The purpose of good subdivision and site design is to create
a functional and attractive development, to minimize adverse impacts,
and to ensure that a project will be an asset to the Township. To
promote this purpose, the subdivision and/or site plan shall conform
to the following standards which are designed to result in a well-planned
Township without adding unnecessarily to development costs.
A.
Site analysis. An analysis shall be made of characteristics of the
development site, such as site context; geology and soil; topography;
climate; ecology; existing vegetation, structures, and road networks;
visual features; and past and present use of the site. This analysis
shall be submitted as a narrative report with any necessary graphics
and include:
B.
Additional regulations. In addition to this chapter, there may be
other ordinances, laws, or policies that regulate any proposed development.
It is the sole responsibility of the applicant or their agent to comply
with such additional regulations. The most common of these regulations
are:
(1)
Regulations relative to water and sewer facilities as imposed by
Department of Environmental Protection, a municipality, a municipal
authority or a private utility;
(2)
Other utilities (gas, electric, telephone, cable, etc.);
(3)
Regulations regarding surface waters such as wetlands and floodplains;
(4)
Habitats of endangered wildlife;
(5)
Regulations concerning historic structures;
(6)
Regulations relative to the access of local or state roads;
(7)
Building codes and regulations, state and/or local;
(8)
Erosion and sedimentation plans and possible other related permits
as administered by the Mercer County Conservation District;
(9)
Other Township regulations respective to zoning (including airport
hazard and wellhead protection overlays), property maintenance, and
sewage facilities.
C.
Site design:
(1)
Design of the development shall take into consideration all existing
local and regional plans for development in the surrounding community.
(2)
Development of the site shall be based on the site analysis. To the
maximum extent practicable, development shall be located to preserve
the natural features of the site, to avoid areas of environmental
sensitivity, and to minimize negative impacts and alteration of natural
features.
D.
All lots shall front on a proposed or existing public street or approved
private street or private drive meeting the requirements of this chapter.
A.
Material and size. Monuments and markers shall be constructed as
follows:
Type
|
Construction
|
Minimum Size
|
---|---|---|
Monument
|
Concrete
|
4 inches by 4 inches by 36 inches
|
Marker
|
Iron pipes or iron or steel bars
|
24 inches by 3/4 inches diameter
|
B.
Markings placement. Monuments and markers must be placed by a registered
professional engineer or professional land surveyor so that the scored
or marked point coincides exactly with the point of intersection of
the lines being monumented. They must be set so that the top of the
monument or marker is level with the surface of the surrounding ground.
Monuments must be marked on top with a copper or brass dowel.
C.
Monuments location. Monuments must be set:
(1)
At the intersection of lines forming angles in the perimeter boundaries
of the tract.
(2)
At the intersection of street rights-of-way when such are perpendicular
or angular, or at the beginning and ending of street intersection
right-of-way curves or chord diagonals where they are formed.
(3)
At such other points as determined necessary by the Township Engineer.
E.
Removal. Any monuments or markers that are removed must be replaced
by a registered professional engineer or professional land surveyor
at the expense of the person removing them.
A.
Easements with a minimum of 20 feet in width for public or community
water or sewer lines shall be provided as necessary. Easements for
all other utilities shall be as required by the utility company involved.
B.
All easements and rights-of-way affecting the property should be
shown on the plan.
C.
Where a subdivision is traversed by a watercourse, there shall be
provided a drainage easement or right-of-way conforming substantially
with the line of such watercourse and of 20 feet minimum width in
order to preserve natural drainage. This easement shall follow the
stream center line or be offset as needed to best ensure access by
the Township.
D.
There shall be no building or other permanent improvement located
within an easement.
All design standards of this chapter shall be adhered to by all proposed subdivisions and land developments. Where this chapter includes additional site context standards, they shall be adhered to within the applicable zoning district. Good site design should be consistent with context of the development within a neighborhood and both the natural and built environment. Springfield Township has identified two site design contexts: rural and interchange areas. These are designated to ensure that land development regulations are consistent with the intent of zoning districts in the Township, and to ensure that this chapter is consistent with the community development goals and objectives of Chapter 425, Zoning, and the Wolf Creek Slippery Rock Creek Multimunicipal Comprehensive Plan. These site context standards are also intended to implement Section 708.1-A of the Pennsylvania Municipalities Planning Code,[1] in encouraging traditional neighborhood development consistent
with the unique setting of Springfield Township.
A.
For the purposes of design standards, the following zoning districts
are considered to be within a rural design site context: A Agricultural
and VR Village Residential.
B.
For the purposes of design standards, the following zoning districts
are considered to be within an interchange area site context: C-1
Commercial, CR-2 Commercial-Residential, and IS Industrial Special.
[1]
Editor's Note: See 53 P.S. § 10708.1-A.
A.
Parking lots shall meet the Township land development standards.
B.
Access to parking lots. Parking lots shall be designed to prevent
access at any point other than at designated access drives. Continuous
curb cuts shall be prohibited. No designated access point shall be
wider than 30 feet unless warranted by a traffic study approved by
the Township, or required by the Pennsylvania Department of Transportation
pursuant to a highway occupancy permit (see Figure 1).
Figure 1: Prohibited Access
|
C.
Location of parking spaces from access point. No parking space shall
be located within 20 feet of a designated access point from a state
road or Township highway. This area shall be reserved for queuing
of vehicles entering or exiting (see Figure 2).
Figure 2: Minimum Length of Access Drive
|
Internal maneuvering area: parking areas shall provide suitable
maneuvering room so that vehicles enter the street in a forward direction.
|
D.
All land
developments determined and designated to be a banquet hall or a conference
center by the Zoning Officer shall meet the following additional design
standards:
[Added 3-2-2021 by Ord. No. 2-2021]
(1)
The
parking area shall be accessible by means of a paved driveway, and
the parking area must be paved with asphalt or concrete. No gravel
parking is permitted.
(2)
The
driveway accessing the parking area shall be wide enough to accommodate
two-way traffic or there shall be separate entrances and exits to
the parking area(s).
(3)
The
size of the parking area shall be adequate to accommodate all vehicles
at any event such that every vehicle is parked within a parking stall
and necessary accessible parking stalls are provided.
E.
All land
developments determined and designated to be a special event barn/venue
by the Zoning Officer shall meet the following additional design standards:
[Added 3-2-2021 by Ord. No. 2-2021]
(1)
The
parking area shall be accessible by means of a driveway that shall
be covered by gravel or paved surface and is at least 40 feet in length.
The driveway accessing the parking area shall be wide enough to accommodate
two-way traffic or there shall be separate entrances and exits to
the parking area(s).
(2)
Parking
shall be in areas covered by gravel. Grass, dirt, or mud parking is
prohibited. The size of the parking area shall be adequate to accommodate
all vehicles at the event.
A.
Rural design. In addition to meeting all design standards under § 370-34, proposed parking lots in designated rural design areas shall meet the following:
(1)
Surfacing. Parking lots in rural areas need not be paved, but shall
be graded as necessary to ensure adequate stormwater management and
have a dust- and mud-free surface of crushed gravel.
B.
Interchange area design considerations. In addition to the standards of § 370-34, the following standards apply:
(1)
Surfacing.
Parking lots in interchange areas shall be paved with a permanent
all-weather surface, such as asphalt, tar and chip, precast pavers
or concrete.
(a)
Interconnectivity. Interconnection of parking areas for nonresidential uses is strongly encouraged to avoid congestion on roads within this area of the Township (see Figure 3). The required number of parking spaces required by Chapter 425, Zoning, may be reduced by 15% if one of the following options is employed:
[1]
Interconnection agreement. An agreement with a neighboring property
owner to provide one or more shared internal access points as technically
feasible.
[2]
Pedestrian path. A footpath or sidewalk facilitating foot traffic
to any existing adjoining parking lot or another feasible proposal
for pedestrian access to undeveloped properties in the future.
(2)
Parking lots, joint and cross access parking lots or parking areas
designed for greater than 50 vehicles or of a surface area greater
than 40,000 square feet shall be subject to the following additional
standards to encourage interconnectivity:
(3)
Pedestrian access in parking lots. Advantage shall be given to the
pedestrian in any parking lot. Sidewalks, striping or other pedestrian
safety improvements may be required by the Commission in a parking
lot and shall be required abutting the walls of a building containing
identified public entrances (see Figure 4).
Figure 4: Pedestrian Access Guidance Sketch
|
(4)
Parking lot landscaping. At least 5% of the interior parking area
shall be landscaped with plantings, and one tree for each 10 spaces
shall be installed. For the purpose of this chapter, "interior parking
area" shall include the total paved area, including access drives,
but not any required setback or screening area outside said perimeter.
Parking lot street frontage screening and perimeter screening shall
be a minimum of five feet wide or as required by Township zoning.
The landscaping should be located in protected areas, such as along
walkways in center islands, at the ends of bays, or between parking
stalls. All landscaping in parking areas and on the street frontage
shall be placed so that it will not obstruct sight distance.
A.
Lot access. Every lot in a subdivision or land development shall
abut an existing road, or a road created in the plan containing the
lot, or an access strip abutting an existing road, or an access provided
over another parcel through an easement agreement or an approved private
road or street.
B.
Standards for specific lot types.
(1)
Flag lots. A plan may contain flag or pipestem lots, provided that
the access strip of flag pole portion of the lot is at least 20 feet
in width. A flag lot may grant access to other lots through resubdivision,
if the flag pole portion of the flag lot is at least 50 feet wide.
The area of the flag pole shall not be included in the area of the
lot for calculating minimum lot size. Buildings constructed on the
buildable portion of a flag lot shall be set back from the rear line
of any abutting front lot and shall have an access agreement such
as an easement or right-of-way.
(2)
Cul-de-sac lots. Lots which abut cul-de-sac streets shall have a
minimum frontage of 50 feet at the setback line required for the zoning
district.
(3)
Corner lots. For the purposes of this chapter and Chapter 425, Zoning, a corner lot shall maintain a front yard on all sides that abut a public street or private residential street. All other lot lines shall be regarded as side yard lines.
(4)
Through lots. On a through lot, front yard setbacks are required
along all street lines.
C.
Determination of lot lines. The property lines for a subdivision
or land development shall be determined on the ground by actual survey
only, said survey to be balanced and closed. Any plan showing said
lines as otherwise determined (i.e., taken from other drawings, deeds,
records, etc., and not actually having been determined by a survey
made on the ground) will not be acceptable to the Planning Commission.
Permanent markers meeting acceptable surveying practices shall be
placed at all corner/angles identified on the plan. Plans submitted
shall include a statement from the engineer/surveyor attesting to
the accurate placement of those markers.
A.
General.
(1)
No
subdivision shall be approved that does not connect to an existing
or proposed public street or road or approved private street.
(a)
The arrangement of streets and access roads (driveways) shall
conform to the transportation requirements of any Comprehensive Plan
or Official Map for the Township.
(b)
For streets not shown upon a Comprehensive Plan or Official
Map, the proposed new streets shall provide for the appropriate extension
or interconnection of existing streets. However, residential streets
may be arranged to discourage through-traffic and provide for maximum
privacy of residents.
(c)
When the subdivision adjoins unsubdivided acreage, new streets
or reserved rights-of-way shall be provided through the boundary lines
of the development.
(d)
If lots in a development are large enough for resubdivision,
or if a portion of the tract is not subdivided, suitable access and
street openings for such resubdivision may be required. Such access
and/or street openings shall not be less than 50 feet in width.
(e)
The Township will only accept streets for public dedication if there
is a compelling public interest in achieving greater interconnectivity
into the existing transportation network or similar benefit. All streets
shall be designed and constructed to the specifications established
for the anticipated traffic volume and use, whether public or private.
No private street serving more than one lot shall be permitted without
a binding maintenance agreement which shall be approved by the Township.
(2)
Street connection standards.
(a)
The arrangement of streets and access roads (driveways) shall
conform to the transportation requirements of any Comprehensive Plan,
Official Map, or access management regulations of the Township.
(b)
For streets not shown upon a Comprehensive Plan or Official
Map, the proposed new streets shall provide for the appropriate extension
or interconnection of existing streets. However, residential streets
may be arranged to discourage through-traffic and provide for maximum
privacy of residents.
(c)
When the subdivision adjoins unsubdivided acreage, new streets
or reserved rights-of-way shall be provided through the boundary lines
of the development.
(d)
If lots in a development are large enough for resubdivision,
or if a portion of the tract is not subdivided, suitable access and
street openings for such resubdivision may be required. Such access
and/or street openings shall not be less than 50 feet in width.
(3)
Street widths.
(a)
Minimum street widths and cartway (roadway) widths shall be as follows:
Table 370-37.1
Street Width Requirements
| |||
---|---|---|---|
Street Type
|
Cartway with Curbs
(feet)
|
Cartway with No Curbs
(feet)
|
Right-of-Way
(feet)
|
Private (rural design areas only)
|
20
|
18
|
50
|
Cul-de-sac
|
22
|
20
|
50
|
Local
|
22
|
20
|
50
|
Collector
|
28
|
24
|
60
|
Industrial
|
28
|
24
|
60
|
Arterial
|
As prescribed by the Pennsylvania Department of Transportation
| ||
Marginal access
|
24
|
22
|
40
|
(b)
Additional right-of-way and cartway widths may be required by
the Township for the following purposes:
[1]
To promote public safety and convenience.
[2]
To provide parking space in commercial developments and in areas
of high-density residential development.
[3]
Short extension of existing streets with lesser right-of-way
and/or cartway widths than prescribed in this section may be permitted,
provided that no new section of the new right-of-way may be less than
50 feet in width.
B.
Street classification. Street classification per Table 350-37.1 shall
be based upon anticipated traffic volume reflected in Table 350-37.2.
For nonresidential development, street classification shall rely upon
peak hour traffic or ADT at a rate accepted by the Township's professional
consultants based upon proposed use and consistent with the applicable
Institute of Transportation Engineers (ITE) Trip Generation Manual.
Residential trip generation shall be based upon Table 350-37.3.
Table 350-37.2
Anticipated Traffic Volume
| |
---|---|
Street Type
|
Daily Traffic Volume (ADT)
|
Private
|
0 to 40
|
Local
|
0 to 1,000
|
Collector
|
1,000+
|
(1)
Table 350-37.3, Residential trip generation rates.
Table 350-37.3
Residential Trip Generation Rates
| ||
---|---|---|
Daily Vehicle Trips per Dwelling Unit
|
Weekday
|
Peak Hour
|
Single-family detached
|
10.00
|
1.01
|
Multifamily (including apartments, townhouses and condominiums)
|
6.00
|
0.55
|
(2)
Cul-de-sac streets.
(a)
Culs-de-sac, permanently designed as such, shall not exceed
1,000 feet in length, unless topography factors justify a greater
distance or whereby intersecting side streets provide additional access
to this cul-de-sac street.
(b)
Culs-de-sac shall be provided at the closed end with a turnaround
having a minimum radius to the outer cartway edge or curbline of 40
feet.
(c)
Unless future extension is clearly impractical or undesirable,
the turnaround right-of-way shall be placed adjacent to the property
line and a right-of-way of the same width as the street shall be carried
to the property line such a way as to permit future extension of the
street into the adjoining tract.
(d)
A utility easement of 10 feet minimum width shall be provided
on each side of the street right-of-way. Such easements may be within
the proposed street right-of-way.
(e)
Additional right-of-way and cartway widths may be required by
the Township for the following purposes:
[1]
To promote public safety and convenience.
[2]
To provide parking space in commercial developments and in areas
of high-density residential development.
[3]
Short extension of existing streets with lesser right-of-way
and/or cartway widths than prescribed in this section may be permitted,
provided that no new section of the new right-of-way may be less than
50 feet in width.
(f)
Culs-de-sac shall be provided at the closed end with a turnaround
meeting Township specifications. Unless future extension is clearly
impractical or undesirable, the turnaround right-of-way shall be placed
adjacent to the property line and a right-of-way of the same width
as the street shall be carried to the property line in such a way
as to permit future extension of the street into the adjoining tract.
(3)
Industrial streets. An industrial facility which is 20,000 square
feet or larger with one or more loading docks shall have access to
a collector or arterial street. Industrial streets shall be constructed
according to the needs of the proposed land use and current PennDOT
specifications. The Township may approve alternative design and construction
of an industrial street following review and recommendation by the
Township Engineer.
(4)
Street alignment and grades. All proposed street grading and geometry
shall be designed and constructed in accordance with the following
Table 350-37.4.
Table 350-37.4
Design Criteria for Streetsa
(Not to Include Intersections)
| |||||
---|---|---|---|---|---|
Type of Street
| |||||
Local Street
|
Collector Street
|
Industrial Street
|
Cul-de-Sacd
|
Private Street
| |
Maximum gradeb
|
8.0%
|
6.0%
|
6.0%
|
6.0%
|
8.0%
|
Minimum gradee
|
1.0%
|
1.0%
|
1.0%
|
1.0%
|
1.0%
|
Minimum center line radius
|
150 feet
|
300 feet
|
300 feet
|
150 feet
|
150 feet
|
Minimum sight distancec
|
150 feet
|
250 feet
|
250 feet
|
150 feet
|
150 feet
|
Tangent between curves
|
100 feet
|
150 feet
|
150 feet
|
n/a
|
100 feet
|
NOTES:
| |
---|---|
a
|
For arterial roads, the Township Engineer will approve the design
on a case-by-case basis.
|
b
|
Grades in excess of the allowable percentage may be approved
by the Township Engineer where it is clear that it is necessary and
that no traffic hazard is or will be created thereby.
|
c
|
Sight distance shall be measured along the center line of the
street between points where a driver's eyes at three feet six inches
in height can see an object six inches high.
|
d
|
Cul-de-sac is the entire street not merely the vehicular turnaround.
|
e
|
Modifications to any standards must be approved by the Township
Engineer prior to Township approval.
|
(5)
Street intersections.
(a)
Streets shall be laid out to intersect as nearly as possible
at right angles. No street shall intersect another at an angle of
less than 60°.
(b)
Multiple intersections involving the junction of more than two
streets shall be avoided. Where this proves impossible, a modification
of this subsection shall be sought.
(c)
Clear sight triangles of 75 feet measured along street center
lines from their point of junction shall be provided at all intersections
and no structures or vegetation higher than three feet shall be permitted
within such triangles. The three-foot measurement shall begin from
the elevation of the road. Where the topography within the triangle
is higher than the road, the following standards (Table 350-37.5)
shall be used for measurement:
Table 350-37.5
Clear Sight Standards
| |
---|---|
Topography Elevation
|
Allowable Structure or Vegetation Height
|
1 foot higher than the road
|
2 feet
|
2 feet higher than the road
|
1 foot
|
3 feet or more higher than the road
|
No vegetation or structure shall be permitted within the sight
triangle
|
(d)
To the fullest extent possible, intersections with arterial
streets shall be located not less than 500 feet apart, measured from
the center line to center line.
(e)
Intersecting streets shall be separated by 350 feet or more,
measured between their center lines along the center line of the intersected
street.
(f)
Residential driveways shall be at least 30 feet from adjacent
driveways on the same side of the street and at least 50 feet from
the center line of an intersecting street. For industrial development,
there shall be at least 70 feet between driveways on the same side
of the street and at least 90 feet between the closest intersection
with any industrial driveway. For commercial development there shall
be at least 50 feet between driveways on the same side of the street
and at least 70 feet between the closest radius of the driveway and
the intersecting street.
All street design shall meet any access management ordinance
of the Township or applicable zoning standards for access management.
A.
Curbing shall be required for the purposes of drainage, safety and
delineation and protection of pavement edge for any street in interchange
design context areas.
B.
Flexibility regarding curb type shall be permitted as long as the
curb type accommodates the system of drainage proposed and the curbing
meets Township specifications.
C.
Curbing shall be designed to provide a ramp for bicycles and/or wheelchairs
as required by applicable PennDOT standards per Publication 655.
A.
Sidewalks
are required for all major subdivision and all minor and major land
developments. Sidewalks and curbs shall be installed along all proposed
public and private streets, common driveways and common parking areas,
except when this requirement is waived at the discretion of the Township
Supervisors upon recommendation of the Township Planning Commission.
B.
Regardless of the size of the land development proposal, sidewalks
and curbs shall be required whenever they have a potential to fill
a gap in an existing pedestrian network. Sidewalks shall only be waived
in those cases where the pedestrian access is dangerous or unlikely
based upon land use type. A request for waiver shall be accompanied
by a narrative explaining why sidewalks would not serve the proposed
development.
D.
Sidewalks shall not extend beyond the right-of-way line of public
streets or the equivalent right-of-way line of private streets unless
located in legal easements guaranteeing adequate pedestrian access.
E.
Sidewalks shall be provided in appropriate locations to provide safe
and efficient pedestrian access between parking areas and buildings
and between buildings in multibuilding land developments.
F.
Sidewalks shall be installed in conformity to any official sidewalk
district plan established by resolution of the Board of Supervisors
or Official Map of the Township.
G.
At corners and pedestrian street-crossing points, sidewalks shall
be extended to the curbline with an adequate apron area for anticipated
pedestrian traffic. Accessible ramps will be installed at the curb.
H.
The grades and paving of sidewalks shall be continuous across driveways,
except in certain cases where heavy traffic volume dictates special
treatment.
I.
The thickness and type of construction of all sidewalks, curbs and
gutters shall be in accordance with Township specifications.
J.
If, for any reason, an interim waiver of these requirements is made,
a sufficient guaranty shall by posted for the eventual installation
of these items, subject to approval by the Township, upon recommendation
of the Solicitor and professional consultants.
A.
All land developments shall submit a plan showing the proposed location
and type of any exterior lighting.
B.
All lighting shall be aimed, located, designed, fitted and maintained
so as not to present a hazard to drivers or pedestrians by impairing
their ability to safely traverse and so as not to create a nuisance
by projecting or reflecting objectionable light onto a neighboring
use or property. The Township may require additional information regarding
the luminosity and fixture type of any proposed outdoor lighting to
ensure this standard is met.
C.
For the lighting of predominantly horizontal surfaces, such as, but
not limited to, parking areas, roadways, vehicular and pedestrian
passage areas, merchandising and storage areas, automotive fuel-dispensing
facilities, automotive sales areas, loading docks, culs-de-sac, active
and passive recreational areas, building entrances, sidewalks, bicycle
and pedestrian paths, and site entrances, fixtures shall be aimed
straight down and shall meet IESNA full cutoff criteria.
D.
For the lighting of predominantly nonhorizontal surfaces, such as,
but not limited to, stairways, facades, landscaping, signs, billboards,
fountains, displays and statuary, fixtures shall be fully shielded
and shall be installed and aimed so as to not project their output
into the windows of neighboring residences, adjacent uses, past the
object being illuminated, skyward or onto a public roadway.
E.
Directional fixtures such as floodlights and spotlights shall be
so shielded, installed and aimed that they do not project their output
into the windows of neighboring residences, adjacent uses, past the
object being illuminated, skyward or onto a public roadway or pedestrian
way. Floodlights, whether building-mounted, placed upon a pole, or
otherwise installed above grade on residential properties, except
when motion-sensor actuated, shall not be aimed out more than 45°
from straight down. When a floodlight creates glare as viewed from
an adjacent residential property, the floodlight shall be required
to be re-aimed and/or fitted with a shielding device to block the
view of the glare source from that property.
F.
Electrical feeds for lighting standards shall be run underground,
not overhead, and shall be in accordance with the National Electrical
Code (NEC) Handbook.
G.
Poles supporting lighting fixtures for the illumination of parking
areas and located directly behind parking spaces, or where they could
be hit by snowplows or wide-swinging vehicles, shall be placed a minimum
of five feet outside paved area or tire stops, or placed on concrete
pedestals at least 30 inches high above the pavement, or suitably
protected by other Township-approved means.
H.
Interchange area lighting design standards. Lighting plans in these
areas shall include the following:
(1)
For developments of greater than 5,000 square feet of gross floor
area or proposing parking lots of at least 10 vehicles, a ten-foot-by-ten-foot
illuminance grid (point-by-point) plot of maintained horizontal footcandles
overlaid on the site plan, plotted out to 0.0 footcandles, which demonstrates
compliance with the light trespass, illuminance and uniformity requirements
as set forth in this chapter or as otherwise required by the Township.
When the scale of the plan, as judged by the Township, makes a ten-foot-by-ten-foot
grid plot illegible, a larger grid spacing may be permitted.
(2)
Description of the proposed equipment, including fixture catalog
cuts, photometrics, glare reduction devices, lamps, on/off control
devices, mounting heights, pole foundation details, pole protection
means and mounting methods.
(3)
When landscaping plans are involved, they shall contain the lighting
fixture locations and shall demonstrate that the site lighting and
landscaping have been coordinated to minimize conflict between vegetation
and intended light distribution, both initially and at vegetation
maturity.
(4)
Lighting shall be installed on all parking lots for five or more
vehicles and all private streets and driveways to the following standards:
I.
Rural design area lighting standards. In addition to general design
criteria in this section, land developments in the rural design areas
shall meet the following criteria: with the exception of a single
pole light for purposes of security, fixtures shall not be mounted
in excess of 15 feet above finished grade of the surface being illuminated.
"Mounting height" shall be defined as the distance from the finished
grade of the surface being illuminated to the optical center of the
luminary.
Land development plans subject to this chapter shall illustrate
the location of all freestanding signs upon the plan submittal. The
following subsections must be complied with pursuant to the land development
process to ensure adequate sight distance, access to light and air,
and minimal uniform standards for proposed improvements:
A.
The development plan shall show precisely the location of all freestanding
sign structures relative to the location of ingress/egress areas,
buildings, parking, rights-of-way, utility easements, and neighboring
property lines. No proposed sign shall encroach upon an airport hazard
area, airport easement, a public or private right-of-way, or an easement.
B.
To protect neighboring properties' access to light and air, as well as ensuring safe vehicular sight distances, all freestanding signs shall be set back from utility easements at least 10 feet. Freestanding signs shall meet all dimensional requirements of Chapter 425, Zoning, and shall adhere to zoning regulations of the Township.
A.
Purpose.
Landscaping shall be provided as part of site plan design for all
land developments. It shall be conceived in a total pattern throughout
the site, integrating the various elements of the site design, preserving
and enhancing the particular identity of the site, promoting water
quality through groundwater recharge and creating a pleasing site
character. Areas proposed for landscaping shall clearly indicate their
use as screening, buffering or open space or other purposes. Any proposed
change to a landscaped area for other improvements may require an
amendment to the approved site plan.
B.
Landscaping may include plant materials such as trees, shrubs, ground covers, perennials, and annuals, and other materials such as rocks, water, sculpture, art, walls, fences, paving materials, and street furniture. However, no element of landscaping in any proposed land development plan shall be construed to serve as a sign, as regulated by Chapter 425, Zoning.
C.
In nonresidential developments, all areas of the site not occupied
by buildings and required improvements shall be landscaped by the
planting of grass or other ground cover, shrubs, and trees as part
of the landscape plan approved by the Township.
D.
Planting specifications. Deciduous trees shall have at least a two-inch
caliper at planting as measured four feet above grade. Size of evergreens
and shrubs shall be allowed to vary depending on setting and type
of shrub. All plant materials such as trees, shrubs, and ground covers
shall be planted according to accepted horticultural standards. Dead
and dying plants shall be replaced by the developer during the following
planting season.
E.
Plant species. The plant species selected should be hardy for the
particular climatic zone in which the development is located and appropriate
in terms of function and size.
F.
Landscape plan. A landscape plan shall be submitted with each site
plan application, unless a modification is granted. The plan shall
show where any existing vegetation is to be preserved and areas proposed
for additional landscaping or buffering improvements. Where existing
plantings are to be retained, the applicant shall include in the plans
proposed methods of protecting them during construction.
A.
Street furniture, such as but not limited to trash receptacles, benches
and decorative fences, shall be located and sized in accordance with
function.
B.
The different street furniture components shall be compatible in
form, material and finish. Design and materials shall be coordinated
with existing and proposed site architecture. Selection of street
furniture shall take into consideration function, durability, use
of recyclables in manufacturing, maintenance and long-term cost.
C.
Garbage and trash containers. All plans shall identify trash collection
areas of sufficient size for the proposed development. Containers
shall be tightly covered and secured in side or rear yards hidden
from public view and from adjacent properties by means of a solid-face
fence or wall.
A.
Water supply and sewage disposal. Every dwelling unit and each commercial
business and every public or semipublic building with electrical service
shall be provided with a water supply of sufficient quality, quantity
and pressure for the intended use. All development shall meet all
minimum water and wastewater standards of the Department of Environmental
Protection.
B.
An approved/executed nonbuilding waiver from the Pennsylvania Department
of Environmental Protection is required for all proposed nonbuilding
lots. A nonbuilding declaration must be included on the plan.
C.
All commercial and residential development located within the Tax
Increment Financing (TIF) District shall be required to connect into
the public water supply (defined herein as municipality owned and
operated) unless approved for an alternative system by the Township
Board of Supervisors.
D.
Sewage disposal. All commercial and residential development located
within the TIF District shall be required to connect into the public
sewage disposal system (defined herein as municipality owned and operated).
E.
For residential development located outside of the TIF District,
depending on the number of housing units or equivalent dwelling units
(EDUs), residential subdivisions and all land developments proposing
water under pressure shall be connected to an existing public water
supply system or sewage disposal system if public or community services
are available and have sufficient capacity within the following distances:
Size of Development Housing Units or EDUs
(units)
|
Distance to Existing System
(feet)
|
---|---|
1
|
150
|
2 to 4
|
500
|
5 to 15
|
1,000
|
F.
For residential developments located outside of the TIF District
with more than 15 units and located within one mile of an existing
system, adequate justification shall be provided as to why they shall
not provide a connection to the existing public water or sewer supply
system.
G.
For all commercial developments outside of the TIF District with
and located within one mile of an existing system, adequate justification
shall be provided as to why they shall not provide a connection to
the existing public water or sewer supply system.
H.
Fire hydrants. Fire hydrants shall be provided, spaced at distances
approved by the local Fire Department and installed according to all
state and federal regulations and standards.
I.
Underground wiring. All electric, telephone, television and other
communication lines, both main and service connections, servicing
new developments shall be provided by underground wiring within easements
or dedicated public rights-of-way and installed in accordance with
the prevailing standards and practices of the utility or other companies
providing such services. Utility easements not located adjacent to
street rights-of-way shall be at least 15 feet in width, or greater,
if specified by the applicable utility.
J.
Stormwater management. Storm sewers, culverts, sumps, and related installations shall be provided to permit the unimpeded flow of natural watercourses, to ensure the drainage of all low points along the lines of streets and to intercept stormwater runoff along streets at intervals reasonably related to the extent and grade of the area drained. In designing the drainage system, the developer shall adhere to the requirements of Chapter 358, Stormwater Management, of the Township, and all Township construction specifications.
[Added 3-2-2021 by Ord. No. 2-2021]
A.
The following standards shall exclusively apply to all land development
determined and designated to be a solar energy facility by the Zoning
Officer. Notwithstanding all other applicable standards applying to
such facilities, the most restrictive shall be supreme.
B.
The applicant shall demonstrate through project planning and proposed
mitigation that a proposed facility's impacts will be minimized
for surrounding properties and the community. This may include, but
not be limited to, information regarding site selection, facility
design or appearance, buffering, and screening of ground-mounted electrical
and control equipment.
C.
Noise from any solar energy facility shall not exceed 15 decibels
at the lot line, unless all affected adjacent property owners shall
have executed a nondisturbance easement, covenant, or consent which
has been recorded in the office of the Recorder of Deeds of Mercer
County. Methods for measuring and reporting acoustic emissions from
the facility shall be equal to or exceed the minimum standards for
precision described in AWEA Standard 2.1 - 1989, titled "Procedures
for the Measurement and Reporting of Acoustic Emissions from Wind
Turbine Generation Systems Volume I: First Tier."
E.
Solar energy facilities shall not be artificially lighted, except
to the extent required by the Federal Aviation Administration or other
applicable authority that regulates air safety.
F.
Solar energy facilities shall not display advertising, except for
reasonable identification of the facility manufacturer.
G.
Transmission and power lines shall be placed underground or out of
sight.
H.
Where installed on the roof of a building, no solar energy facility
shall be installed such that more than 50% of each roof area is covered
by the facility.
I.
No facility shall be attached to a tree or any other natural object
or structure not intended to support such a facility, except that
facilities may be appropriately attached to buildings capable of accommodating
them.