The standards and requirements contained in this article shall apply as minimum design standards for subdivisions and/or land developments. Whenever other Township ordinances or regulations impose more restrictive standards and requirements than those contained herein, the more restrictive shall apply.
A.
Conformance with adopted plans. The proposed street pattern shall be properly related to existing streets, to official maps, and to such county and state road and highway plans as have been duly adopted.
B.
Private streets. Private streets are prohibited unless they meet the design standards of these regulations. Applications which propose a private street shall be accompanied by a right-of-way agreement, which shall be recorded with the Lancaster County Recorder of Deeds on the same date as the recording 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.
C.
Major street design. The design standards for major streets shall be as specified by the Pennsylvania Department of Transportation and based upon the projected average daily traffic and speed limit.
D.
Existing streets. All existing streets at the perimeter or through the development shall be improved according to Township specifications as follows:
[Added 12-6-1988 by Ord. No. 87]
E.
Arrangement. 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.
F.
Street provisions for future development.
(1)
Where appropriate, areas shall be reserved for future street usage in conjunction with the development of adjacent tracts. Areas reserved for future street usage will not be required to be improved; however, these areas shall be reserved for street improvements to be provided by the developer of the adjacent tract.
(2)
Wherever there exists a dedicated or platted area reserved for future street usage along the boundary of a tract being developed, the adjacent street shall be extended into the proposed project, provided this use is not adverse to the man-made or natural features of the site.
G.
Traffic impact study. A traffic impact study prepared by a registered traffic engineer shall be submitted for all proposed residential subdivisions which generate 150 vehicles per day and all proposed subdivisions or land developments in commercial and industrial areas which will generate 150 vehicles per day.
[Added 12-6-1988 by Ord. No. 87]
H.
Half streets. Half or partial streets (less than the required right-of-way or cartway width) will not be permitted. All plans shall be designed to provide for the entire required right-of-way and cartway.
I.
Street names. 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 the local postmaster granting his approval with all final plan applications.
(1)
Street signs. Street name signs shall be installed at all new street intersections. The design and placement of such signs shall be subject to approval by the Board of Supervisors.
J.
Vertical alignments. Vertical street alignments shall be measured along the center line. The minimum grade of all streets shall be 0.75% and the maximum grade shall be 10%.
(1)
Vertical curves shall be used in changes in grade exceeding 1%. The minimum lengths, in feet, of vertical curves shall be 15 times the algebraic difference in grade. For example, if a three-percent upgrade is followed by a four-percent downgrade, the algebraic difference in grade is 7 [+3-(-4) = 7]; the minimum length of the vertical curve would then be 105 feet [15x7 = 105].
(2)
Where the approaching grade exceeds 7% on any or all streets at a four-way street intersection or the terminating street at a three-way intersection, a leveling area shall be provided on the street with such excessive grade. Such leveling area shall have a maximum grade of 4% for a minimum length of 75 feet, measured from the intersection of the center lines.
(3)
The grade within the diameter of a turnaround at the terminus of a permanent cul-de-sac shall not exceed 5%.
(4)
All new streets shall be graded to the right-of-way lines.
K.
Horizontal alignments. Horizontal street alignments shall be measured along the center line. Horizontal curves shall be used at all angle changes in excess of 2°. 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. The minimum horizontal curve radius for streets shall be 150 feet.
(1)
Perimeter streets. 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; permission shall be obtained from the adjacent landowner.
(2)
Cartway alignment. The center line of the street cartway shall correspond with the center line of the street right-of-way.
L.
New street right-of-way and cartway widths. The minimum street right-of-way and cartway widths for new streets shall be as follows:
Street Classification | Function | Right-of-Way | Cartway (feet) | |
|---|---|---|---|---|
Major street | Provides for intercommunity travel, connecting population centers and carrying large volumes of traffic at speeds higher than desirable on local or special purpose streets. | Design standards shall be as specified by the Pennsylvania Department of Transportation and based upon the projected average daily traffic and speed limit. | ||
Local high intensity street | Provides access to residential land uses with a density in excess of 4 dwelling units per acre, industrial land uses, and/or commercial land uses, and/or serves as the main entrance or circulation street in any development. | 50 feet | 34 | |
Local street | Provides access to residential land uses with a density of 4 or fewer dwelling units per acre and/or institutional land uses. | 50 feet | 28 | |
Special purpose street | Marginal access street | 26 feet | 20 | |
Service street | 34 feet | 20 | ||
Permanent cul-de-sac street which services only residential units with a maximum length of 300 feet and a maximum of 8 dwelling units. | 50 feet | 20 | ||
Turnaround of cul-de-sac | Permanent | 100-foot diameter | 80 | |
Temporary | 50-foot diameter | 50 |
M.
Street intersections.
(1)
Multiple 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 streets shall be no less than 150 feet between center lines, measured along the center line of the street being intersected.
(3)
Intersections with major streets shall be located not closer than 1,000 feet, measured from center line to center line, along the center line of the major street being intersected.
(4)
Right-angle intersections shall be used whenever possible. No street shall intersect another at an angle of less than 75°.
(5)
The cartway edge at street intersections shall be rounded by a tangential arc with a minimum radius of 20 feet for local streets and 30 feet for intersections involving local high intensity streets. The right-of-way radii at intersections shall be substantially concentric with the edge of the cartway.
N.
Sight distance at street intersections.
(1)
There shall be provided and maintained at all intersections a clear sight triangle with a line of sight between points 50 feet from the intersection of the street center lines. Clear sight triangles shall be indicated on all plans. No building or other obstruction that would obscure the vision of a motorist shall be permitted within these areas.[1]
(2)
Proper sight distance shall be provided with respect to both horizontal and vertical road alignments at all intersections. The sight distance measured from the center line of the intersecting street with the right-of-way line of the intersected street four feet above grade shall be a minimum of 300 feet.
(3)
All streets intersecting a state route shall be subject to the approval of the Pennsylvania Department of Transportation.
O.
Cul-de-sac streets. A cul-de-sac will not be approved when a through street is more advantageous. Permanent cul-de-sac streets shall not exceed a center line distance of 600 feet in length, measured from the center-line intersection with a street which is not a cul-de-sac to the center of the cul-de-sac turnaround. Temporary cul-de-sac streets shall not exceed 800 feet in length, measured from the center-line intersection with a street which is not a cul-de-sac to the center of the cul-de-sac turnaround. Any street which is terminated for access to an adjoining property or because of authorized stage development shall be provided with a temporary, all-weather turnaround. The use of such turnaround shall be guaranteed until such time as the street is extended. All cul-de-sac streets, whether permanently or temporarily designed, shall be provided at the closed end with a fully paved turnaround to the specifications stated in § 265-23L.
P.
Future access strips. Future access strips are rights-of-way reserved for future street improvements. When the Board of Supervisors finds that access to adjacent land is desirable, future access strips shall be designed in conformance with the design requirements of a street, and the contiguous parcels must contain proper setbacks and sight distances.
Q.
Special purpose street. Off-street parking must be provided for all parcels which abut a special purpose street, and the prohibition of on-street parking must be identified along the cartway.
R.
Service streets (alley). Service streets are permitted to provide driveway access to: 1) lots which front on streets with high traffic volumes; or 2) lots with rear-entry parking areas. Service streets shall not provide the primary means of access.
(1)
Where permitted, service streets shall have a minimum paved width of 20 feet; however, where service streets serve parcels on only one side, a paved surface of not less than 12 feet is permitted.
(2)
No part of any dwelling, garage or other structure shall be located within 16 feet of the center line of a service street.
(3)
Service streets which form a cul-de-sac should be avoided, but where this proves impossible, service streets shall be terminated with a paved, circular turnaround with a minimum radius to the outer pavement edge of 40 feet. Service streets with culs-de-sac shall not exceed 1,600 feet.
S.
Driveways. Driveways shall be so located as to provide reasonable sight distances at intersections with streets. Access shall be provided to the street of lesser classification when there is more than one street classification involved. Driveways shall not interfere with the normal traffic movement or be inconsistent with the design, maintenance and drainage of the street.
T.
Access drives. A property which utilizes access drives shall maintain frontage along a public or private street. The final plan shall include a plan note which identifies: 1) the specific access drives; 2) maintenance responsibility; and 3) a notification that the access drives do not qualify for dedication.
(1)
The cartway of all access drives shall be constructed with a minimum six-inch crushed aggregate base course and a two-and-one-half-inch surface course of materials specified in the latest edition of the Pennsylvania Department of Transportation Manual 408. Additionally, all work procedures shall conform to the latest edition of the Pennsylvania Department of Transportation Manual 408.
(2)
Access drives do not require a specific right-of-way; however, the following standards for cartway width shall apply:
Function | Cartway Width (feet) | |
|---|---|---|
Two lanes of traffic with on-street parking | 36 | |
Two lanes of traffic without on-street parking* | 24 | |
One lane of traffic with 1 lane of on-street parking** | 20 | |
One lane of traffic without on-street parking*** | 12 |
NOTES: | ||
|---|---|---|
* | Off-street parking compounds must be provided in accordance with § 265-24, and the prohibition of on-street parking must be identified along the cartway. | |
** | The one-way direction of traffic must be identified along the cartway. | |
(3)
No part of any structure shall be located within 30 feet from the cartway edge of an access drive.
(6)
Access drives which form a cul-de-sac 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. Access drive culs-de-sac which do not terminate in a parking compound shall be provided at the terminus with a fully paved turnaround. The turnaround shall be designed in accordance with one of the following methods:
A.
Parking areas. Vehicular parking facilities for land uses other than detached single-family residences shall be designed in accordance with the following provisions:
(2)
Parking compound dimensions shall be no less than those listed in Appendix No. 1.[2]
[2]
Editor's Note: Appendix No. 1 is attached to this chapter.
(3)
Buffer planting shall be provided where parking compounds are adjacent to residential properties. The buffer planting area shall be at least 15 feet wide. Such buffer planting shall include a combination of vegetative materials, including ground covers, low-level shrubbery and trees. Such material shall be so arranged as to not interfere with adequate motorist visibility at adjoining street intersections.
(4)
Not less than a four-foot radius of curvature shall be permitted for horizontal curves in parking areas.
(5)
All dead-end parking lots shall be designed to provide sufficient backup 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 areas, main entrances and exits which are open to the public shall be lighted in conformance with the American Standard Practice for Roadway Lighting, latest version.
[Amended 7-7-1992 by Ord. No. 105]
B.
Sidewalks.
(1)
Sidewalks shall be provided in all residential projects with an average density in excess of four dwelling units per acre. Additionally, sidewalks shall be required in the following circumstances:
(2)
Sidewalks shall be designed and constructed in accordance with the following standards:
(a)
Sidewalks which are provided as part of a residential subdivision plan shall be located along the side(s) of the street upon which the lots front. These sidewalks shall be constructed in accordance with the specifications incorporated in Appendix No. 2[3] and shall be located within the street right-of-way.
[3]
Editor's Note: Appendix No. 2 is attached to this chapter.
(b)
Sidewalks which are provided as part of a residential land development plan shall be located along the existing street frontage of the tract, along one side of proposed streets and/or access drives through the project, and adjacent to vehicular parking compounds. These sidewalk locations may be verified if, in the judgment of the Board of Supervisors, the proposed alternate system meets the projected need for pedestrian circulation. Sidewalks located adjacent to public streets shall be constructed in accordance with the specifications incorporated in Appendix No. 2[4] and shall be located one foot inside the street right-of-way line. Sidewalks located adjacent to driveways, access drives and parking compounds may be constructed of any material acceptable to the developer. The sidewalk area must be physically divided from the street cartway by curb or grass strip.
[4]
Editor's Note: Appendix No. 2 is attached to this chapter.
(c)
Pedestrian easements, which may be required by the Board of Supervisors to facilitate pedestrian circulation or to give access to community facilities, shall have a minimum right-of-way width of six feet and a walkway width of four feet. This walkway shall be improved to the standards assigned by the authority which accepts the easements.
C.
Curbs. Curbs shall be provided on all new local high intensity streets. Curbs may be either the vertical or rolled curb and gutter type. All curbs shall be constructed in accordance with the specifications incorporated in Chapter 260, Streets and Sidewalks, Article IV, Street Improvements; Article V, Sidewalks and Curb Specifications, of the Code of the Township of Leacock.
A.
General. The configuration of blocks and lots shall be based upon the lot area requirements, the salient natural features, the existing man-made features, and the proposed type of structure. Lot configurations should provide for flexibility in building locations, while providing safe vehicular and pedestrian circulation.
B.
Residential blocks. All blocks in a residential subdivision shall have a maximum length of 1,600 feet.
C.
Nonresidential blocks. Blocks in nonresidential areas may vary from the requirement of § 265-25B when required by the nature of the use. Adequate provisions shall be made for off-street parking, loading areas and traffic circulation.
D.
Lot configuration.
(1)
Whenever practical, side lot lines shall be radial to street lines.
(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 which allow for additional subdivision.
(4)
All lots with a width of 60 feet or more shall contain an average depth not less than 1/2 nor more than three times their width, provided that the minimum average depth shall not be less than 75 feet. All lots with a width less than 60 feet shall contain an average depth not less than 75 feet nor more than 180 feet.
(5)
All lots shall front on a street.
(6)
Double frontage lots are prohibited except where provided as reverse frontage lots.
(7)
All single-family reverse frontage lots shall have a rear yard with a minimum depth of 75 feet, measured at the shortest distance from the proposed dwelling unit to the street right-of-way, and shall, within each rear yard and immediately adjacent to the street right-of-way, have a planted buffer easement of at least 10 feet in width, across which there shall be no vehicular access. All reverse frontage lots shall include an identification of the frontage for use as a road access. All reverse frontage lots shall include an identification of the frontage for use as a road access.
(8)
All remnants of land (areas remaining after subdivision) shall conform to the lot area and configuration requirements.
The building setback lines and building separations shall conform with the requirements in Chapter 310, Zoning.
Easements for sanitary sewer facilities, stormwater drainage facilities, public utilities or pedestrian access 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.
C.
Pedestrian easements shall have a minimum width of six feet.
D.
Utility easements shall have a minimum width of 20 feet, and all utility companies are encouraged to use common easements.
E.
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: 1) the collection and discharge of water; 2) the maintenance, repair and reconstruction of the drainage facilities; and (3) the passage of machinery for such work. The easements shall clearly identify who has the right-of-access and responsibility of maintenance.
F.
Where any electric or telephone transmission or petroleum product transmission line traverses and 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. The final plan application shall include a letter from the owner of the transmission line stating any conditions on the use of the tract and the right-of-way width or a copy of the recorded agreement which shall contain the above data.
A.
Permanent stone or concrete monuments shall be accurately placed along at least one side of each street at the beginning and end of all curves and at all angles.
B.
Markers shall be set at all points where lot lines intersect curves and/or other property lines.
C.
Monuments shall be of concrete or stone, with a flat top having a minimum width of diameter of four inches and a minimum length of 30 inches. Concrete monuments shall be marked with a three-fourths-inch copper or brass dowel; stone or precast monuments shall be marked on the top with a proper inscription and a drill hole. Markers shall consist of iron pipes or steel bars at least 30 inches long and not less than 3/4 of an inch in diameter.
D.
All monuments and markers shall be placed by a registered surveyor so that the scored or marked point shall coincide exactly with the point of intersection of the lines being monumented or marked.
E.
All existing and proposed monuments and lot line markers shall be delineated on the final plan.
All subdivision and land development applications shall include stormwater management data. The stormwater management data shall be prepared and stormwater facilities provided in accordance with Chapter 253, Stormwater Management. This information may be provided on a sheet with other data or on separate sheets and need not be recorded with the final plan.
All subdivision and land development plans shall conform with the floodplain requirements of Chapter 310, Zoning.
A.
Existing wood areas.
(1)
Existing wooded areas shall be protected to prevent unnecessary destruction. 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 they are located within the proposed cartway or sidewalk portion of the street right-of-way, or within 15 feet of the foundation area of a proposed building. In areas where trees are retained, the original grade level shall be maintained if possible, so as not to disturb the trees.
(2)
Where existing trees are removed along the street right-of-way, supplemental planting, in the form of appropriate street trees, shall be introduced. Such trees shall be planted at intervals of between 50 feet and 100 feet and preferably in random patterns.
(3)
Replacement trees shall be of a minimum trunk caliper of two inches at a height of six inches above finished grade.
B.
Street trees. Street trees are required along all new streets. Street trees shall be planted between every 50 and 100 feet in random patterns.
(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 authority which accepts ownership of the street.
(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)
Trees shall be of a minimum trunk caliper of two inches at a height of six inches above finished grade.
(4)
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.
(5)
All planting shall be performed in conformance with good nursery and landscape practice.
(6)
Requirements for the measurements, branching, grading, quality, balling and the burlapping of trees shall follow the code of standards recommended by the American Association of Nurserymen, Inc., in the American Standard for Nursery Stock, ANSIZ60, 1-1973, as amended.
A.
The applicant shall provide the highest type of sanitary sewage disposal facility consistent with existing physical, geographical and economic conditions. The following types of sanitary sewage disposal facilities are listed in order of desirability:
B.
When the Board of Supervisors, 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 the Pennsylvania Department of Environmental Protection be submitted as a condition of final plan approval.
C.
When the extension of a sanitary sewer main is proposed, the final plan application shall include a statement from the authority or organization providing such service, indicating the approval of the plans for design, installation and possible financial guarantee.
D.
Where on-site sanitary sewage disposal facilities are to be utilized, each lot so served shall be a size and shape to accommodate the necessary subsurface sewage disposal system at a safe distance from building and water supply in accordance with Title 25, Pennsylvania Code, Chapter 73, Rules and Regulations of the Pennsylvania Department of Environmental Protection, as amended.
A.
Whenever an existing public or approved community or regional water system is accessible to a proposed project, a distribution system shall be provided to furnish an adequate supply or water to each unit. Wherever the water supply system contains sufficient capability or is planned to have such capability within two years from the date of final plan approval, fire hydrants shall be provided; when provided, the location and kind of fire hydrant shall meet the specifications of the Middle Department Association of Fire Underwriters and the local fire company. A copy of the approval of such system by the appropriate agency or utility company which provides the service shall be submitted with the final plan. Suitable agreements shall be established for the ownership and maintenance of such a distribution system.
B.
Where a regional system is not accessible, particularly where on-site sanitary disposal systems are to be used, a community water supply may be required. If such a system is provided, it shall be approved by the Pennsylvania Department of Environmental Protection, and appropriate measures shall be provided to ensure adequate maintenance.
C.
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 the standards of the Pennsylvania Department of Environmental Protection.
D.
Where individual on-site water supply system(s) will be utilized, it is recommended but not required that at least one test well for each 10 proposed wells be provided.
E.
When connection to an existing water supply system is proposed, the final plan application shall include a statement from the authority or organization providing such service, indicating the approval of the plans for design, installation and possible financial guarantee.
[Added 12-6-1988 by Ord. No. 87]
A.
The applicant shall provide a subdivision or land development with complete sanitary sewage facilities which shall be extended to and connected with (or installed in a manner suitable for connection with) the existing or proposed public sewer system at the expense of the developer and in accordance with the Township's and the Authority's design and construction requirements whenever an adequate public sewerage system is within 1,000 feet of a proposed subdivision or land development; or where construction or development plans approved by the Township or the Authority provide for the installation of an adequate public sewer system in the vicinity of the location of the proposed subdivision or land development; and where, in the Township's opinion, the Township Supervisors determine that it is practicable to do so after considering all relevant factors including the topography of the land, the proximity of the subdivision or land development to an existing or proposed public sewer system, consistency with the Official Sewerage Plan as revised from time to time, the projected date for the construction of a proposed public sewer system and whether the installation can be effected without prohibitive expense or undue hardship.
B.
If immediate connection to an adequate publicly owned sanitary sewage disposal system is not practical and if the Township's Official Sewerage Plan, feasibility studies or other studies or plans indicate that adequate public sewers are planned to be available within a ten-year period, the developer shall be required to install sanitary sewer facilities in accordance with the Township's design and construction requirements, together with all necessary laterals extending from the main sewer to the street right-of-way line. The termini of all such sewers and laterals shall be capped by the developer, pending the availability of an adequate public sewer system to which they can be connected. The Supervisors may waive this provision if, in the opinion of the Supervisors, after considering the relevant factors set forth in Subsection A hereinabove, they determine that it is impractical or burdensome to construct such sewers without prohibitive expense or undue hardship.
C.
Whenever capped sewers are required by this chapter, laterals shall be so installed as to avoid placing house connections under any paved areas, including driveways, and all sewers and laterals shall be installed before the streets shown on the subdivision or land development plan are constructed.
D.
The Township Engineer shall review the design of all sanitary sewer facilities to be constructed by the developer. It shall be the responsibility of the appropriate sewer authority to approve the design and inspect the installation of such facilities. The costs of engineering services which are rendered for the review of design and inspection of construction shall be paid by the developer.
E.
Satisfactory security shall be furnished by the developer to guarantee completion of all improvements and installations required by this chapter and to guarantee payment of all engineering services required by this chapter.
[Added 12-6-1988 by Ord. No. 87]
A.
The developer shall provide a subdivision or land development with complete water distribution facilities which shall be extended to and connected with (or installed in a manner suitable for connection with) the existing or proposed public water system at the expense of the developer in accordance with the Township's and the Authority's design and construction requirements whenever an adequate public water system is within 1,000 feet of the proposed subdivision or land development; or where construction or development plans approved by the Township or the Authority provide for the installation of an adequate public water system in the vicinity of the location of the proposed subdivision or land development and where, in the Township's opinion, it is practicable to do so after considering all relevant factors, including the topography of the land, the proximity of the subdivision or land development to an existing or proposed public water system.
B.
If immediate connection to an adequate public water system is not practical or the previous section is inapplicable and, in either case, if the Township is of the opinion that an adequate public water system will become available within a reasonable time, the developers shall be required to install water distribution facilities in accordance with the Township's and the Authority's design and construction requirements, together with all necessary service lines extending from the water main to the street right-of-way line; the termini of all such service lines shall be capped by the developer pending the availability of an adequate public water system to which they can be connected.[1]
C.
Whenever capped water distribution facilities are required by this chapter, the service line shall be so installed as to avoid placing house connections under any paved areas or driveways and all the water mains and service lines shall be installed before the street shown on the subdivision or land development plan are constructed.
D.
The Board, when determining whether or not installation of water distribution facilities is practicable or whether or not an adequate public water system will become available within a reasonable time, shall consider all relevant factors including the proximity of the subdivision or land development to an existing or proposed public water system, and existing and projected water supply needs in the Township, the projected date for the construction of the proposed public water system and whether the installation can be effected without prohibitive expense or undue hardship. The Board may require the developer to submit such additional information as it reasonably needs to determine the practicability of installing water distribution facilities in a subdivision or land development.
[Added 9-5-2017 by Ord. No. 141]
Development within the Village Overlay Zone shall be designed in accordance with the following planning, engineering and architectural guidelines.
A.
Land use and development.
(1)
The development shall consider the goals, objectives, and policies established within the Leacock Township Comprehensive Plan and the Village Overlay Design Standards, as further defined in Appendix 15 of the Chapter.[1]
[1]
Editor's Note: Appendix 15 is included as an attachment to this chapter.
(2)
The development shall be considered as integrated use considering the other land uses, architectural features and streetscape improvements within the Village Overlay Zone.
(3)
The applicant shall be responsible for designing, permitting and constructing all necessary site improvements that are required by the Township in order to accommodate the proposed use within the Village Overlay Zone.
B.
Architecture.
(1)
The buildings and structures shall be designed to enhance the existing architectural and streetscape characteristics in accordance with the design requirements of the Village Overlay Zone.
(2)
All sides of a building shall be architecturally consistent with the front facade and facades visible from the street or adjacent properties shall have the same architectural features and style as the front facade.
(3)
Buildings, structures, landscaping and streetscape improvements shall be designed in an effort to and integrate, reflect and/or enhance the visual, historic and cultural character of the Village Overlay Zone.
(4)
Buildings, structures and site improvements shall be located in a manner to mitigate visual, noise and traffic impacts with existing residential uses that are within residential zoning districts.
(5)
The shape of an opening, its proportion relative to the size of the building, how it functions, how it is divided, and the rhythm of openings within a structure must be specific to the building style and consistent with the design theme and architectural style.
(6)
Architectural elements such as dormers, cupolas, chimneys, porches, decks, awnings, bays, colonnades, brackets, stoops, benches, gazebos, enclosures, garages, sheds, carports, canopies, and other such design elements shall be specific to the building style and consistent with the design theme and architectural style. Applicants shall reference the National Park Services Preservation Briefs for further guidance and information related to development of plans for additions, renovations, and new construction.
(7)
Buildings shall include a variety of architectural design features such as recesses, openings, windows, details and/or variable materials in order to avoid creating massive or monotonous building facades.
(8)
Rooflines shall be pitched and not appear flat when viewed from public streets or adjoining properties. All roof-mounted equipment including HVAC, electrical, venting or other mechanical equipment shall be contained or concealed as part of the architectural design.
(9)
Historic elements and features of existing buildings shall be restored, preserved and maintained. New construction, additions or alterations of an existing building shall be reviewed and considered for historic elements and features by the Board of Supervisors as part of the land development plan application.
(10)
Buildings that are considered to be in deplorable, unsafe or structurally unsound condition shall be reviewed by the Township Engineer and/or Code Enforcement Officer.
C.
Site and building design.
(1)
The front facade of the building shall be orientated towards the street with the highest functional classification in terms of vehicular and pedestrian traffic volumes.
(2)
Alternative building setback and orientation requirements may be considered, provided that the applicant can demonstrate the following: that the design of the building meets the objectives of the Village Overlay Zone; that any reduction of the building setback requirements has been approved by the adjoining landowners; and that the design shall not disrupt any common facilities or utilities.
(3)
When buildings are to be located on a corner of intersecting streets, the entrance of the building shall be located on the corner with an enhance element or feature, which is consistent with the design theme and architectural style.
(4)
When buildings are proposed of a similar size and volume to existing residential structures, new construction should emulate the density and scale of surrounding structures, including porches, floor-to-floor heights, window spacing, shutter forms, roof pitch and configuration, and historic ornamentation.
(5)
When buildings are proposed of a new design, building walls should provide appropriate fenestration to ensure visual interest and shadow lines which relate to establish forms and characteristics found in the Village Overlay Zone or other regional precedents.
D.
Pedestrian and vehicular circulation.
(1)
All transportation and pedestrian improvements shall be designed considering all regional transportation impact studies and/or regional streetscape improvement plans.
(2)
New curb cuts shall be minimized in order to reduce traffic conflicts and vehicular congestion. Where appropriate, shared or common access drives shall be utilized to minimize curb cuts. Shared or common access drives shall be designed to have a definitive point of ingress and egress with sufficient area to accommodate the permitted turning movements.
(3)
Traffic calming measures, including speed control, volume control, road alignments and traffic management techniques, shall be considered as part of the land development plan application in order to improve safety, pedestrian accessibility and vehicular mobility. The traffic calming measures shall be designed in accordance with the Village Overlay Design Standards and/or the Pennsylvania Department of Transportation Traffic Calming Handbook.
(4)
All permitted uses shall be designed to encourage and accommodate transportation and pedestrian traffic as well as to provide for safe and convenient modes for pedestrian movements to destination points within the Village Overlay Zone.
(5)
The location of buildings shall be appropriately orientated to encourage pedestrian access within the Village Overlay Zone.
E.
Off-street parking and loading.
(1)
Porous paving may be considered for the proposed off-street parking and loading spaces provided that the design and paving composition complies with the provisions for stormwater management; that the soils and geological features have suitable characteristics for infiltration; that a maintenance program has been established with sufficient funds held in an escrow account; and that the structural integrity has not been compromised.
(2)
Bicycle racks and stands shall be located in a designated area along the sides or rear of the principal building and shall not interfere with pedestrian or vehicular movements.
F.
Curbs, sidewalks and crosswalks.
(1)
Curbs and sidewalks shall be designed and installed as an integrated network along public and private roads within the Village Overlay Zone in order to accommodate pedestrian movements.
(2)
Curbs may be placed along public and private roads within the Village Overlay Zone.
(3)
All proposed sidewalks shall be a minimum of five feet and a maximum of 10 feet in width.
(4)
Crosswalks shall be at least six feet in width and provide for safe movements of pedestrians across any vehicular thruway, either public or private.
(5)
Curbs, sidewalks, handicapped ramps and crosswalks shall be designed and constructed in accordance with the Americans with Disabilities Act.
(6)
All proposed sidewalks, curbs and crosswalks shall be designed and constructed in accordance with the provisions and specifications established by the Village Overlay Design Standards and the Township's Building Code.
G.
Landscaping.
(1)
Street trees and other aesthetic landscaping improvements shall be incorporated into the streetscape design of the development in order to implement the requirements of the Village Overlay Zone.
(2)
Unless otherwise directed by the Board of Supervisors, all proposed street trees shall not be located within the legal right-of-way line or within the designated clear sight triangle involving a street intersection or access drive.
(3)
All developments shall include trees, buffer yards and landscaping features that shall be integrated as part of overall site improvements in order to mitigate noise, light, odor and the visual appearance of paved surfaces.
(4)
Street trees, landscaping materials and buffer yards shall be integrated as part of the design of the buildings and site improvements, which shall be located in a manner to mitigate visual, noise and traffic impacts.
(5)
The selected street trees, landscaping materials and buffer yards shall comply with the minimum requirements specified by the Township. The size, type, caliper, spacing and location of the street trees shall be considered by the Board of Supervisors. Where compliance cannot be achieved, or if a reduction or modification to the provisions is to be considered, the applicant shall be required to pay a fee in lieu of the specified provisions.
H.
Lighting.
(1)
Decorative streetlights shall be considered and strategically located at consistent intervals. Any existing streetlights which interfere with the location of the required sidewalk network shall be relocated. The size, type and location of the streetlights shall comply with the Village Overlay Design Standards and other pertinent plans adopted by the Township.
(2)
All decorative streetlights and other sources of illumination shall be designed with a diffused light source in order to prevent glare or excess lighting produced within a visual field that is significantly greater than the light to which the human eye can readily adapt to without causing annoyance, discomfort or loss of visibility for any period of time.
(3)
All streetlights shall be designed as a full cutoff fixture, whereas, the light distribution pattern from the source results in no illumination projected at or above the horizontal plane at the bottom of the light source or fixture.
(4)
The required streetlights shall comply with the minimum requirements specified by the Township. As part of the land development plan application, the size, type, spacing and location of the streetlights shall be considered by the Board of Supervisors. Where compliance cannot be achieved, or if a reduction or modification to the provisions is to be considered, the applicant shall be required to pay a fee in lieu of the specified provisions.
I.
Streetscape design.
(1)
Special attention to the gateways and main entrance(s) to the Village Overlay Zone. The use of streetscape improvements, low-impact lighting, banners, welcome signs, water features and/or landscaping enhancements shall be provided and considered as a prominent feature for all uses and developments within the Village Overlay Zone.
(2)
Provisions for street furniture, including public benches, tables, clocks and waste receptacles shall be considered as part of the land development plan. All such street furniture shall be privately owned and maintained. The type and location of the proposed street furniture shall be subject to the Village Overlay Design Standards.
(3)
Provisions for public transportation facilities, including bus stops, bus shelters, taxi stands, park and ride facilities, and other similar features shall be considered as part of the land development plan. The design and location of any proposed public transportation facilities shall be subject to the approval of the Board of Supervisors.
(4)
Unless otherwise directed by the utility company providing service, all proposed utilities shall be installed underground and within a utility easement or right-of-way.
J.
Outdoor storage and refuse disposal.
(1)
All dumpsters shall be located in the rear yard of the property and shall be contained within a secured area that is compatible with the architectural style of the building. All such areas shall be screened with secured fencing and landscaping materials. All containers shall be verminproof and have adequate storage capacity to accommodate the projected volumes of solid waste.
(2)
Shopping cart corrals shall be required for commercial or retail uses, which may provide shopping carts as part of their normal operations. The proposed shopping cart corrals shall be located within the designated off-street parking area and shall be designed not to interfere with vehicular or pedestrian traffic.
(3)
Vending or self-service machines shall not be located along the front facade of the building or street to which the principal building has frontage. All proposed vending or self-service machines shall be located inside the building or outside the rear of the building in close proximity to the off-street parking area.
K.
Signs.
(1)
All permitted signs shall comply with the Village Overlay Design Standards and the provisions of the Township's Zoning Ordinance.[2] The total number and size of all signs within the Village Overlay Zone shall be limited to avoid clutter and to serve the basic needs of the use.
(2)
Off-site advertising signs and/or billboards shall be prohibited within the Village Overlay Zone.
L.
Optional design and site development improvements.
(1)
The design requirements and site development improvements specified for the Village Overlay District are intended to provide general direction to all applicants seeking to subdivide, improve, develop and/or redevelop land within the Village Overlay Zone.
(2)
The Board of Supervisors may consider optional design and site development alternatives if the standard requirements are determined to be unwarranted or inappropriate based upon the existing site conditions. If approved, the optional design and site requirements shall be considered as part of the subdivision and/or land development plan.