Township of Lancaster, PA Article VI Design Standards

§ 243-26 General standards.

A. The developer shall install, at no expense to the Township, all required improvements in accordance with the design standards set forth in this article.

B. The Board of Supervisors may, at its discretion, modify improvement design standards where the developer presents clear and convincing proof that unusual conditions exist, normal application of the design standard requirements would jeopardize the public safety or the safety of any occupants of the plan, subdivision or abutting properties, or the required design standards impose a clear hardship on the developer through no fault created by the developer.

C. The Township Engineer shall inspect the installation of all required improvements under bond in all approved subdivision and/or land development plans while they are being constructed and upon completion.

D. The design standards contained in this article are considered to be minimum standards.

E. Land susceptible to flooding or exceptionally high water table, or underlaid by unstable subsurface conditions, steep or unstable slopes, or impacted by the presence of high-voltage electric or high-pressure gas or oil transmission lines shall not be approved for subdivision or land development, unless the plan proposes safeguards adequate, in the opinion of a registered professional engineer, to protect the general public and adjacent property owners.

F. The subdivision of a tract of land shall not leave remaining any portions that are landlocked or parts that are not designated as lots, streets, or lands dedicated for public use, or land to be retained by the owner of the tract without reasonable access.

G. All required information shall be submitted in a form and at the scale specified in this article.

§ 243-27 Monuments.

A. Monuments shall be set permanently at the intersection of all lines forming angles in the boundary of the subdivision or land development and at the intersection of all street lines. Permanent markers shall be placed prior to construction.

B. All lot corner markers shall be noted on the subdivision plans.

C. Monuments shall be made of precast concrete with a minimum diameter of six inches and a minimum length of 30 inches, and shall be set flush with the finished grade. A brass pin shall be set in the top of each monument and scored or marked to indicate the exact point of crossing of the intersecting lines.

D. Markers shall consist of magnetic metal pipes or bars at least 24 inches long and not less than 3/4 inch in diameter, and shall be set flush with the finished grade. They shall be scored to indicate the exact point of crossing of intersecting lines.

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

§ 243-28 Streets.

A. Local streets in a new development shall be designed to discourage through traffic.

B. Rights-of-way or designated areas shall be extended to the boundaries of the development where such street extension may connect to an existing or recorded street in an adjacent subdivision or development, or represents a logical connection into undeveloped adjacent land because of topography or shape of the adjacent land.

C. Streets shall be logically related to the topography so as to produce usable lots or areas for development, reasonable grades and preserve the amenities of the site.

D. Where a subdivision or development abuts or contains an existing or proposed major street, the Township may require marginal access streets, reverse frontage lots or such treatment as will provide protection for abutting properties, reduction in the number of intersections with the major traffic streets, or separation of local and through traffic.

E. If the lots in the development are large enough for resubdivision, or if a portion of the tract is not subdivided, suitable access and street openings for such resubdivision shall be provided.

F. General design criteria.[1]

[1] Editor's Note: The General Design Criteria Table is included as an attachment to this chapter.

G. Normally, only one street shall be permitted from a subdivision onto an arterial or collector street. However, two or more streets may be permitted if they will improve the traffic circulation and safety.

H. The right-of-way of existing roads shall be shown by dotted lines. The area between the existing and proposed right-of-way lines should be marked "road widening."

I. Where an existing street traverses or abuts the development, the entire right-of-way and cartway required by these regulations shall be provided. Minor subdivisions are excluded from having to extend the cartway.

J. The right-of-way must be measured from the center line of the existing roadway.

K. Culs-de-sac. Cul-de-sac streets shall be permitted only when it is clear that through traffic at such a street end is not essential to the street system in that area. In general, cul-de-sac streets may be located on a street that is a minimum of 250 feet in length to a maximum of 600 feet in length, provided that there is a cartway 80 feet in diameter in the turnaround and a right-of-way diameter of 100 feet. All streets with only one end open to traffic shall be culs-de-sac. Dead-end streets with no turnaround shall not be permitted.

L. Intersections.

(1) Intersections. Intersections involving the junction of more than two streets, public or private, or access drives are prohibited.

(2) Intersections involving arterial and collector streets shall be located no closer than 1,000 feet from the nearest intersection, measured from center line to center line, along the center line of the arterial or collector street being intersected. Intersections involving local streets opening onto the opposite sides of existing or proposed local/collector streets shall be designed to directly align and shall be located no closer than 1,000 feet from the nearest intersection, measured from center line to center line, along the center line of the street being intersected. Intersections involving local streets opening onto the same side of an existing or proposed local/collector street shall not be located closer than 1,000 feet from the nearest intersection, measured from center line to center line, along the center line of the street being intersected.

(3) Stopping site distance. Proper safe stopping sight distance shall be provided with respect to both horizontal and vertical road alignments at all intersections. The minimum safe stopping site distance and available site distance for each intersection shall be shown on all plans. Sight distance at intersections shall be such to provide the following minimum stopping distance for a vehicle traveling on an approaching street which has no stop or signal control.

(a) The available sight distance in each direction shall equal or exceed the stopping sight distance computed from the following formula:

SSSD = 1.47(V)(t) + [(V²)/((30)(f±G))]

Where:
	SSSD	=	Minimum safe stopping sight distance (feet)
	V	=	Velocity of vehicle (miles per hour), based on a minimum speed of the posted speed limit plus 5 mph
	t	=	Perception time of driver (2.5 seconds)
	f	=	Wet friction of pavement (0.30).
	G	=	Percent grade of roadway divided by 100

(b) The correct measurement of available sight distance at each proposed street intersection shall be the responsibility of the applicant. For the purpose of measuring available sight distance, the height of the driver's eyes shall be 3.5 feet above the road surface, and the height of the object shall be 3.5 feet above the road surface. The lateral placement of vehicles on the roadway and at the proposed access point shall be consistent with the operation of the access and roadway. For each direction, the shortest of the following measurements shall be considered the available sight distance for that direction:

[1] The maximum length of roadway along which a driver at the proposed street intersection can continuously see another vehicle approaching on the roadway. The driver's eyes at the proposed point of access shall be 10 feet back from the near edge of the closest travel lane in the center of the intersection land.

[2] The maximum length of roadway along which a driver on the roadway can continuously see a vehicle which is located in his travel lane on the roadway in order to make a left turn into the proposed access or as a result of a left or right turn out of the proposed access.

[3] The maximum length of roadway along which the driver of a vehicle intending to make a left turn into the proposed access can continuously see vehicles approaching from the other direction. This is measured from the point where the left turning vehicle stops.

(4) Clear site triangle. There shall be provided and maintained at all intersections a clear sight triangle with a line of sight between points 100 feet from the intersection of the 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.

CLEAR SIGHT TRIANGLE

M. Vertical curves.

(1) All changes in street grade for local streets shall be connected by a vertical curve having a minimum length of not less than 100 feet. Changes of street grade for collector streets shall be connected by a vertical curve having a minimum length of not less than 200 feet, while changes of street grade for major streets shall be connected by a vertical curve having a minimum length of not less than 400 feet, determined after consultation with PennDOT.

VERTICAL CURVES

(2) Where the grade of any street at the approach to an intersection exceeds 5%, a leveling area shall be provided with a transitional grade not to exceed 2% for a distance of 25 feet from the nearest right-of-way line of the intersection.

N. Reverse curves. Reverse curves shall have a minimum transient between them of:

(1) Arterial streets: 300 feet.

(2) Collector streets: 150 feet.

(3) Marginal access streets: 150 feet.

(4) Local streets, commercial: 150 feet.

(5) Local streets, residential: 75 feet.

O. Additional right-of-way required. Provisions for additional street width (right-of-way) may be required by the Board of Supervisors in specific cases for public safety and convenience; for parking in commercial and industrial areas and in areas of high density residential development; and for widening existing streets (right-of-way) where the width does not meet with the preceding requirements.

P. Private streets.

(1) Plans proposing new private streets or proposing extensions to existing private streets shall not be approved unless:

(a) There shall be no more that one private street in the entire subdivision.

(b) The proposed private street shall have a minimum right-of-way width of 50 feet.

(c) There shall be no more than two dwellings accessing a private street.

(2) Further subdivision or development in subdivisions with existing private streets shall not be approved unless and until all existing private streets in the subdivision are paved and brought into compliance with the requirements of this chapter and are dedicated for public use.

(3) Private streets shall not be used for nonresidential purposes.

(4) Preliminary and/or final plans proposing new private streets, extensions to existing private streets and/or further development in subdivisions with existing private streets shall include language substantially similar and in compliance with the private road/street notice (B-12) in Appendix B.

[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]

Q. Grading.

(1) Streets shall be graded to street profile grades and cross sections as established on and presented with the preliminary plats and as approved by the Township Board of Supervisors. Street cross sections shall be in accordance with standards and specifications established by the Township.

(2) Streets shall be graded to the full width of the street right-of-way and slopes a minimum of two feet to one foot shall be constructed, commencing at the street right-of-way and extending on to the lots of properties adjoining the street right-of-way; this applies to both cut and fill sections.

(3) Subgrade of streets shall be brought to the proper grade and contour and shall be rolled and cross-rolled using compaction equipment meeting the requirements of Form 408 (PennDOT form). Where subgrades displaying pronounced elasticity of deformation under rolling equipment are found and stability cannot be obtained, the unsuitable material shall be removed and replaced until the subgrade is suitably stabilized.

(4) No base course shall be placed until the street subgrade has been inspected and approved by the Township Engineer.

(5) All of the required improvements specified in this section shall be installed by the developer in accordance with Township Standard Details, Specification or Guidelines, as established and adopted by the Board of Supervisors, and the appropriate sections of Form 408.

(6) In all respects in which the standards for required street improvements are not set forth herein or specified by the Board of Supervisors hereunder, the applicable standard requirements of the Pennsylvania Department of Transportation, Form 408, shall govern, and all work shall be performed in the manner prescribed in the standard specifications for road construction of said Department for the type of construction under consideration.

R. Underdrainage.

(1) In areas where, in the opinion of the Township Engineer, springs, poor soil drainage conditions, wet-weather springs or where conditions exist that underground drainage is necessary to properly protect the proposed street pavement, there shall be constructed pipe underdrain, stone underdrain or subgrade drains according to current PennDOT Specifications, Standards or Township Drawings, subject to approval of drawings by the Township Engineer.

(2) If, during construction, unknown poor drainage conditions are encountered by the owner, he shall notify the Township Engineer and correct such conditions encountered at the direction of the Township Engineer to his complete satisfaction.

(3) Permanent pipe underdrain of a size, depth, width, and slope as determined by the Township Engineer shall be installed on the upper or high side and all cut areas where they are required or necessary to prevent the infiltration of water under the paved roadway.

S. Curbing.

(1) Type of curb used and location required to be determined by the Board of Supervisors and subject to approval of the Township Engineer before installation of the same. Curb design and materials of construction shall meet the requirements of PennDOT Form 408 and PennDOT Standards for Roadway Construction Series RC-0 to 100.

(2) Concrete curbs (straight) shall be in accordance with standards and specifications established by the Township.

(3) Bituminous curbing shall be wedged construction and installed on both sides of the street in accordance with standards and specifications established by the Township.

T. Base course.

(1) The base course shall be constructed to lines, grades and cross sections as approved with all materials used and all construction requirements performed in conformity with the latest edition of the PennDOT Form 408 and consist of a subbase course as follows:

[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]

(a) Prior to placing stone, a Class 4 geotextile fabric shall be placed on the subsurface surface.

(b) A crushed aggregate subgrade course (AASHTO No. 1) with a compacted thickness of not less than eight inches in depth, all in accordance with Form 408 if required by the Township Engineer.

(c) A crushed aggregate subbase course (2A) with a compacted thickness of not less than eight inches in depth, all in accordance with Section 350, "Subbase," of Form 408.

(d) Four inches of 25-mm binder Superpave, all in accordance with Section 305.

[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]

(e) A bituminous seal course using FJ-1 bituminous material with a compacted depth of one inch, all in accordance with PennDOT Form 408, current edition, Section 422, "Bituminous Wearing Course FJ-1," or two inches of 19-mm binder Superpave shall be installed on the bituminous concrete base course for use during construction phase of development.

(2) The base course shall be installed and constructed in accordance with standards and specifications established by the Township.

U. Pavement wearing course.

(1) Installation of the final pavement wearing course shall be completed, to the extent practicable, to minimize construction traffic on the final surface. All damaged base course shall be replaced using same depth and materials specified herein in Subsection T. Any uneven course shall be leveled with a bituminous leveling course. All repairs shall be completed and approved by the Township Engineer prior to the placement of the final wearing course.

(2) The pavement wearing course shall be constructed to lines, grades and cross sections, as approved, with all materials used and all constructions requirements performed in conformity with the latest editions of PennDOT Form 408. One and one-half inches of 9.5-mm wearing Superpave, all in accordance with the latest edition of PennDOT Form 408, shall be constructed on the bituminous concrete base course.

[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]

(3) The pavement wearing course shall be installed and constructed in accordance with standards and specifications established by the Township.

V. Reinforced cement concrete pavement.

(1) Base course.

(a) The base course shall be constructed to lines, grades and cross-sections as approved with all materials used and all construction requirements performed in conformity with the latest edition of PennDOT Specifications Section 501.3(e) and Table 2.1 of PennDOT Publication 70 and consist of a subbase course for reinforced cement concrete pavement, including a crushed aggregate subbase course with a compacted thickness of not less than seven inches in depth.

(b) The base course shall be installed and constructed in accordance with standards and specifications established by the Township.

(2) Pavement wearing course.

(a) The pavement wearing course shall be completed, to the extent practicable, to minimize construction traffic on the final surface. All damaged base course shall be replaced using same depth and materials specified herein in Subsections T and U. Any uneven base course shall be leveled with a bituminous leveling course. All repairs shall be completed and approved by the Township Engineer prior to the placement of the final wearing course.

(b) The reinforced cement concrete pavement wearing course shall be constructed to lines, grades and cross sections as approved with all materials used and all constructions requirements performed in conformity with the latest editions of PennDOT Specification Section 500 and Table 2.1 of PennDOT Publication 70. A reinforced cement concrete course with a thickness of not less than six inches in depth shall be constructed on the subbase course as specified herein in Subsections T and U.

(c) The pavement wearing course shall be installed and constructed in accordance with standards and specifications established by the Township.

W. Sidewalks.

(1) Sidewalks shall be provided when considered necessary by the Township and approved by the Board of Supervisors for protection of the public, or wherever it is determined that the potential volume of pedestrian traffic requires that sidewalks be installed.

(2) Sidewalks shall be of portland cement concrete 3 1/2 inches in thickness except at driveways, where they shall be minimum of six inches in thickness underlain by a base course of four inches of crushed stone. Sidewalks shall be a minimum of five feet in width exclusive of the width of the curb in the manner approved in the preliminary plat.

[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]

(3) Sidewalks shall be required in all commercial subdivisions, residential subdivisions of 10 lots or greater, land developments, and multifamily developments and when required by Chapter 300, Zoning. Sidewalks shall be placed in accordance with the Township standards. Sidewalks should line up with walks in adjoining subdivisions. Sidewalks shall be provided where streets of a proposed subdivision are extensions of existing streets having sidewalks on one or both sides.

(4) Walking and bicycling paths shall be provided where possible, linking internal common open space areas with peripheral open space areas and adjacent neighborhoods.

X. Driveways and entrance structures.

(1) All driveways shall be designed and installed to provide a smooth transition to the paved roadway. No driveway shall be installed with a projecting lip or other feature that may interfere with roadway plowing, drainage and or maintenance.

(2) No permanent structures shall be constructed within the road right-of-way.

(3) Driveways shall be located as to provide minimum safe stopping sight distance at intersections with streets and shall not be located within any required clear sight triangle in accordance with Subsection L(4). Access should be provided to the street of lesser classification when there is more than one street classification involved. Driveway locations shall be delineated on all plans. The clear site distances on either side of the driveway shall be provided on the plan. Site distances shall be in accordance with PennDOT guidelines for driveways at a speed of 35 mph unless otherwise noted.

(4) All driveways and entrance structures shall be maintained by the property owner.

(5) All driveways will require a permit from the Township prior to installation or modifications.

Y. Snow chutes. Snow chutes shall be provided at the ends of culs-de-sac and other locations deemed necessary by the Township for storing snow. These snow chutes should be located within a public easement.

Z. The developer may choose to have streetlights installed in the subdivision or land development as the development is opened. The developer shall be responsible for the payment for the streetlighting installation as determined by the electric utility. The streetlighting installation shall conform to accepted engineering safety standards and the available equipment used by the electric utility. All maintenance and operations costs shall be the responsibility of the developer, homeowners' association, or property owner. Streetlighting shall be provided at the entrance of the development when required by the Board of Supervisors.

§ 243-29 Street names and signs.

A. Street name signs shall be placed at all street intersections within the development and at the intersection of existing streets and streets entering the development. Their design and location shall be approved by the Township and shall be provided and installed by the developer.

B. Streets that are extensions, or obviously in alignment with existing named streets, shall bear the name of the existing streets. All street names shall be subject to the approval of the Board of Supervisors.

C. The developer shall submit proposed street names to the County 911 system for approval.

§ 243-30 Easements.

A. Easements for public service utilities, access, or drainage shall be a minimum of 20 feet, unless otherwise noted. No structure or obstruction of any kind shall be placed or allowed to be placed where it will interfere in any way with an easement.

B. The minimum distance from a low-pressure natural gas line to a dwelling need be only such distance as required by the applicable transmission or distribution company. There shall be no less than a minimum distance of 50 feet, measured in the shortest distance, between each proposed dwelling and the center line of any petroleum or petroleum products, or natural gas transmission or high-pressure line which may traverse the subdivision or development. This requirement may be waived or reduced where topographic conditions decrease the hazards involved.

C. Drainageway. Where a subdivision or development is traversed by a drainageway, watercourse, channel or stream, there shall be provided a drainage easement conforming substantially with the waterline of such drainageway, watercourse, channel or stream, and of such width as will be adequate to preserve the unimpeded flow of natural drainage, or for the purpose of widening, deepening, relocating, improving or protecting such drainage facilities or for the purpose of installing a storm sewer.

§ 243-31 Lots and blocks.

A. Lot and block requirements for proposed subdivisions and land developments submitted to the Township shall be in conformance with the following requirements:

(1) Lot requirements:

(a) Lot boundary lines. Lot boundary lines shall be perpendicular to, parallel to, or radial to street lines, as the case may be.

(b) Lot areas. The size of lots shall conform to the requirements of Chapter 300, Zoning.

(c) The size of lots may need to be increased according to the results of soil percolation tests as performed by the Township's Sewage Enforcement Officer (SEO). In all areas of the Township where on-lot sewage disposal is planned, the developer should consult the Soil Survey for Butler County and/or the Natural Resources Conservation Service before establishing lot sizes and designing a subdivision or land development.

(d) Building line (setback). Setback lines shall conform to the requirements of Chapter 300, Zoning.

(e) Double frontage and reverse frontage lots. Double frontage and reverse frontage lots should be avoided except where essential to provide separation of residential development from traffic arteries or to overcome specific disadvantages of topography and orientation. A planting screen easement of at least 10 feet, across which there shall be no right of access, shall be provided along the line of lots abutting such a traffic artery or other disadvantageous use.

(f) Lots on a curve or cul-de-sac. The arc distance on the street right-of-way shall be not less than 35 feet, and the minimum lot width shall be measured along the building line.

(g) Front on public street or private street. All lots, tracts or parcels of land shall abut by their full frontage on a street dedicated for public use, a public street, or a private street. Lots, tracts, or parcels of land abutting a private street, not dedicated for public use, shall not be approved, except that undeveloped lots, in existence prior to enactment of this chapter, abutting by their full frontage on a private street in existence prior to enactment of this chapter and not dedicated for public use may be approved. Private streets that were in existence prior to enactment of this chapter and not dedicated for public use shall not be extended to permit additional lot development.

(h) Every lot shall have access adequate for the use of public safety vehicles and other public and private purposes.

(i) No lot shall have access to arterial or collector streets unless approved by the Township when no other alternative is possible.

B. Flag lots.

(1) Flag lots shall not be created when lots can be designed to provide the full required minimum lot width directly along a public street.

(2) Plans proposing the subdivision or resubdivision of a lot, tract or parcel of land resulting in the creation of more than one flag lot in the entire subdivided lot, tract or parcel of land shall not be approved.

(3) The "pole" segment, or access portion, of the flag lot shall maintain a minimum width of 50 feet and shall not change direction more than once. The area of the pole segment shall not be included with the "flag" segment or the body of the lot in satisfying the minimum area, yard, dimensional and parking requirements of Chapter 300, Zoning. The cartway located within the pole segment shall maintain a six-foot setback from the property line. No portion of the pole segment shall be used for on-site sewage disposal or improvements other than for access.

(4) The "flag" segment of the lot must comply with all area, yard, dimensional and parking requirements of Chapter 300, Zoning. The lot line which is most parallel to the street that provides access shall be designated as the front yard of the flag segment.

C. Block requirements.

(1) In general, all blocks in a subdivision shall have a maximum length of 1,600 feet and shall not be less than 250 feet in length. Blocks subdivided into lots shall be two lot depths in width, except lots along a major arterial which front on an interior street.

(2) In commercial development or areas, the block layout shall conform, with due consideration to site conditions, to the best possible layout to serve the buying public, to permit good traffic circulation and the parking of cars, to make delivery and pickup efficient, to minimize the number of traffic entrances and exits on the property, and to reinforce the best design of the units in the commercial areas.

(3) The block layout in industrial areas shall be governed by the most efficient arrangement of space for present and future expansion, with due regard for worker and customer access parking and site conditions.

(4) A pedestrian right-of-way at least 10 feet wide may be required by the Township near and through the center of every block over 1,000 feet long and shall have a paved width of four feet. A pedestrian right-of-way may also be required in large blocks with interior parks and playgrounds, along exceptionally long blocks where access to a school and/or shopping center or other pedestrian destination is necessary.

§ 243-32 Water supply systems and fire hydrants.

A. Where public water is available adjacent to or within 500 feet of the subdivision or land development, the developer shall connect to the public water system, and a letter of intent from the water utility shall be filed with the Board of Supervisors, stating:

(1) That the development can be served with an adequate water supply;

(2) That sufficient static and flow pressures for fire protection are available at peak demand; and

(3) That the proposed plans for the water supply system have been designed to meet the requirements of the water utility.

B. Where the subdivision or land development occurs in an area that has been designated by the Township or by the authority or by the company serving it as an area to be connected within a period of two years, the Board of Supervisors may require the developer to construct the necessary water mains and provide an interim water supply.

C. All water supply systems shall meet the requirements of the County and Pennsylvania Department of Environmental Protection.

D. Water distribution lines shall be not less than six inches in diameter.

E. If a private water supply is permitted, individual private wells shall be located at least 25 feet from the property lines and shall maintain the minimum horizontal isolation distances specified in 25 Pa. Code § 73.13.

[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]

F. Fire hydrants shall be provided, spaced not farther apart than 1,000 feet, where connection has been or will be made to a public water system. Locations of hydrants shall be approved by the Chief of the Township's Fire Department.

§ 243-33 Sanitary sewage disposal.

A. Every structure in any subdivision or land development connected to a water supply shall also be connected to a sanitary sewage disposal system.

B. Where a public sewerage system exists adjacent to or within 500 feet of the subdivision or land development boundary, the developer shall connect to the public sewerage system and shall construct the necessary interceptors, collectors and laterals.

C. Within an area of the Township not having a public sewerage system, or within an area having a public sewerage system which is not accessible to the subdivision or land development, the subdivision or land development shall be provided with one of the following methods of sewage disposal:

(1) In areas of the Township not presently served by public sewers but in which they are proposed to be installed within a period of two years, the Supervisors may require that capped sewer mains and laterals be installed in addition to the required on-site facilities.

(2) On-lot individual sewage system installed in compliance with the Pennsylvania Department of Environmental Protection, "Standards for Sewage Disposal Facilities;" or if it is determined by the Township's Sewage Enforcement Officer (SEO) after adequate testing that on-lot individual sewage systems will not properly function, a complete sanitary sewer system to convey the sewage to a treatment plant to be provided in accordance with the requirements of the Pennsylvania Department of Environmental Protection, with provision for the maintenance of such system;

D. The plans for installation of a sanitary sewer system for the subdivision or land development shall be approved by the engineer of the sewerage system to which it will be connected and the Pennsylvania Department of Environmental Protection, its agents or assigns.

E. Specifications of any sewer pipe shall be as set forth in the Rules and Regulations of the Western Butler County Authority.

F. Storm sewers, footer drains and downspouts shall not be connected to sanitary sewers.

G. Before any sewer interceptor, collector, lateral, sewage treatment tank or subsurface absorption area is covered, it shall be inspected by the municipal engineer or municipal sewage enforcement officer for compliance with the approval plans and with the regulations of the Pennsylvania Department of Environmental Protection.

H. On-lot sewage disposal. If the Township approves installation of on-lot sewage disposal, 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 SEO shall perform or observe all tests required by Pennsylvania Department of Environmental Protection and this chapter for the location of an individual on-lot sewage system to confirm the suitability of the location.

I. The requirement of establishing a replacement location shall not be required for land developments where:

[Amended 9-21-2015 by Ord. No. 107]

(1) The land development is merely a lot line revision and there currently exists a nonmalfunctioning on-lot sewage system on the lots or the lot line revision involves nonbuilding lots; or

(2) Residential subdivisions of not more than three lots in accordance with § 243-11A are being sought.

(3) Each applicant shall demonstrate to the satisfaction of the Sewage Enforcement Officer and/or a Pennsylvania Department of Environmental Protection certified sanitarian 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 Sewage Enforcement Officer or sanitarian shall perform all tests required by Pennsylvania Department of Environmental Protection 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 subsection.

(4) All initial individual sewage systems and replacement areas shall be located on the same lot as the use it will serve and shall comply with setback distances, isolation distances, etc., of Title 25, Chapter 73, rules and regulations of the Department of Environmental Protection, as amended, and any other regulation of the Township. 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 initial and 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.

(5) The current minimum horizontal isolation distances in accordance 25 Pa. Code § 73.13 are listed as follows:

(a) Minimum horizontal isolation distances shown in Subsection I(5)(b) through (e) shall be maintained between the sewage disposal system and the features itemized except as provided by Section 72.33 (relating to well isolation distance exemption).[1] If conditions warrant, greater isolation distances may be required.

[1] Editor's Note: See 25 Pa. Code § 72.33.

(b) The minimum horizontal isolation distances between the features named and treatment tanks, dosing tanks, lift pump tanks, filter tanks and chlorine contact/storage tanks shall comply with the following:

[1] Property line, easement or right-of-way: 10 feet.

[2] Occupied buildings, swimming pools and driveways: 10 feet.

[3] An individual water supply or water supply system suction line: 50 feet.

[4] Water supply line under pressure: 10 feet.

[5] Streams, lakes or other surface waters: 25 feet.

[6] A cistern used as a water supply: 25 feet.

(c) The following minimum horizontal isolation distances shall be maintained between the features named and the perimeter of the aggregate in the absorption area:

[1] Property line, easement or right-of-way: 10 feet.

[2] Occupied buildings, swimming pools and driveways: 10 feet.

[3] An individual water supply or water supply system suction line: 100 feet.

[4] Water supply line under pressure: 10 feet.

[5] Streams, watercourses, lakes, ponds or other surface water: 50 feet (for the purposes of this article, wetlands are not surface waters).

[6] Other active on-lot systems: five feet.

[7] Surface drainageways: 10 feet.

[8] Mine subsidence areas, mine boreholes or sinkholes: 100 feet.

[9] Rock outcrop or identified shallow pinnacle: 10 feet.

[10] Natural or man-made slope greater than 25%: 10 feet.

[11] A cistern used as a water supply: 25 feet.

[12] Detention basins, retention basins and stormwater seepage beds: 10 feet.

(d) The following minimum horizontal isolation distances shall be maintained between the features named and the wetted perimeter of the spray field:

[1] Property lines, easements or rights-of-way: 25 feet.

[2] Occupied buildings and swimming pools: 100 feet.

[3] An individual water supply or water supply suction line: 100 feet.

[4] A cistern used as a water supply: 25 feet.

[5] Water supply line under pressure: 10 feet.

[6] Streams, watercourses, lakes, ponds or other surface waters: 50 feet (for the purposes of this article, wetlands are not surface waters).

[7] Mine subsidence, boreholes, sinkholes: 100 feet.

[8] Roads or driveways: 25 feet.

[9] Unoccupied buildings: 25 feet.

[10] Rock outcrop: 25 feet.

(e) The area within the wetted perimeter of the spray field may not be sited over an unsuitable soil profile.

(6) 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 approved by the Township or its authorized representative.

(7) 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. No permanent or temporary improvements of any character other than the planting of shrubs or other plant matter shall be constructed upon the replacement location unless the person who desires to construct such improvements shall demonstrate to the satisfaction of the Sewage Enforcement Officer that the proposed improvements will not prevent its use as a future location, or 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 Township. The newly designated replacement location shall thereafter be considered the replacement location for the purposes of this chapter.

(8) 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.

§ 243-34 Grading; erosion and sedimentation control.

A. Any proposed subdivision and/or land development shall be in conformance with the DEP (Department of Environmental Protection) regulations. If an erosion control or erosion and sedimentation control plan is required, it shall be submitted to the Township and the Butler County Conservation District for review and approval, unless a determination has been made by the Board of Supervisors and the Butler County Conservation District that a plan is not required.

B. In addition to preparing an erosion and sedimentation control plan, all persons undertaking an earthmoving activity for a subdivision or land development shall obtain a land disturbance permit before commencing any earthmoving activity, as required by Chapter 102 of the Rules and Regulations of the Pennsylvania Department of Environmental Protection, "Erosion Control." Where an earthmoving activity involves 25 acres or more, a land disturbance permit shall be obtained from the Pennsylvania Department of Environmental Protection after review of the permit application by the Lancaster Township Supervisors and the Butler County Conservation District. Where an earthmoving activity involves less than 25 acres, a land disturbance permit shall be obtained from the Butler County Conservation District, after review of the permit application by the Board of Supervisors.

C. Erosion and sedimentation control plan requirements. The erosion and sedimentation control plan shall be designed to prevent accelerated erosion and sedimentation and shall consider all factors which contribute to erosion and sedimentation, including, but not limited to, the following:

(1) The topographic features of the project area;

(2) The types, depth, slope, and areal extent of the soils;

(3) The proposed alteration to the area;

(4) The amount of runoff from the project area and the upstream watershed area;

(5) The staging or timetable of earthmoving activities;

(6) Temporary control measures and facilities for use during earthmoving;

(7) Permanent control measures and facilities for long-term protection;

(8) A maintenance program for the control facilities, including disposal of materials removed from the control facilities or project area; and

(9) Stream relocation or channelization.

D. The erosion and sedimentation control plan shall be prepared by a person trained and experienced in erosion and sedimentation control methods and techniques.

E. Erosion and sedimentation control measures and facilities.

(1) Erosion and sedimentation control measures and facilities shall as a minimum meet the standards and specifications of the Butler County Conservation District, and the standards and specifications of the Pennsylvania Department of Environmental Protection, "Erosion and Sediment Pollution Control Program Manual" and "Plan Development Checklists, Standard Worksheets, Details and Notes."

(2) All earthmoving activities should take place no earlier than 7:00 a.m. and no later than 9:00 p.m. in the Township.

F. Restoration. Upon completion of the earthmoving project, all areas which were disturbed by the project, including off-site borrow areas, shall be stabilized so that accelerated erosion will be prevented. Any erosion and sedimentation control facility required or necessary to protect areas from erosion during the stabilization period shall be maintained until stabilization is completed. Upon completion of stabilization, all unnecessary or unusable control facilities shall be removed, the areas shall be graded and the soils shall be stabilized.

G. Responsibility of the developer. It shall be the responsibility of the developer to submit the application for a land disturbance permit, accompanied by an erosion and sedimentation control plan and other required documents, and in addition:

(1) Whenever sedimentation is caused by stripping vegetation, regrading or other development, it shall be the responsibility of the developer causing such sedimentation to remove it from all adjoining surfaces, drainage systems and watercourses and to repair any damage at his expense as quickly as possible;

(2) Maintenance of all drainage facilities and watercourses within any subdivision or land development is the responsibility of the developer unless they are accepted by some other official agency, after which it becomes the responsibility of the accepting agency;

(3) It is the responsibility of the developer doing any act on or across a stream, watercourse or swale, or upon the floodplain or right-of-way thereof, to maintain as nearly as possible in its present state the stream, watercourse, swale, floodplain or right-of-way during the activity and to return it to its original or equal condition after such activity is completed;

(4) No developer shall block, impede the flow of, alter, construct any structure, or deposit any material or thing, or commit any act which will affect normal or flood flow in any stream or watercourse without having obtained prior approval from the Department of Environmental Protection, and/or Pennsylvania Fish and Boat Commission;

[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]

(5) Where a subdivision or land development 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 such width as will be adequate to preserve natural drainage; and

(6) Each developer which makes any surface changes shall be required to:

(a) Collect on-site surface runoff and dispose of it at a stabilized point of discharge into the common natural watercourse of the drainage area.

(b) Handle existing and potential off-site runoff through his development by designing to adequately handle stormwater runoff from a fully developed area upstream.

(c) Provide and install, at his expense, in accordance with the approved erosion and sedimentation control plan, all erosions and sedimentation control measures and facilities.

(7) The developer shall provide that no grading shall occur within 15 feet of any subdivision or land development boundary except as is needed for the entrance of streets.

(8) Maximum slopes. Site grading shall be designed and executed in accordance with the requirements of the soil erosion and sedimentation control plans and good engineering practice. No grading shall be completed having slopes in excess of two horizontal to one vertical unless an engineering analysis completed and sealed by a registered professional engineer is submitted for approval.

§ 243-35 Parking areas, internal driveways and off-street loading.

A. No on-street parking is permitted in the Township.

B. Compliance with § 243-37, Landscaping, is required.

C. All driveways and parking areas other than single-family shall have an aggregate base course, a bituminous binder course and a bituminous wearing course with sufficient structural strength to carry anticipated wheel loads.

D. Parking area standards.

(1) Slopes.

(a) Maximum 5% cross slope (along length of vehicle).

(b) Maximum 7% longitudinal slope (perpendicular to vehicle).

(c) Minimum 1% cross slope or longitudinal slope.

(2) Concrete mountable curbs. When required, mountable curbs shall be constructed to the standard in Sheet No. 7.

(a) Curb detail. When required, curbs shall be constructed to the standard in Sheet 1.

(3) Curb ramps. The location and design of all curb ramps for access by disabled persons shall be approved by the Engineer. Such approval does not represent compliance with the Accessibility Guidelines of the Americans with Disabilities Act.[1]

[1] Editor's Note: See 42 U.S.C. § 12101 et seq.

(4) Accessible parking sign. Parking spaces required or designated to be accessible for the physically challenged shall be identified by the installation of an accessible parking sign meeting the requirements of the Americans with Disabilities Act/American National Standard Institute.

(5) Concrete curb and gutter. When required, concrete curb and gutter shall be constructed to the standard in Sheet 9.

§ 243-36 Stormwater management.

[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]

See Chapter 229, Stormwater Management, for stormwater management provisions.

§ 243-37 Landscaping.

A. All areas of a lot not covered by buildings or impervious material shall be maintained as landscaped or natural areas.

B. There shall be no plantings between the roadway and sidewalk or in the site triangle that exceed two feet in height.

C. Off-street parking, perimeter screening.

(1) All off-street parking lots shall be screened around the perimeter abutting a street, entrance drive, internal street, or adjacent parking lot by a planting area that is a minimum of 10 feet wide and located immediately adjacent to the parking area.

(2) The perimeter screening shall include one deciduous tree, planted 30 feet on center, and a continuous row of deciduous shrubs, planted at a maximum of three feet on center. Shrubs shall not exceed a height of 42 inches at maturity.

(3) All perimeter screening vegetation shall be planted a minimum of three feet from the edge of the parking lot pavement to protect the vegetation from vehicle bumpers.

D. Off-street parking, interior.

(1) The following requirements shall be met in all parking lots that accommodate 15 or more parking spaces.

(2) Planting island. One planting island shall be provided for each 15 parking spaces, at a minimum, and at the end of each parking row, unless an end cap island is required.

(a) The pervious surface area of each island shall be 17 feet long and a minimum of 12 feet wide.

(b) Where two or more islands are required in a parking row, they shall be placed so that in no instance are the islands separated by more than 10 spaces.

(c) All planting islands shall contain, at a minimum, one deciduous street tree per planting island. The tree shall have a clear trunk at least six feet above the finished grade to allow vehicular circulation and visibility beneath the canopy.

(3) End cap planting island. An end cap planting island shall be required at the end of each row of parking to separate the rows of parking and drive aisles.

(a) The end cap planting islands shall meet all of the minimum requirements for planting islands.

(b) The pervious surface area of each end cap island shall be a minimum of 12 feet wide and shall be 15 feet in length for each row of parking, measured along the length of the adjacent parking space.

(4) Planting median. A planting median shall be placed between every third parking bay of adjacent parking bays, at a minimum, to prevent traffic movement across parking aisles.

(a) The planting median shall be a minimum of 15 feet wide and may include a sidewalk, where necessary for pedestrian circulation.

(b) The planting median shall contain the following vegetation, at a minimum:

[1] One deciduous tree, planted 35 feet on center, in a continuous or staggered row.

[2] Ten shrubs for every tree required, planted in rows or clustered groups.

(c) The planting median shall contain defined breaks, as necessary, to provide pedestrian circulation between bays of parking. The breaks shall allow for handicap accessibility from one side of the planting median to the other and onto the sidewalk within the planting median if a sidewalk is located within the median.

(5) Ground cover. In addition to any other required plantings, all parking lot planting areas shall be planted with turf grass, ornamental grasses (not exceeding twenty-four-inch at maturity), or other ground cover plant material. Mulch, stone, or similar materials may be used sparingly.

(6) Pervious surface. A minimum of 10% of parking lot area is required to be pervious within the interior of the parking lot.

(a) The pervious surface calculation shall include all pervious area within planting islands, end cap islands, and planting medians.

[1] Sidewalks within a planting median may be included in the pervious surface area calculation for the median.

(b) To calculate the amount of required pervious surface area, the impervious surface area shall include all parking spaces and drive aisles that access parking spaces.

(c) If the required minimum number and size of parking lot landscaping areas do not result in 10% of pervious surface, the 10% requirement shall be met by increasing the size and/or number of the required planting islands, end cap islands, or planting medians. Irregularly shaped areas of pervious surface shall not be permitted.

E. Building foundation plantings.

(1) Fifty percent of the length of a building facade that faces a street, internal street, parking lot or parking lot drive aisle shall include a foundation planting area immediately adjacent to the building.

(a) The foundation plantings may be reduced to a minimum of 25% of the length along a front building facade with two or more building entrances.

(b) Along a front building facade, raised planter boxes may be used in lieu of the minimum required foundation plantings along that facade, such that the planters provide the same square footage of planting area as the required foundation plantings would provide. The planters must be placed within the width of the facade.

(2) The foundation planting area shall be a minimum of six feet wide.

(3) Landscaping. The foundation planting area shall include, at a minimum, ornamental trees, evergreen trees, and shrubs, in addition to any annual or perennial vegetation.

(4) Ground cover. In addition to any other required plantings, all building foundation planting areas shall be planted with turf grass, ornamental grasses or other ground cover plant material. Mulch, stone, or similar ground cover materials are to be used sparingly.

F. Street trees.

(1) Street trees of a deciduous hardwood type, with a minimum caliper of 1 1/2 inches, when provided, shall be planted behind the sidewalk and outside of the right-of-way, provided the planting strip is a minimum of six feet wide. No street tree shall be located within 25 feet of any street intersection.

(2) Trees selected should cause minimum interference with underground utilities.

(3) The developer shall make maximum effort to save existing trees on the property, especially large and/or specimen trees existing throughout the plan.

G. Service area screening.

(1) Adequate screening shall prevent direct views of loading areas, trash bins, storage areas outside an enclosed building, service areas, and associated service driveways from adjacent properties or from the public or private right-of-way.

(2) Screening shall consist of opaque ornamental fencing, evergreen plantings, or decorative masonry walls that are architecturally compatible with the principal building. The height of the shrubs or wall shall be a minimum of six feet tall at the time of planting/construction.

H. Detention basins.

(1) Dry basin.

(a) The perimeter of all dry basins shall be planted with a landscaped buffer. For every 100 lineal feet of basin perimeter, the following minimum quantities and types of plant material shall be required:

[1] Five evergreen trees.

[2] Two ornamental trees.

[3] Three canopy trees.

(b) Plantings shall be installed so as not to interfere with the proper function of the basin. Plantings shall not be installed on any fill embankment or within 10 feet of the toe or top of a slope.

(2) Naturalized basin or wet pond.

(a) The perimeter of all naturalized basins or wet ponds shall be planted with a landscaped buffer. For every 100 lineal feet of basin perimeter to be buffered, the following minimum quantities and types of plant materials shall be required:

[1] Two evergreen trees.

[2] Two ornamental trees.

[3] One canopy tree.

(b) Plantings shall be installed so as not to interfere with the proper function of the basin. Plantings shall not be installed on any fill embankment or within 10 feet of the toe or top of a slope.

I. Steep slope vegetation.

(1) In order to protect hillsides exceeding 25% in slope, no vegetative cover may be removed from an existing slope greater than 25%, nor may a slope exceeding 25% be created, unless a program approved by the Township for reforestation of the disturbed areas is guaranteed.

(2) Number. At a minimum, the planting program shall include one tree per 300 square feet of slope exceeding 25%.

(3) Spacing. Tree spacing shall be such that the required trees are spaced evenly over the entire steep slope area.

(4) Size/type. All trees included in the planting program for steep slopes shall be a minimum of one-inch caliper in size, fast-growing, and native to Western Pennsylvania.