shall be
required for special purpose streets or alleys that are required for
local streets in this chapter.
(c)
The same intersection standards shall be required for special
purpose streets or alleys that are required for local streets in this
chapter.
(d)
Special purpose streets or alleys that form a cul-de-sac shall
not exceed 400 feet in length, measured from the center-line intersection
of a street or private street that is not a cul-de-sac. A special
purpose street or alley cul-de-sac that does not terminate in a parking
compound shall be provided at the terminus with a fully paved turnaround
as set forth below:
[1]
The turnaround for residential purposes shall be designed in
accordance with one of the following methods:
[a]
An eighty-foot paved diameter.
[b]
T-shaped turnaround with a twelve-foot width and
the flared portions rounded by minimum radii of 20 feet (see Appendix
No. 14).[4]
[4]
Editor's Note: Appendixes are included as attachments to this chapter.
[2]
The turnaround for commercial and industrial uses shall be a
cul-de-sac designed to accommodate WB-50 truck turning movements.
G.
Right-of-way and cartway widths.
(1)
The minimum street rights-of-way and cartway widths for new
streets shall be as follows in Table 6-3:
|
Table 6-3
| |||
|---|---|---|---|
|
Cartway and Right-of-Way Standards
| |||
|
Street Classification
|
Minimum Cartway Width
(feet)
|
Minimum Right-of-Way Width
(feet)
| |
|
Principal arterial street
|
As determined after consultation with the Township, LCPC, and
PennDOT
| ||
|
Minor arterial street
|
As determined after consultation with the Township, LCPC, and
PennDOT
| ||
|
Collector street
|
36 w/ curb
|
60
| |
|
Local street with on-street parking
|
36 w/ curb
|
50
| |
|
Local street without on-street parking
|
28 w/ curb
|
50
| |
|
Cul-de-sac turnaround
|
80 in diameter
|
100
| |
|
Alley or special purpose street
|
12
|
20
| |
(2)
If the traffic access or other studies indicate that requirements
are necessary which differ from or exceed the above minimum requirements,
then those different improvements will be required.
H.
Lot access.
(1)
Arterial or collector street frontage. Where a subdivision or
land development abuts or contains an existing or proposed arterial
or collector street, one or more of the following methods of layout
and site design shall be required:
(a)
The use of a service or frontage street, or limiting access
only onto local or interior streets, to collect traffic from numerous
access drives and/or driveways and direct it to a select few number
of entrances to the arterial or collector street; or
(b)
The minimization of the number and length of access drives or
driveways, curb cuts, or street intersections onto an arterial or
collector street, which may include requiring the use of joint use
or shared access drives or driveways between adjacent uses or lots;
or
(c)
The restriction of ingress and egress involving left-hand turns
onto or off of the arterial or collector street; or
(d)
The prohibition of driveways from individual dwellings entering
directly onto an arterial or collector street. If there is no alternative
to this, each driveway entering onto an arterial or collector street
shall have adequate turnaround space for vehicles provided within
the lot so that vehicles do not back onto the street.
(2)
The Board of Supervisors may require an applicant to provide
reverse frontage lots on the arterial or collector street and reduce
the number of access points through access management for the development.
(3)
The Board of Supervisors may require the applicant to provide
ingress and egress to a particular lot or tract through the remainder
of a property or other properties over which the applicant has control
by the following:
I.
Driveways and access drives.
(2)
Driveways and access drives shall be located as to provide minimum
SSSDs at intersections with streets and shall not be located within
any required clear sight triangle. Driveways and access drives shall
not interfere with the normal traffic movement or be inconsistent
with the design, maintenance and drainage of the street. Driveway
and access drive locations shall be delineated on all land development
plans and subdivision plans.
(3)
Driveways.
(a)
Setbacks.
[1]
Only one driveway connection per 100 feet of lot frontage is
permitted, with the exception of circular or loop driveways for residential
dwellings. Circular driveways on one lot shall have a minimum separation
distance of 50 feet as measured from the outside edge of the paved
portion of each driveway.
[2]
Driveways shall not connect with a street within 40 feet of
the right-of-way lines of any intersecting street, nor within five
feet of a fire hydrant or drainage inlet, as measured from the outside
edge of the paved portion of the driveway.
[3]
Driveways shall be set back at least five feet from any adjacent
side or rear lot line as measured from the outside edge of the paved
portion of the driveway, with the exceptions listed in § 236-602I(3)(a)[3][a]
and [b] of this chapter:
[a]
Driveways may be located less than five feet from
a property line if a written agreement exists between the affected
property owners allowing a lesser distance. Such agreement shall be
recorded with the Lancaster County Recorder of Deeds, and shall be
binding on all future property owners, heirs and assigns of both properties.
The Township is not responsible to settle conflict issues with joint
or shared driveways.
[b]
See § 236-602I(3)(f) of this chapter.
(b)
Driveways shall maintain a minimum width of 10 feet and maximum
width of 24 feet at the right-of-way line.
(c)
Intersection angles.
[1]
Driveways used for two-way operation shall intersect streets
at 90° as site conditions permit; however, in no case shall driveways
intersect streets at less than 70°.
[2]
Driveways used for one-way operation, right turn only, shall
not intersect public streets at any angle less than 45°. Said
angle shall be measured from the center line of the street to the
center line of the driveway.
(d)
Vertical alignment of driveways serving residential lots shall
not exceed a maximum of 8% for the first 10 feet measured from the
right-of-way line.
(e)
Driveways constructed in areas where sidewalks are provided
shall have a concrete apron between the curb and the edge of the sidewalk
toward the structure. The apron shall be constructed in accordance
with applicable Township specifications and shall include six inches
of concrete with a six-inch welded wire reenforcing mesh, placed on
a six-inch stone base.
(f)
Driveways serving two or more adjacent lots are prohibited,
with the exception of shared or joint driveways, which may be permitted
subject to the following standards:
[1]
Shared or joint driveways shall be used only for four or fewer
dwelling units.
[2]
To decrease the potential for vehicular conflicts, driveways
may be located centered on or entirely on one property.
[3]
An easement agreement shall be provided and recorded that indicates
the rights of ownership, access, and maintenance. Such agreement shall
be recorded with the Lancaster County Recorder of Deeds and shall
be binding on all future property owners, heirs and assigns of both
properties. The Township is not responsible to settle conflict issues
with joint or shared driveways.
J.
Access drives.
(1)
Access drives shall comply with local street design standards
relating to paving cross sections, horizontal and vertical alignments,
and intersections set forth in the chapter.
(2)
Access drives do not require a specific right-of-way; however,
Table 6-4 lists the minimum cartway widths for access drives:
|
Table 6-4
| ||
|---|---|---|
|
Access Drive Standards
| ||
|
Number of Lanes
|
Minimum Cartway
(feet)
| |
|
3
|
36(1)
| |
|
2
|
24(1)
| |
|
1
|
12(1)
| |
|
NOTES:
| ||
|---|---|---|
|
(1)
|
Parallel parking may be permitted along one side of access drives,
provided that the required width is increased by eight feet.
| |
(4)
Access drives which terminate in a dead end shall not exceed
1,600 feet in length, measured from the center-line intersection of
a street or access drive which is not a cul-de-sac to the center of
the turnaround area.
A.
Parking facilities.
(2)
Parking compound dimensions shall be no less than those as shown
in Appendix No. 15.[2]
[2]
Editor's Note: Appendixes are included as attachments to this chapter.
(3)
Landscape screening and interior landscaping shall be provided
in accordance with the requirements of the most recent version of
the Lancaster Township Zoning Ordinance, as amended (Article XIII
and Article XIV). Landscape screening and interior landscaping shall
not restrict sight distances.
(4)
Not less than a five-foot radius of curvature shall be permitted
for curblines in parking compounds.
(5)
All dead-end parking compounds shall be designed to provide
sufficient back up area for all end stalls.
(6)
Painted lines, arrows and dividers shall be provided and maintained
to control parking when necessary to direct vehicular circulation.
(7)
Parking compounds, main entrances and exits which are open to
the public shall be lighted. When installed, parking compound, main
entrances and exits which are open to the public, lighting shall comply
with the following:
(a)
Lighting shall be provided at a minimum average of two footcandles
at an elevation of three feet above the surface. The uniformity ratio
shall not exceed 4:1 (maximum to minimum). The intensity of illumination
projected onto an existing residential use from an existing property
boundary shall not exceed 0.1 of a footcandle at an elevation of three
feet above the surface.
(b)
All lighting shall be so arranged as to reflect the light downward
and away from adjoining premises and public rights-of-way.
(8)
All parking compounds shall be constructed to meet the following
minimum standards:
(a)
Crushed aggregate base course with a minimum thickness of six
inches, as specified in PennDOT Specifications, Publication 408, as
amended.
(b)
The bituminous surface shall consist of a minimum of two inches
of ID-2 binder course and one-and-one-half-inch ID-2 wearing course.
Material shall be equal or superior to PennDOT Specifications Publication
408, as amended, and shall be applied in accordance with those same
specifications.
(9)
Bicycle parking facilities for nonresidential land uses shall
be provided in accordance with the following regulations:
(a)
Each bicycle space shall be equipped with a device to which
a bicycle frame and one wheel can be attached using a chain or cable.
There shall be adequate separation between adjacent devices to allow
bicycles to be attached or removed without moving other bicycles.
The devices shall also be suitable for use by bicycles not equipped
with kickstands, and the appearance shall be acceptable to the Township.
(b)
Bicycle parking spaces shall be convenient to the structure
for which they are provided. They shall be visible from at least one
entrance to the structure.
(c)
For every 50 vehicular spaces required, three bicycle parking
spaces shall be provided, not to exceed a total of nine required bicycle
parking spaces.
B.
Sidewalks.
(1)
The Township shall require installation of curbs and sidewalks
in any subdivision and land development as provided herein. Sidewalks
are required to provide access to and/or within a commercial, industrial
or community facility. Sidewalks which are provided as part of such
nonresidential facilities shall be designed and constructed to service
the projected pedestrian needs. All public areas shall be designed
barrier free in accordance with applicable federal and state standards,
including, but not limited to, the most recent version of the ADA
Standards for Accessible Design of the USDOJ or the Lancaster Township
Building Code, as amended. Appropriate details shall be provided on
the plans.
(2)
Sidewalks shall be constructed and installed in accordance with
the specifications in the appendix of this chapter[3] or any other ordinance enacted by the Board of Supervisors
setting requirements for the construction of roads, curbs, and sidewalks
or, in lieu of such standards, in accordance with the standards of
PennDOT Publication 408, as amended. A grass planting strip, with
a minimum width of two feet and a maximum width of seven feet, shall
be provided between the back of curb and sidewalk.
[3]
Editor’s Note: Appendixes are included as attachments to this chapter.
(3)
Sidewalks shall be provided along all existing Township streets
and/or state streets that adjoin any portion of any subdivision and/or
land development.
(4)
Sidewalks shall be installed on both sides of all proposed streets
in subdivisions and land developments as herein specified.
(5)
Sidewalks shall be located, if possible, within the street right-of-way
line and shall be a minimum of five feet in width.
(6)
Pedestrian easements may be required by the Township to facilitate
pedestrian circulation or to give access to community facilities.
Pedestrian easements shall be a minimum of six feet wide and suitably
improved, in the sole opinion of the Township, to serve their intended
purpose.
C.
Curbs.
(1)
Curbs shall be required along all proposed streets in subdivisions;
along all proposed streets, access drives, alleys, and parking compounds
in land developments. The developer shall submit the location and
grade of all proposed curbs to the Township for review.
(2)
Curbs shall be provided along all existing Township streets
and/or state streets that adjoin any portion of any subdivision and/or
land development.
(3)
Curbs shall be installed to the dimensions and construction
standards of the Township or, in lieu of such standards, in accordance
with the most recent version of PennDOT Publication 408, Highway Construction
Specifications, as amended (see Appendix No. 15-F).
(4)
Standard straight or vertical curb shall be required along all
state streets and along all Township streets which the Township has
classified as an arterial or collector street or where standing curbs
exist. Standard vertical or slant curb shall be required along all
other streets.
A.
General configuration.
(1)
The configuration of blocks and lots shall be based upon the
lot, yard, and other dimensional requirements set forth in the most
recent version of the Lancaster Township Zoning Ordinance,[1] as amended, the salient natural features, the existing
man-made features, and the proposed type of use.
(2)
Lot configurations should provide for flexibility in building
locations while providing safe vehicular and pedestrian circulation.
(3)
Lots with areas that are two or more times the minimum requirements
shall, wherever feasible, be designed with configurations which allow
for additional subdivision.
C.
Nonresidential blocks. Blocks in nonresidential areas may vary from
the above requirements when required by the nature of the use. Adequate
provisions shall be made for off-street parking, loading areas and
traffic circulation.
D.
Lot and parcel configuration.
(1)
Lot and parcel configuration shall conform to the most recent
version of the Lancaster Township Zoning Ordinance, as amended.
(2)
Whenever practical, side lot lines shall be radial to street
right-of-way lines.
(3)
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.
(4)
All lots shall have lot frontage on an approved public or private
street.
(5)
All remnants of land (areas remaining after subdivision) shall
conform to the lot area and configuration requirements.
(6)
Specific lots and parcels.
(a)
Double frontage lots prohibited. Double frontage lots are prohibited,
except where provided as reverse frontage lots.
(b)
Reverse frontage lots.
[1]
Reverse frontage lots are only permitted when a reduction of
driveway intersections along a street with a high volume of vehicular
movements is desired. All reverse frontage lots shall include an identification
of the applicable lot frontage for vehicular access to the lot.
[2]
All reverse frontage lots shall have a rear yard in accordance
with the most recent version of the Lancaster Township Zoning Ordinance,
as amended, measured at the shortest distance from the proposed building
to the street right-of-way of the street of greater classification
or the street conveying the greater amount of existing daily traffic,
and shall have a ten-foot-wide planting strip easement within each
rear yard and immediately adjacent to the street right-of-way. Except
that there shall be no driveway or vehicular access permitted in the
planting strip, the required planting strip shall otherwise conform
to the requirements of the most recent version of the Lancaster Township
Zoning Ordinance, as amended (Article XIV), regardless of the type
of proposed development.
(c)
Flag lots. Flag lots shall conform to the requirements of the most recent version of the Lancaster Township Zoning Ordinance, as amended (Article XVI). (See Appendix No. 16.)[2]
[2]
Editor's Note: Appendixes are included as attachments to this chapter.
E.
Building setback lines, yards, and building separation.
(1)
Building setback lines and yards on public and private streets
shall be provided per the most recent version of the Lancaster Township
Zoning Ordinance, as amended.
(2)
Minimum building setback lines and yards on access drives. Access
drives shall be provided with a minimum of 15 feet building setback
line along the entire length of the access drive. The depth of the
building setback shall be measured from the face of curb or edge of
cartway. The building setback may be utilized for stormwater management
facilities, utilities, lighting, landscaping, pedestrian pathways,
and other compatible uses. Additionally, parking compounds in accordance
with the most recent version of the Lancaster Township Zoning Ordinance,
as amended, may be permitted in the building setback; however, in
no case shall any building or any other structure be permitted within
the required yard area (Article XIII).
(3)
On any lot abutting a railroad, no dwelling shall be placed
within 75 feet of any portion of the railroad right-of-way or property
line of the railroad.
(4)
On any lot abutting or traversed by a high-voltage transmission
line, no dwelling shall be placed within 50 feet of any portion of
the right-of-way.
(5)
All building separations and height requirements shall conform
to the most recent version of the Lancaster Township Zoning Ordinance,
as amended.
(6)
Where an application for a land development plan is made for
the purpose of erecting more than one principal structure on a single
lot, the appropriate setback and yard requirements shall be provided
for each structure as though it were on an individual lot. In each
case, the Township shall require suitable provisions for utilities
and access in the event of potential subdivision of the tract.
Easements for sanitary sewer facilities, stormwater drainage
facilities, public utilities, pedestrian access, recreational, greenway,
and riparian forest buffer easements shall meet the following standards:
A.
To the fullest extent possible, easements shall be adjacent to property
lines.
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. This requirement shall be
noted on the final plan and shall be included in all deeds for lots
that contain an easement.
C.
Pedestrian easements shall have a minimum width of six feet.
D.
Utility easements for water, sanitary sewer, storm sewer and gas
shall have a minimum width of 20 feet for a single utility and 30
feet for two or more utilities. All utility companies are encouraged
to use common easements.
E.
Easements for stormwater or surface water drainage facilities.
(1)
The applicant shall reserve easements where stormwater or surface
water drainage facilities are existing or proposed, whether located
within or beyond the boundaries of the property. Easements shall have
a minimum width of 20 feet and shall be adequately designed to provide
area for the:
(2)
The easements shall clearly identify who has the right of access
and responsibility of maintenance. This requirement shall be noted
on the final plan and shall be included in all deeds for lots that
contain an easement. No easement for any purpose whatsoever shall
be recited or described in any deed unless the same has been shown
on the approved plan. Any error found in a deed shall be immediately
corrected and rerecorded with the Recorder of Deeds, at the sole expense
of the applicant.
F.
Where any petroleum or petroleum product transmission line traverses
a subdivision or land development, 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. Additionally, the Township will require, with the final plan
application, a letter from the owner of the transmission line stating
any conditions on the use of the tract which shall contain the above.
G.
Where a subdivision or land development is adjacent to or traversed
by a watercourse, drainageway, open channel, or stream, there shall
be provided a drainage easement conforming substantially with the
line of such watercourse, drainageway, open channel, or stream of
such width as will be adequate to preserve the unimpeded flow from
a one-hundred-year design rainfall.
H.
When a subdivision proposes multifamily attached dwellings, such
as townhouses, the plans shall include an access easement for the
purposes of property maintenance along the front and rear property
lines of all units, and side property lines of the end units, to allow
all lot owners within the unit access to front and rear yards. The
access easement shall have a minimum width of six feet. This requirement
shall be noted on the final plan and shall be included in all deeds
for lots which contain the easement. This easement is intended only
for pedestrian access or for small and nonlicensed motorized maintenance
equipment.
A.
Permanent concrete monuments shall be accurately placed along at
least one side of each street located on the right-of-way lines at
corners, at the beginning and end of all curves and at all angles,
and as otherwise required by the Township Engineer for all new and
existing streets.
B.
Lot line markers shall be set at the points where lot lines intersect
curves and/or other property lines.
C.
Monument and lot line marker composition.
(1)
Monuments shall be of concrete, with a flat top having a minimum
width or diameter of four inches and a minimum length of 30 inches.
Cast-in-place or precast concrete monuments shall be marked with center
punch mark in a three-quarter-inch copper or brass dowel.
(2)
Metallic lot line markers shall consist of steel bars at least
30 inches along and not less than 3/4 inch in diameter.
(3)
Alternative monumentation methods will be at the discretion
of the Township Engineer.
(4)
All monuments shall be inscribed with a proper inscription indicating
the name of the surveyor qualified to perform such duties and responsible
for the survey.
D.
All monuments and lot line markers shall be placed by an engineer
or surveyor qualified to perform such duties, so that the scored or
marked point shall coincide exactly with the point of intersection
of the lines being monumented or marked.
(1)
All monuments and lot line markers shall be placed by the applicant
after a new street and/or lot grading has been completed.
(2)
When final lot grading has been completed and before the issuance
of occupancy permits, permanent monuments and lot line markers shall
be set by the applicant at all lot corners and angle points and at
all street intersections and intermediate points as may be required.
E.
All existing and proposed monuments and lot line markers shall be
delineated on the final plan.
A.
Landscaping and screening. Landscaping and screening shall conform
to the requirements of the most recent version of the Lancaster Township
Zoning Ordinance, as amended (Article XIV).
B.
Existing wooded areas and significant trees. Existing wooded areas
shall be protected to prevent unnecessary destruction.
(1)
At least 15% of the number of trees having at trunk caliper
of least two inches measured at a height of 4 1/2 feet above
finished grade that exist at the time of plan submission shall be
maintained or replaced immediately following construction.
(2)
No more than 20% of existing woodlands located in environmentally
sensitive areas shall be destroyed or altered. If the applicant can
prove that invasive species are within either of these areas, then
the percent of woodlands to be removed may be increased to eradicate
invasive species.
(3)
Replacement trees shall have a trunk caliper of at least two
inches measured at a height at least six inches above finished grade
and located within unbuildable sections of the site (i.e., steep slope
and setback areas).
(4)
If a significant tree is designated to be preserved but is removed
or substantially damaged during the clearing, grading, or construction,
the applicant or developer shall be required by the Township to replace
the removed or damaged tree, by providing at least three trees each
with an equivalent cross-sectional area at maturity, in a manner acceptable
to the Township.
(5)
Prior to construction, the Tree Protection Zone shall be delineated
at the dripline of the tree canopy. All trees scheduled to remain
shall be marked; however, where groups of trees exist, only the trees
on the edge need to be marked. A forty-eight-inch-high snow fence
or forty-eight-inch-high construction fence mounted on steel posts
located eight feet on center shall be placed along the boundary of
the Tree Protection Zone. No construction, storage of material, temporary
parking, pollution of soil, or regrading shall occur within the Tree
Protection Zone. When there is a group of trees, the Tree Protection
Zone shall be based on the location of the outer trees.
C.
All plantings and street trees. All planting shall be performed in
conformance with good nursery and landscape practice. Plant materials
shall conform to the standards recommended by the most recent version
of American Nursery and Landscape Association's American Standard
for Nursery Stock, ANSI Z60.1-2004.
(1)
A landscape plan note shall be provided indicating that the
top of the main order root (first large set of roots that divide from
the trunk) shall be planted no lower than one inch or two inches into
the soil.
(2)
Planting designs are encouraged to share planting space for
optimal root growth whenever possible. Continuous planting areas versus
isolated planting boxes are encouraged.
(3)
No staking and wiring of trees shall be allowed without a maintenance
note for the staking and wiring to be removed within one year of planting.
(4)
All required landscape plants shall be maintained and guaranteed
for a length of 18 months from the date of planting. No more than
1/3 of the tree or shrub shall be damaged or dead without replacement.
Replacement plants shall conform to all requirements of this section
and shall be maintained after replanting for an additional 18 months.
(5)
The plant's growth shall not interfere with the street
cartway, sidewalk, sign, easement, clear sight triangles, or utility
line. Within the clear sight triangle, typical branching shall not
be within 10 feet of ground level after 10 years of growth.
(6)
Street trees shall be required by the Township with the following
standards:
(a)
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.
(b)
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.
(c)
Street trees shall have a trunk caliper of at least two inches
measured at a height at least six inches above finished grade.
(d)
Tree planting depth shall bear the same relationship to the
finished grade as the top of the root ball or original grade of origin.
(e)
Trees shall be planted between the street right-of-way line
and the building setback line except where the Township has authorized
placement of trees within the street right-of-way. The tree growth
shall not interfere with the street cartway, sidewalk or utility line.
(f)
Street trees shall be spaced not less than 40 feet nor more
than 60 feet apart along the entire length of each existing or proposed
street.
(g)
The minimum number of street trees shall be provided in accordance
with the following:
[1]
One street tree shall be provided on each lot containing a residential
building containing two or fewer dwelling units;
[2]
One street tree shall be provided on each lot of a land development plan and spaced in accordance with § 236-607C(6)(f) of this chapter.
(h)
All planting material shall be subject to the approval of the
Township. Although a variety of species is suggested, no one species
shall comprise more than 33% of the entire number of street trees
in a particular development. Table 6-5 lists recommended species for
street trees, but selection is not limited to the following:
|
Table 6-5
| ||
|---|---|---|
|
Street Trees: Recommended Species
| ||
|
Common Name
|
Botanical Name
| |
|
Red maple
|
Acer rubrum cultivars
| |
|
Red horsechestnut
|
Aesculus x carnea
| |
|
American yellowwood
|
Cladrastis lutea
| |
|
Ginkgo
|
Ginkgo biloba (males only)
| |
|
Thornless honey locust
|
Gleditsia triacanthos inermis cultivars
| |
|
Sweetgum
|
Liquidambar styraciflua
| |
|
Black tupelo
|
Nyssa sylvatica
| |
|
Sawtooth oak
|
Quercus acutissima
| |
|
Willow oak
|
Quercus phellos
| |
|
Red oak
|
Quercus rubra
| |
|
Japanese pagoda tree
|
Sophora japonica
| |
|
Littleleaf linden
|
Tilia cordata
| |
|
Crimean linden
|
Tilia x euchlora
| |
|
Silver linden
|
Tilia tomentosa
| |
|
Japanese Zelkova
|
Zelkova serrata cultivar
| |
(7)
Native and invasive planting.
(a)
Native plant materials shall be incorporated in all designs.
Native plant materials shall be incorporated in all designs. The use
of native plant material can help improve water quality, provide additional
and improved wildlife habitat, and typically adapt to local conditions
which then require less maintenance. Native plants must be used near
greenways, suburban forested areas, wetlands, and riparian areas.
(b)
Except as noted above, non-native plants may be included in
place of a native plant if it is not considered invasive and the plant
does not introduce pests or diseases. A non-native plant may be incorporated
into designs when they prove to be better suited for the urban soil,
environment, or spatial constraints, urban stress mitigation, and
integration into the surrounding ecosystem.
(8)
Any existing vegetation that is in appropriate locations, of
an acceptable species and quality may be used to fulfill landscaping
or buffering requirements.
(9)
Street tree and landscaping maintenance requirements, as listed
in Appendix 11, shall be noted on the plan, unless an acceptable maintenance
agreement is provided.[1]
[1]
Editor's Note: Appendixes are included as attachments to this chapter.
A.
Sanitary sewage disposal.
(1)
Within any UGA or VGA, or within any area that the Act 537 plan
identifies to be served by public utilities, any lot created, and
any land development plan that proposes to increase flows equal to
or greater than 400 gallons per day, shall be served by public sewer.
(2)
When the Township, in accordance with the Pennsylvania Sewage
Facilities Act, Act 537 of 1966, as amended, determines the necessity
for a sewer facilities plan revision (plan revision module for land
development), or supplement, the Board of Supervisors shall require
that notice of approval from PA DEP be submitted as a condition of
final plan approval.
(3)
If the applicant proposes connection to the public sewer system,
the final plan application shall include a statement from the sewer
authority indicating the approval of the plans for design, installation
and possible financial guarantees.
(4)
If the applicant proposes connection to the public sewer system,
the sewerage installation shall be in accordance with the specifications
of the sewer authority. The sewer authority shall establish requirements
for the ownership and maintenance of such system.
(5)
If the applicant proposes to provide a community sewer system,
its construction and installation shall be in accordance with applicable
sewer authority specifications and all regulations of PA DEP. The
applicant shall obtain all permits and approvals required by the sewer
authority or PA DEP prior to final plan approval.
B.
On-lot sewage disposal. If the applicant proposes installation of
on-lot sewage disposal and has presented documentation satisfactory
to the sewer authority and the Board of Supervisors proving the unfeasibility
of connection to public or community sewer systems, the following
documentation shall be provided:
(1)
Sewage testing required for all proposed lots. Each lot or lot
to be created shall contain a suitable location for the installation
of an initial individual on-lot sewage system except when such lots
or lots to be created are to be served by a community sewage system.
The Sewage Enforcement Officer shall perform or observe all tests
required by PA DEP and this chapter for the location of an individual
on-lot sewage system to confirm the suitability of the location.
(2)
Replacement location for on-lot sewage systems required. A replacement
location shall be provided which shall comply with all regulations
issued by PA DEP concerning individual on-lot sewage systems, including
isolation distances, and with the terms of this chapter and any other
applicable Township ordinances.
(3)
Identification of replacement location.
(a)
Each applicant shall demonstrate to the satisfaction of the
Township SEO and/or a sanitarian certified by PA DEP that an area
exists on the lot or on each lot to be created for an initial individual
on-lot sewage system and for the replacement location. The Township
SEO or sanitarian shall perform all tests required by PA DEP regulations
for the location of an individual on-lot sewage system to confirm
the suitability of the replacement location. Allowance of open land
for the replacement location without such testing shall not constitute
compliance with the requirements of this section.
(b)
The location of each initial individual on-lot sewage system
and each replacement location shall be noted on the plans. An appropriate
easement shall be provided around the replacement location and shown
on the final plan. The purchaser of each lot shall be provided with
a copy of the plans. A note shall be added to the plans stating that
no improvements shall be constructed upon the replacement location
easement, and the deed to each lot created as a part of the subdivision
or land development shall contain language reflecting this limitation.
(c)
Any revisions to a permit or plan affecting a replacement location
which previously has been approved pursuant to the provisions of this
chapter shall be subject to review and approval by the Township or
its authorized representative.
(4)
Construction of improvements upon or disturbance of replacement
location prohibited. The replacement location shall not be excavated,
graded, filled, or otherwise disturbed in any manner which would prevent
its use as a future location for an on-lot sewage disposal system
during development of the lot. Unless approved by the Township, no
permanent or temporary improvements of any character which would disturb
the suitability of the site for sewage disposal shall be constructed
upon the replacement location unless the person who desires to construct
such improvements shall demonstrate to the satisfaction of the Township
SEO that an alternate replacement location which complies with all
applicable Township ordinances exists upon the lot. If such an alternate
replacement location shall be identified, the alternate replacement
location may be considered to be the replacement location required
by this chapter, shall be designated as the replacement location,
and the plans shall be accordingly revised and submitted to the Lancaster
Township Planning Commission. The newly designated replacement location
shall thereafter be considered the replacement location for the purposes
of this chapter.
(5)
The limits of both the initial individual on-lot sewage system
and the replacement system location easement for each lot must be
staked and roped off, or other acceptable measures, prior to issuance
of building permits for each lot and properly maintained during construction
until the issuance of an occupancy permit.
C.
Water supply.
(1)
Within any UGA or VGA, or within any area that the Act 537 plan
identifies to be served by public utilities, any lot created, and
any land development plan that proposes to increase flows equal to
or greater than 400 gallons per day shall be served by public water.
(2)
If the applicant proposes connection to the public water system,
the installation and construction shall be in accordance with the
specifications of the water authority or the public utility. The water
authority or the public utility shall establish requirements for the
ownership and maintenance of such system.
(3)
If the applicant proposes connection to the public water system,
the final plan application shall include a statement from the water
authority or the public utility indicating the approval of the plans
for design, installation and possible financial guarantees.
(4)
If the applicant proposes connection to the public water system,
the locations and kind of fire hydrants shall be in accordance with
the specifications of the water authority or public utility which
operates such water system in concert with the local fire department
thread requirements. A copy of the approval of such system by the
water authority or the public utility shall be submitted.
(5)
If water is to be provided by means other than private wells
owned and maintained by the individual owners of lots within the subdivision
or land development, the applicant shall present evidence that the
subdivision or land development is to be supplied by a certified public
utility, a bona fide cooperative association of lot owners or by the
water authority. The supplier and proposed system shall be in compliance
with current PA DEP requirements. A copy of a certificate of public
convenience or an application for such certificate, a cooperative
agreement or a commitment to serve the area in question, whichever
is appropriate, shall be acceptable evidence.
(6)
If the applicant proposes to provide a community water supply
system, its installation shall be in accordance with the water authority
specifications and all regulations of PA DEP. The applicant shall
obtain all permits and approvals required by the water authority,
the public utility or PA DEP prior to final plan approval.
(7)
In all cases the applicant shall demonstrate that the water
to be supplied shall be of an adequate quality and quantity for the
intended use. Potable water shall meet all applicable standards of
PA DEP or the USEPA.
A.
All residential subdivisions and land developments shall be provided
with park and recreation land which shall, if acceptable to the Township,
be dedicated to the Township. The Township may require that the park
and recreation land remain in private ownership and maintenance responsibilities
established to the satisfaction of the Township. The developer may
request that the Township not require the dedication of land, and
any such request shall be accompanied by an offer to pay a fee in
lieu of dedication or reservation of the land, computed in accordance
with the regulations provided herein.
B.
Open space development. Areas which are designed in accordance with the open space development criteria and designated as restricted open space as provided for by the most recent version of the Lancaster Township Zoning Ordinance, as amended (Article XV),[1] and comply with the minimum area requirements of this
section may, subject to approval by the Township, satisfy the park
and recreational land dedication requirements of this section.
C.
Designated greenways.
(1)
Areas which are designed in accordance with the preservation of greenways criteria as provided for by the most recent version of the Lancaster Township Zoning Ordinance, as amended (Article XVI) and comply with the minimum area requirements of this section may, subject to approval by the Township, satisfy the park and recreational land dedication requirements of this section.
(2)
Any lot proposed for any type of development that contains any portion of a greenway, shall, by dedication or reservation, provide public access to and upon the greenway corridors as identified in the most recent version of the LIMC Comprehensive Plan, as amended, and the most recent version of the Lancaster Township Zoning Ordinance, as amended, to enable the preservation of the greenway corridors (Article XVI).
D.
The land reserved for park and recreation usage shall be a single
lot which shall comply with the requirements of this chapter relating
to length to depth ratios and which shall be accessible to the public.
No more than 15% of the lot shall consist of floodplain, wetlands,
slopes in excess of 25%, or other features which shall render the
lot undevelopable.
(1)
The following areas shall not be included as part of the minimum
required area of any land reserved for park, recreation and open space
usage:
(a)
Areas within 25 feet of any structure except structures devoted
to park, recreation and open space usage;
(b)
Any area less than 100 feet wide in the narrowest dimension
at any point;
(c)
Stormwater management facilities. At the discretion of the Board
of Supervisors, areas devoted to stormwater management facilities
may be included within the minimum required park, recreation and open
space area when the applicant can demonstrate, to the satisfaction
of the Board of Supervisors, that such facilities are designed to:
[1]
Promote recharge of the groundwater system;
[2]
Be available and appropriate for active or passive recreational
use or scenic enjoyment; and
[3]
Otherwise conform to the purposes, standards, and criteria for
open space and greenways as set forth in the most recent version of
the Lancaster Township Zoning Ordinance, as amended.
(2)
In the event that the tract contains natural features which
are worthy of preservation, the developer may request that the Board
of Supervisors permit the configuration of recreational land in such
a manner as to best preserve natural features.
(3)
The park, recreation and open space land shall be accessible
to utilities such as sewer, water and power that are provided with
the subdivision, and if so requested by the Township that will accept
dedication of the land, the developer shall extend such utilities
to the park, recreation and open space land.
(4)
If the contiguous property has previously been developed and
recreational land has been provided at the boundary of that previously
developed property, the Board of Supervisors shall require that the
recreational land required of the development shall be located adjoining
the previously provided recreational land.
E.
A minimum of 0.02 acre of land shall be reserved as park or recreational
land for each residential lot created in a subdivision or each dwelling
unit created in a land development. Notwithstanding the foregoing,
in all cases the minimum area of land reserved as park and recreation
land shall be equal to the minimum lot size in the district in which
the subdivision or land development is located.
F.
The developer may request that the Board of Supervisors permit the
provision of park and recreation land other than through public dedication
of land as set forth above. The developer shall set forth, in writing,
the means by which he will fulfill this requirement which may include
the payment of a fee in lieu of dedication of all or a portion of
the amount of land required to be dedicated, construction of recreational
facilities, the private reservation of land, or any combination of
dedication, fees, construction of recreational facilities, or private
reservation.
(1)
If a fee in lieu of dedication is proposed by the developer, the amount of the fee shall be substantially equal to the value of the land that would be set aside if the standards specified in § 236-609D of this chapter were to be applied. A flat per-dwelling-unit fee in lieu of dedication is set by resolution of the Township, if the developer chooses not to provide evidence of the value of the land.
(2)
The fee shall be paid to the Township prior to the approval
of the plan application.
(3)
All fees shall be held and used by the Township in accordance with the requirements of Article V of the MPC.
(4)
If the developer proposes to construct recreational facilities,
the developer shall present a sketch plan of such facilities and an
estimate of the cost of construction.
(5)
If the developer proposes the private reservation of land, the developer shall provide for the maintenance of such land through either the inclusion of such land as common elements of a condominium or the creation of a homeowners' association which shall meet the requirements for a unit owners' association contained in the Pennsylvania Uniform Condominium Act, 68 Pa.C.S.A. § 3101 et seq. Such documentation shall be recorded, shall provide that the land cannot be further developed and shall give the Township the right, but not the obligation, to maintain the land, at the owner's expense, as set forth in Article VII of the MPC dealing with the maintenance of common open space in planned residential developments. Notwithstanding the foregoing, the developer may request that the Board of Supervisors approve transfer of the land to an organization dedicated to the conservation of natural resources with deed restrictions preventing further development acceptable to the Township.
(6)
The developer shall enter into an agreement with the Township
setting forth the fees to be paid, the facilities to be constructed,
or the land to be privately reserved and the method of its maintenance.
All such agreements shall be in a form satisfactory to the Township.
A.
All subdivisions or land developments containing 25 or more dwelling
units or nonresidential buildings or buildings containing 15,000 or
greater square feet of gross floor area shall be provided with at
least two separate and distinct means of access to the subdivision
or land development.
B.
Access may be provided through the location of two or more public
or private streets, each of which intersects with an existing public
street. Such public or private streets shall meet all the requirements
of this chapter concerning design and construction.
C.
Access for a land development may be provided through two or more
access drives into the land development. Such access drives shall
be separated by a distance of at least 150 feet and shall comply with
all requirements of this chapter.
D.
If the applicant is unable to provide access to the subdivision or
land development through two or more public or private streets, each
of which intersect with an existing public street or two or more access
drives which intersect with one or more existing public streets, an
emergency access shall be provided.
(1)
The emergency access shall be improved so that emergency vehicles
may safely transverse it and shall be indicated on the plans.
(2)
The emergency access shall be acceptable to the providers of
emergency services within the Township and approved by the Township.
Applicants proposing to provide emergency access shall submit evidence
of such approval.
(3)
The emergency access may be located so that access to the subdivision
or land development is gained from a public street at a location unsuitable
for regular access with an existing public street.
(4)
The emergency access may be located so that access is gained
from an adjacent tract. For example, a subdivision or land development
adjoining a parking compound of another use may provide emergency
access through a point with a break chain. Applicants with plans indicating
emergency access through a contiguous private tract shall provide
evidence that the adjoining property owner has consented to such emergency
access location.
A.
Outdoor refuse collection stations shall be provided for garbage
and trash removal when individual collection is not made and indoor
storage is not provided.
B.
Refuse collection stations shall be located outside of the front
yard and separated adequately from habitable buildings to avoid being
offensive, but at the same time be convenient for both collectors
and residents, and shall be effectively screened so as not to be visible
from off-site adjacent parking areas, roadways, or adjacent residential
properties. Such areas shall be screened with a combination of architectural
masonry (or fencing) and/or landscaping with a height of at least
six feet, in accordance with the landscaping and screening regulations
of the most recent version of the Lancaster Township Zoning Ordinance,
as amended (Article XIV).[1]
C.
Refuse collection stations shall be so constructed as to prevent
the escape of refuse by wind, water or other natural elements and
prevent animals, rodents, etc., from entering.
