In addition to the standards in this Article VI, all subdivisions and land developments shall be designed in accord and comply with the applicable requirements of Chapter 400, Zoning.
A.
Application. The standards and requirements contained in this Article VI shall apply to all subdivisions and land developments and are intended as the minimum for the preservation of the environment and promotion of the public health, safety and general welfare; and then shall be applied as such by the Planning Commission and Board of Supervisors in reviewing and evaluating plans for all proposed subdivisions and/or land developments. Compliance with all standards shall be documented by the applicant at the time of initial application.
(1)
Planning. The development shall conform to the proposals and
conditions shown in the Polk Township Comprehensive Plan and any local
or regional plans adopted by the Township. The streets, drainage,
rights-of-way, school sites, public parks and playgrounds shown on
the officially adopted plan or the Township Official Map shall be
considered in the approval of all plans. In the case of major subdivisions
and land developments, the applicant shall submit a narrative detailing
how the development conforms to any applicable plan.
(2)
Effect of Official Map. All proposed streets and intersections,
water and sewer lines, stormwater facilities and other improvements
shall conform to the Polk Township Official Map in terms of layout,
existing and required rights-of-way, and coordination with reservations
identified on the Official Map for street widenings and improvements.
All improvements shall, to the greatest extent possible, be designed
to avoid encroachment on areas subject to the Official Map. In cases
where only a portion of a tract is being developed or dead end streets
are proposed, the Township may require future streets to be shown
to ensure connection to abutting tracts or existing streets.
(3)
Improvements, specifications. Additional improvements, or improvements
of more stringent specifications, may be required in specific cases
where, in the opinion of the Board of Supervisors, such specifications
are necessary to create conditions essential to the health, safety,
and general welfare of the citizens of the Township and/or to protect
the environment of the Township.
(4)
Hazard areas. Those areas which may present such hazards to
life, health or property as may arise from fire, flood or noise, or
are considered to be uninhabitable for other reasons shall not be
subdivided for building purposes unless the hazards have been eliminated
or the plans show adequate safeguards against the hazards. Sources
for determining and evaluating potential hazards may include historical
records, soil evaluations, engineering studies, expert opinions, standards
used by licensed insurance companies, and adopted regional, county
or local municipal policies.
(5)
Development design; remnants; neighboring development. All portions
of a tract being subdivided shall be taken up in lots, streets, open
lands, or other proposed uses, so that remnants and landlocked areas
shall not be created. The layout of a subdivision shall also be planned
with consideration for existing nearby developments or neighborhoods
so that they are coordinated in terms of interconnection of open space,
traffic movement, drainage and other reasonable considerations.
(6)
Natural features. Care shall be taken to preserve natural features
such as agricultural land, woodland and specimen trees, wetlands,
watercourses, views, and historical features, such as buildings and
stone walls, which will maintain the attractiveness and value of the
land. Damming, filling, relocating or otherwise interfering with the
natural flow of surface water along any surface water drainage channel
or natural watercourse shall not be permitted except with the approval
of the Township and, where appropriate, the PA DEP and the United
States Army Corps of Engineers.
(a)
Groundwater resources. This section is intended to ensure that
the Township's limited groundwater resources are protected for purposes
of providing water supplies for its residents and businesses, and
to protect the base flow of surface waters. These regulations shall
be applied in conjunction with those provided for in other sections
of this chapter, dealing with groundwater conservation and replenishment.
The proposed subdivision and land development of any tract shall be
designed to cause the least practicable disturbance to natural infiltration
and percolation of precipitation to the groundwater table, through
careful planning of vegetation and land disturbance activities, the
use of bioretention areas and infiltration trenches, and the placement
of streets, buildings and other impervious surfaces in locations other
than those identified on the existing resources and site analysis
plan as having the greatest permeability where precipitation is most
likely to infiltrate and recharge the groundwater.
(b)
Stream valleys, swales, springs and other lowland areas. Stream
valleys (which include stream channels and floodplains), swales, springs
and other lowland areas are resources that warrant restrictive land
use controls because of flooding hazards to human life and property,
groundwater recharge functions, importance to water quality, and the
health of aquatic communities and wildlife habitats. Such areas are
generally poorly suited for subsurface sewage disposal systems. Stormwater
management shall be provided in accord with Township stormwater regulations,
and the following activities shall be minimized:
[1]
Disturbance to streams and drainage swales.
[2]
Disturbance to year-round wetlands, areas with seasonally high
water tables, and areas of surface water concentration.
[3]
Stream valleys, swales and other lowland areas warrant designation
as conservation open space because of extreme limitations. They may
also require adjoining buffer lands to be included in the conservation
open space, to be determined by an analysis of the protection requirements
of such areas on a case-by-case basis. In certain instances, hydric
soils may be excluded from the conservation open space where it can
be demonstrated that they are suitable for low-density residential
uses and on-lot sewage systems.
(c)
Steep slopes. The purpose of steep slope regulations is to conserve
and protect those areas having steep slopes from inappropriate development
and excessive grading; to prevent potential dangers caused by erosion,
stream siltation, and soil failure; and to promote uses in steep slope
areas that are compatible with the preservation of existing natural
features, including vegetative cover by restricting grading of steep
slope areas. "Steep slope area" is defined and established as those
areas having an original, unaltered slope of 25% or greater. The establishment
of slopes shall be made by a topographic survey performed by a registered
surveyor, or other means acceptable to the Township.
(d)
Significant natural areas and features. Natural areas containing
rare or endangered plants and animals, as well as other features of
natural significance exist throughout the Township. Some of these
have been carefully documented (e.g., by the Statewide Natural Diversity
Inventory), whereas for others only the general locations are known.
Subdivision applicants shall take all reasonable measures to protect
significant natural areas and features either identified by the Township
Map of Potential Conservation Lands or by the applicant's existing
resources and site analysis plan by incorporating them into proposed
conservation open space areas or avoiding their disturbance in areas
proposed for development.
(7)
Historic structures and sites. Plans requiring subdivision and
land development approval shall be designed to protect existing historic
resources. The protection of an existing historic resource shall include
the conservation of the landscape immediately associated with and
significant to that resource, to preserve its historic context. Where,
in the opinion of the Commission, a plan will have an impact upon
an historic resource, the developer shall mitigate that impact to
the satisfaction of the Commission by modifying the design, relocating
proposed lot lines, providing landscape buffers, or other approved
means. Township participation, review and approval of the applicant's
interaction with the State Historical and Museum Commission with regard
to the preservation of historic resources, as required for PA DEP
approval of proposed sewage disposal systems, shall be required prior
to preliminary plan approval.
(8)
Boundary lines and reserve strips. Lot lines should follow municipal
and county boundary lines rather than cross them. Reserve strips controlling
access to lots, public rights-of-way, public lands or adjacent private
lands are prohibited.
(9)
Water frontage and surface drainage. The damming, filling, relocating,
or otherwise interfering with the natural flow of surface water along
any surface water drainage channel or natural watercourse shall not
be permitted except with approval of the Township and, where required
by state statute, the PA DEP or other applicable state agencies. Stormwater
management shall be provided in accord with Township stormwater regulations.
(10)
Community facilities and adopted plan requirements. Where a
proposed park, playground, school, or other public use is shown in
an adopted plan of the Township and is located in whole or in part
in a proposed development, the Board of Supervisors may require the
reservation of such area, provided that such reservation is acceptable
to the developer.
(11)
Walkways. Pedestrian interior walks may be required, where necessary,
to assist circulation or provide access to community facilities (e.g.,
a park or school).
(12)
Storm drainage. Lots and/or parcels shall be laid out and graded
to provide positive drainage away from buildings and to prevent damage
to neighboring lots, tracts or parcels. Stormwater management shall
be provided in accord with Township stormwater regulations.
B.
Planned improvements. Physical improvements to the property being
subdivided and/or developed shall be provided, constructed and installed
as shown on the approved plan.
C.
Improvements specifications. All improvements installed by the developer
shall be constructed in accordance with the design specifications
and construction standards of the Township and advice of the Township
Engineer.
(1)
Where there are no applicable Township specifications, improvements
shall, if approved by the Board of Supervisors, be constructed in
accordance with specifications furnished by the Township Engineer,
Monroe County Conservation District, Pennsylvania Department of Transportation,
Pennsylvania Department of Environmental Protection, Bureau of Forestry
or such other county, state or federal agency as may be applicable.
(2)
If there are no applicable Township or state specifications,
the Board of Supervisors may authorize that such specifications be
prepared by the Township Engineer or an engineering consultant.
D.
Other ordinances. Whenever other Township ordinances and/or regulations
impose more restrictive standards and requirements than those contained
herein, such other ordinances and/or regulations shall be observed;
otherwise, the standards and requirements of this chapter shall apply.
[See Appendix G for supplemental standards for Option 3 - Villages authorized by Chapter 400, Zoning, § 400-601A(2)(c).]
All preliminary plans for all conservation design subdivisions
and all NPDES-permitted land developments shall include documentation
of a four-step design process in determining the layout of proposed
conservation open space, house and development sites, streets and
lot lines, as described below.
(NOTE: Diagrams are for residential illustrative purposes only.) (See Chapter 400, Zoning, § 400-601, for conservation subdivision design development and Chapter 400, Zoning, § 400-701, for design of commercial establishments and nonresidential uses.)
A.
Resource inventory and analysis. The tract's resources shall be delineated on an existing resources and site analysis, as required in § 345-402D.
B.
Four-step design process.
(1)
Step 1: Delineation of conservation open space.
(b)
Proposed conservation open space shall be designated using the existing resources and site analysis plan as a base map and complying with this §§ 345-602 and 345-603, dealing with resource conservation and conservation open space delineation standards. The Township's Map of Potential Conservation Lands shall also be referenced and considered. Primary conservation areas shall be delineated comprising floodplains, wetlands and slopes over 25%.
Step 1, Part 1: Identifying Primary Conservation Areas
|
Step 1, Part 2: Identifying Secondary Conservation Areas
|
Step 1, Part 3: Identifying Potential Development Areas
|
(c)
In delineating secondary conservation areas, the applicant shall prioritize natural and cultural resources on the tract in terms of their highest to least suitability for inclusion in the proposed conservation open space, in consultation with the Planning Commission and in accord with § 345-603A and B.
(d)
On the basis of those priorities and practical considerations
given to the tract's configuration, its context in relation to resource
areas on adjoining and neighboring properties, and the applicant's
subdivision objectives, secondary conservation areas shall be delineated
in a manner clearly indicating their boundaries as well as the types
of resources included within them.
(e)
Development areas should constitute the remaining lands of the
tract outside of the designated conservation open space areas.
Step 2: Locating Potential House Sites
|
(2)
Step 2: location of house/development sites. Potential house/development
sites shall be located, using the proposed conservation open space
as a base map as well as other relevant data on the existing resources
and site analysis plan such as topography and soils. House sites should
generally be located not closer than 100 feet to primary conservation
areas and 50 feet to secondary conservation areas, taking into consideration
the potential negative impacts of residential development on such
areas as well as the potential positive benefits of such locations
to provide attractive views and visual settings for residences.
(3)
Step 3: designing infrastructure.
(a)
With house/development site locations identified, applicants
shall delineate a street system to provide vehicular access to each
house in a manner conforming to the tract's natural topography and
providing for a safe pattern of circulation and ingress and egress
to and from the tract.
Step 3: Designing Infrastructure
|
(b)
Streets shall avoid or at least minimize adverse impacts on
the conservation open space areas. To the greatest extent practicable,
wetland crossings and new streets or driveways traversing slopes over
15% shall be avoided.
(c)
Street connections shall generally be encouraged to minimize
the number of new culs-de-sac and to facilitate easy access to and
from homes in different parts of the tract and on adjoining parcels.
(d)
A proposed network of trails shall also be shown for residential
projects, connecting streets with various natural and cultural features
in the conserved conservation open space. Potential trail connections
to adjacent parcels shall also be shown in areas where a municipal
trail network is envisioned.
(e)
Preferred locations for stormwater and wastewater management
facilities shall be identified using the existing resources/site analysis
plan as a base map. Opportunities to use these facilities as a buffer
between the proposed conservation open space and development areas
are encouraged. The facilities should be located in areas identified
as groundwater recharge areas as indicated on the existing resources/site
analysis plan. The design of the facilities should strive to use the
natural capacity and features of the site to facilitate the management
of stormwater and wastewater.
(4)
Step 4: drawing in the lot/development lines. Upon completion
of the preceding three steps, boundaries are drawn as required to
delineate the boundaries of individual lots or development areas,
following the configuration of house sites and streets in a logical
and flexible manner.
Step 4: Drawing in the Lot/Development Lines
|
The design of conservation open space proposed in any subdivision or land development plan shall reflect the standards set forth in §§ 345-601 and 345-602 and the resources identified on the Township's Map of Potential Conservation Lands and the development's existing resources and site analysis.
A.
Primary conservation areas. The design shall include the following
primary conservation areas in the conservation open space and strictly
minimize the disturbance of such areas:
B.
Prioritized list of secondary conservation areas. The design shall,
to the fullest extent possible, incorporate the following secondary
conservation areas (listed in higher to lower order of significance):
(1)
Vernal ponds, wet soils, swales, springs, and other lowland
areas, including adjacent buffer areas which may be required to ensure
their protection.
(2)
Significant natural areas of species listed as endangered, threatened,
or of special concern, such as those listed in the Statewide Natural
Diversity Inventory or the Monroe County Natural Areas Inventory.
(3)
Moderately steep slopes (15% to 25%), particularly those adjoining
watercourses and ponds, where disturbance and resulting soil erosion
and sedimentation could be detrimental to water quality.
(4)
Healthy woodlands, particularly those performing important ecological
functions such as soil stabilization and protection of streams, wetlands,
and wildlife habitats.
(5)
Areas where precipitation is most likely to recharge local groundwater
resources because of topographic and soil conditions affording high
rates of infiltration and percolation.
(6)
Hedgerows, groups of trees, large individual trees of botanic
significance, and other vegetational features representing the site's
rural past.
(7)
Class I and II agricultural soils as defined by the USDA Natural
Resource Conservation Service.
(8)
Historic structures and sites.
(9)
Visually prominent topographic features such as knolls, hilltops
and ridges, and scenic viewsheds as seen from public streets (particularly
those with historic features).
(10)
Existing trails connecting the tract to other locations in the
Township.
C.
Other design considerations. The configuration of proposed conservation
open space set aside for common use in residential subdivisions and
conservation open space in non-common ownership shall comply with
the following standards:
(1)
Be free of all structures except historic buildings, stone walls,
and structures related to conservation open space uses. The Supervisors
may grant approval of structures and improvements required for storm
drainage, sewage treatment and water supply within the conservation
open space, provided that such facilities are not detrimental to the
conservation open space (and that the acreage of lands required for
such uses is not credited towards minimum conservation open space
acreage requirements for the tract, unless the land they occupy is
appropriate for passive recreational use).
(2)
Generally not include parcels smaller than three acres, have
a length-to-width ratio of more than 4:1, or be less than 75 feet
in width, except for such lands specifically designed as neighborhood
greens, playing fields or trail links.
(3)
Be directly accessible to the largest practicable number of
lots within the subdivision. Nonadjoining lots shall be provided with
safe and convenient pedestrian access to conservation open space.
(4)
Be suitable for active recreational uses to the extent deemed
necessary by the Supervisors, without interfering with adjacent dwelling
units, parking, driveways, and streets.
(5)
Be interconnected wherever possible to provide a continuous
network of conservation open space within and adjoining the subdivision.
(6)
Provide buffers to adjoining parks, preserves or other protected
lands.
(7)
Except in those cases where part of the conservation open space
is located within private house lots, provide for pedestrian pathways
for use by the residents of the subdivision. Provisions should be
made for access to the conservation open space as required for land
management and emergency purposes.
(8)
Be undivided by public or private streets, except where necessary
for proper traffic circulation.
(9)
Be suitably landscaped either by retaining existing natural
cover and wooded areas and/or according to a landscaping plan to protect
conservation open space resources.
(10)
Be made subject to such agreement with the Township and such
conservation easements duly recorded in the office of the Monroe County
Recorder of Deeds as may be required by the Planning Commission for
the purpose of preserving the conservation open space for such uses.
(11)
Be consistent with the Polk Township Comprehensive Plan and
any other duly adopted Township plan.
Easements and reservations for easement shall be provided as
necessary to accommodate the proposed development. As a minimum, the
following easements shall be provided, indicated on the plans, and
included in the covenants:
A.
Drainage easements. The Board of Supervisors may require easements
for drainage purposes to be granted to Polk Township, the property
owners; association and other appropriate parties, as follows:
(1)
Drainage easements shall completely contain the proposed stormwater
management controls, including pipes, swales, basins, ponds, other
structures and all other facilities which may require improvement,
maintenance or replacement.
(2)
Drainage easements with a minimum width of 10 feet shall be
provided along all road lines, exterior property lines and centered
on all common lot lines.
(3)
Where a subdivision is traversed by a stream or other watercourse
or a drainage way, a drainage easement shall be provided which conforms
to the high-water line or boundary of such stream, watercourse or
drainageway.
B.
Slope easements. The Board of Supervisors may require temporary slope
easements to be granted to Polk Township, the property owners' association
and other appropriate parties.
C.
Utility easements. Utility easements shall be granted to Polk Township,
the property owners' association, appropriate utility companies and
other appropriate parties, as follows:
D.
Clear sight easements. Easements for the maintenance of clear sight triangles as required by § 345-607R(2) shall be granted to Polk Township.
E.
Clear zone easements. The Board of Supervisors may require easements
for the maintenance and preservation of the clear zone adjacent to
the roadways to be granted to Polk Township, the property owners'
association and other appropriate parties.
F.
Other easements. Additional easements for access, construction or
other purposes shall be provided as necessary.
(Note: This section applies only in cases where earth disturbance
is involved as part of a subdivision or land development as defined
by this chapter. A minor subdivision often results in the eventual
construction of a house, but the issuance of a building permit would
not occur until after the subdivision has been approved and recorded.
The construction of one dwelling on one lot is not subject to regulation
by this chapter.)
A.
Protection of vegetation from mechanical injury. Where earthwork,
grading or construction activities will take place in or adjacent
to woodlands, old fields or other significant vegetation or site features,
the Township may require that the limit of disturbance be delineated
and vegetation protected through installation of temporary fencing
or other approved measures. Such fencing shall be installed prior
to commencing of, and shall be maintained throughout, the period of
construction activity.
B.
Protection of vegetation from grading change. Grade changes to occur
at any location of the property shall not result in an alteration
to soil or drainage conditions which would adversely affect existing
vegetation to be retained following site disturbance unless adequate
provisions are made to protect such vegetation and its root systems.
C.
Protection of vegetation from excavations. When digging trenches
for utility lines or similar uses, disturbances to the root zones
of all woody vegetation shall be minimized. If trenches must be excavated
in the root zone, all disturbed roots shall be cut as cleanly as possible.
The trench shall be backfilled as quickly as possible.
D.
Protection of topsoil.
(1)
Except as approved on the preliminary plan, no topsoil shall
be removed from the site and shall be retained on the site as necessary
for proper site stabilization.
(2)
Prior to grading operations or excavation, topsoil in the area
to be disturbed shall be removed and stored on site, except as approved
on the preliminary plan.
(3)
Topsoil removed shall be redistributed and stabilized as quickly
as possible following the establishment of required grades for a project
or project phase. All exposed earth surfaces shall be stabilized in
accord with best management practices.
(4)
Grading and earthmoving operations shall be scheduled to minimize
site disturbance during the period from November 1 to April 1, when
revegetation of exposed ground is difficult.
(See Article IX for additional standards applicable to nonresidential uses.)
A.
Access. Except as permitted in the case of a private access street
in a residential subdivision, all lots shall front on a public street
or on an approved private street constructed in accord with this chapter
and be subject to the following design standards:
(1)
Within any subdivision and/or land development, a maximum of
12 lots or dwelling units shall be served by a single means of access.
(2)
A minimum of two means of access shall be provided for any subdivision
and/or land development, or portion thereof, which contains more than
12 lots or dwelling units.
(3)
When two means of access are required or proposed, the streets or portions of a street which provide such access shall comply with the minimum offset requirements in § 345-607M(3).
(4)
Residential subdivisions shall be provided with sufficient accesses
to limit the maximum anticipated ADT to 1,500 vehicles per day on
any access.
B.
Configuration. The configuration of blocks and lots shall be based on the area and dimensional requirements of Chapter 400, Zoning, topography and natural features, existing and proposed improvements, the adjacent development pattern, the Comprehensive Plan, the Official Map and other plans. Lot configurations should provide for flexibility in building locations, while providing safe vehicular and pedestrian circulation.
C.
Blocks.
(1)
All blocks.
(a)
Blocks shall be of sufficient width to permit two tiers of lots
except where a public street, stream, other natural barrier or unsubdivided
land prevents the platting of two tiers of lots.
(b)
Blocks along connector and arterial streets shall not be less
than 800 feet in length.
(c)
In the design of blocks longer than 1,000 feet, special consideration
shall be given to assuring adequate fire protection, pedestrian access
and utility services.
(2)
Residential blocks.
(a)
Blocks in residential subdivisions shall have a minimum length
of two times the minimum lot width, but not less than 300 feet, and
a maximum length of 10 times the minimum lot width, but not greater
than 1,500 feet for blocks which contain lots with an average area
of less than one acre, nor greater than 2,000 feet in other cases.
(b)
In the design of residential blocks, special consideration should
be given to requirements for safe and convenient vehicular and pedestrian
circulation, including minimization of the number of intersections
with collector and connector streets.
D.
Lot standards. Minimum lot sizes and dimensions shall comply with Chapter 400, Zoning, and lots shall comply with the following:
(1)
All lots.
(a)
In order to avoid jurisdictional problems, lots divided by municipal
boundaries shall be avoided. Where a lot is divided by a municipal
boundary, the minimum standards of both municipalities shall apply.
Where a subdivision is divided by a municipal boundary, the applicant
shall so notify the governing body of each municipality affected so
that an administrative agreement for the platting and taxing of lots
between the municipalities can be executed, if such agreement is necessary.
(b)
Lot lines shall be perpendicular or radial to street right-of-way
lines, unless the Township determines that an exception is warranted
for lot lines which follow existing natural features, improvements
or parcel lines, or to permit an obviously superior configuration.
(c)
Double frontage lots are prohibited except where provided as
reserve frontage lots to reduce the number of driveway intersections
along a street with a high volume of traffic or where existing topographic
conditions and/or property configuration make the development of single
frontage lots impractical. Where double frontage lots are permitted,
the following requirements shall apply:
[1]
The lot depth and the rear yard of each double frontage lot shall be a minimum of 20 feet in excess of the minimums prescribed by Chapter 400, Zoning.
[2]
A planting strip with a minimum width of 20 feet shall be provided
along the designated rear of the lot, with a suitable landscaped screen
provided by the developer in accordance with landscaping standards
of this chapter.
Reverse Frontage Lots
|
(d)
Odd-shaped lots should be avoided, and may be approved solely
at the discretion of the Township.
Unacceptable Lot Layout
|
Acceptable Lot Layout
|
Unacceptable Lot Layout
|
Acceptable Lot Layout
|
(e)
Lots shall be laid out to the edge of the required right-of-way
of any proposed street and lot lines along existing public or private
streets shall be maintained as they exist.
(f)
Remnants of land, other than rights-of-way or required buffers,
shall not be created; they shall be incorporated into existing or
proposed lots, properties or rights-of-way.
(2)
Residential lots. Each lot plotted for residential purposes
shall provide, inside the required yards, an area containing 5,000
square feet for each dwelling unit.
(a)
Such areas shall have an average natural or existing slope of
not greater than 15%.
(b)
In the case of lots which utilize on-lot subsurface sewage disposal
systems, there shall be sufficient area for a sewage absorption area,
in addition to the above requirements. Such areas for sewage absorption
must be determined to be suitable by appropriate testing.
(3)
Nonresidential lots. Each lot shall contain a minimum area within
the required yards equal to the footprint area of the proposed buildings
and parking areas.
(a)
Such areas shall have an average natural or existing slope of
not greater than 10%.
(b)
In the case of lots which utilize on-lot subsurface sewage disposal
systems, there shall be sufficient area for a sewage absorption area
in addition to the above requirements. Such areas for sewage absorption
must be determined to be suitable by appropriate testing.
(4)
Resubdivision potential. Subdivisions which result in lots which
have two or more times the minimum lot area and are otherwise suitable
shall be designed for the potential subdivision of such lots unless
further subdivision is prohibited by deed covenants and restrictions.
A sketch plan may be required to demonstrate that potential future
subdivision will conform to this chapter.
(5)
Lot width and depth. (See also definition of lot width in Article II and Chapter 400, Zoning, §§ 400-503C and 400-911F.)
(a)
The minimum width of residential and nonresidential lots shall
be as follows:
[Amended 5-20-2019 by Ord. No. 2019-03]
|
Lot Standards
| |
|---|---|
|
Lot Size*
(square feet)
|
Minimum Lot Width
(feet)
|
|
Single-Family Dwelling
| |
|
<22,000
|
90
|
|
22,000 to 29,999
|
100
|
|
30,000 to 43,559
|
120
|
|
43,560 to 87,119
|
150
|
|
>87,120
|
200
|
|
Two-Family Dwelling
| |
|
>43,560
|
120
|
|
43,560 to 65,340
|
130
|
|
>65,340
|
150
|
|
Nonresidential
| |
|
<43,560
|
90
|
|
>43,560
|
120
|
(b)
Any lot with an area of less than two acres shall have a depth
to width ratio not exceeding three to one.
E.
Flag lots (see also § 345-607L, Private access streets). Flag lots shall not be created when lots can be designed that directly access a public or private street. The Board of Supervisors, in its sole discretion, may approve the creation of a limited number of flag lots in accord with the standards in this section. The Board of Supervisors may attach any reasonable conditions to the creation of flag lots as it finds necessary or desirable to provide for the orderly development of land and street systems.
Flag Lot
|
(1)
Necessity. The applicant shall show that the flag lot is necessary
to minimize the environmental impacts (e.g., disturbance of conservation
areas) and that it would not result in a greater number of lots on
the tract than would otherwise be feasible and permitted.
(2)
Further subdivision restriction. The flag lot shall be restricted
from further subdivision unless the required access street right-of-way
width is provided.
(3)
Access corridor length. The access corridor (staff) portion
of the lot is the area of the lot that extends between the street
and main portion of the lot and shall not exceed 450 feet in length
as measured from the street right-of-way.
(4)
Access corridor width. The access corridor (staff) shall, at
a minimum, be 32 feet in width.
(5)
Driveway grade. The proposed driveway shall not exceed a grade
of 12% and shall otherwise provide adequate access for emergency vehicles.
The Township may require the installation of the driveway as part
of final approval.
(6)
Lot width. The lot width measurement shall be made on the main
portion of the lot and shall not include the access corridor (staff).
(7)
Front lot line. The lot line where the narrow access corridor
(staff) widens shall be considered the front lot line for applying
setback requirements.
(8)
Minimum lot area. The area of the access corridor (staff) shall
not be included in the calculation of the required minimum lot area.
(9)
Adjoining flag lots. No more than two flag lots shall be permitted
side by side and shall not be stacked more than one tier.
A.
Conformance. All streets, whether public or private, shall be constructed
to conform to the requirements of this chapter.
B.
Street access. Every subdivision and land development shall have
access to a public street.
C.
Street system. In general, all streets shall be continuous and in
alignment with existing streets and shall compose a convenient system
to ensure circulation of vehicular and pedestrian traffic, with the
exception that local streets shall be laid out, including the use
of loop streets and culs-de-sac, so that their use by through traffic
will be discouraged.
D.
Improvement. Streets shall be graded, improved and surfaced to the
grades and specifications shown on the plans, profiles, and cross
sections as required by this chapter.
E.
Adopted/filed plans. Proposed streets shall further conform to such
Township, county and state highway plans as have been prepared, adopted
and/or filed as prescribed by law.
F.
Street hierarchy.
(2)
Proposed streets. Streets shall be classified in a street hierarchy
system with the design based on function and average daily traffic
count (ADT).
(a)
Definition of function. The street hierarchy system and each
proposed street shall be defined by function and ADT, calculated by
trip generation rates based on the most current Trip Generation Manual
of the Institute of Transportation Engineers, or from such other sources
demonstrated by the applicant to better reflect local conditions.
(b)
Classification and design. Each street shall be classified and
designed for its entire length to meet the standards for one street
classification as set forth herein.
(c)
Traffic. It shall be demonstrated to the satisfaction of the
Township that the projected traffic will not exceed the design ADT
for a period of 10 years from the anticipated date of completion of
any road.
G.
Existing access. Existing private streets or private rights-of-way proposed to provide access to a subdivision and/or land development shall meet all the requirements of this § 345-607 or shall otherwise be improved to such standards.
H.
Street continuation; further subdivision.
(1)
Exterior property lines. Rights-of-way of proposed streets shall
be extended to exterior property lines to ultimately provide access
to adjoining lands and shall be designed in conformance with the design
requirements of a street, and the contiguous parcels must contain
proper setbacks and sight distances.
(2)
Use of the future right-of-way. The Township may require the
area within the future right-of-way to be included within the deeds
to the abutting lots with a right-of-way in favor of the property
owners' association to permit the use of the future right-of-way for
public street purposes should the adjoining lands be developed. Reserved
rights-of-way are permitted only when they will be no longer than
the depth of one lot, and will not be the primary means of access
to any lot or dwelling unit. For lengths longer than one lot, a fully
constructed stub street and temporary cul-de-sac are required.
(3)
Future right-of-way maintenance. The landowners of the lots
in which the future right-of-way is included shall have the duty to
maintain the area included within the future right-of-way, and this
duty shall be indicated in a note on the final plan and in all deeds
to such lots. However, the landowners of the lots in which the future
right-of-way is included shall have no obligation concerning the improvement
of such future right-of-way for street purposes.
(4)
Further subdivision. Adequate street rights-of-way to permit
further subdivision shall be provided as necessary if lots resulting
from the original subdivision are large enough to permit resubdivision
or if a portion of the tract is not subdivided.
I.
Existing streets/rights-of-way.
(1)
Required width. Wherever there exists a dedicated or platted
portion of a street or alley along a boundary of the tract being subdivided
or developed, the remainder of said street or alley shall be platted
to the width required by this chapter based on the classification
of the street within the proposed development.
(2)
Increased setback. Where a subdivision or land development abuts
or contains an existing public or private street of inadequate right-of-way
width, the building setback shall be shown on the plans measured from
a line which would satisfy the right-of-way requirements for the classification
of the abutting street. Additional setback and easement for right-of-way
shall be provided in the case of land abutting private streets.
(3)
Transition area. The extension of existing streets or alleys
which are presently constructed with a cartway different from current
Township standards shall be provided with a transition area, the design
of which is subject to Township approval.
(4)
Required improvement. When it is determined by the Township
that an existing street requires improvement, said improvement shall
be made as part of the required improvements.
(5)
Work
on Township roadways. Any work required on Township roadways or rights-of-way,
including realignments, shall only be performed by contractors approved
by the Township prior to any work being performed. Such contractors
must be prequalified by the Commonwealth of Pennsylvania Department
of Transportation in accordance with 67 Pa. Code § 457.1
et seq., and provide satisfactory evidence of such prequalification
to the Township.
[Added 2-28-2022 by Ord. No. 2022-03]
J.
Subdivision names, street names, 911 addresses and signs.
(1)
911 emergency call system. Subdivision and street names shall
not be repeated or be similar to those existing within the Township
or adjacent areas, and all street names shall be subject to the approval
of the Township for conformance with the enhanced 911 emergency call
system. Streets that are extensions of, or obviously in alignment
with, existing streets shall bear the names of the existing streets.
(2)
Street name signs. Street name signs of a design approved by
the Township shall be installed by the developer at his expense at
each street intersection.
(3)
Address assignment. All lots shall be assigned an address in
accord with the enhanced 911 emergency call system.
K.
Cul-de-sac streets. Cul-de-sac streets shall be permitted only in
cases where the property configuration does not permit the logical
use of continuous streets, and the Township shall have the right to
deny the use of cul-de-sac streets in cases where the Township determines
that the use of continuous streets is practical. Cul-de-sac streets,
where permitted, shall meet the following design regulations:
(1)
Required. Any street terminated at one end shall be provided
with a turnaround and designed as a cul-de-sac street, except for
stub streets provided to connect to adjacent properties when the stub
street does not exceed one lot depth in length and is not necessary
for access to any lot.
(2)
Use. Permanent cul-de-sac streets shall be used only when the
development of a through street is not feasible.
(3)
Future extension. Unless future extension of a cul-de-sac street
is demonstrated to be impractical or undesirable, the turnaround shall
be placed adjacent to the tract boundary line with such configuration
as can be extended at the full required width.
(4)
Turnaround. All cul-de-sac streets, whether permanent or designed
to be extended, shall terminate in a circular turnaround complying
with the requirements for minor streets and designed and constructed
with a landscaped island meeting the following standards:
(a)
The minimum diameter of the island shall be 70 feet.
(b)
The design and construction of the turnaround shall result in
a low point in the elevation of the island such that stormwater runoff
from the adjacent lane can be drained into the island and plowed snow
from the turnaround can be pushed into the island. The low point of
the island shall be drained by a properly sized catch basin and storm
drain.
(c)
The landscaping shall be subject to the approval of the Township.
(5)
Connection to right-of-way. The circular right-of-way of the
turnaround shall be connected to the approach right-of-way by a circular
arc having a radius of not less than 35 feet.
(6)
Radius. The circular paving of the turnaround shall be connected
to the approach by a circular arc having a radius of not less than
50 feet.
(7)
Length/unit limit. In the case of a cul-de-sac street which
is designed to serve solely residential uses, the cul-de-sac street
shall not exceed 800 feet in length and shall not furnish access to
more than 12 dwelling units.
(8)
Commercial or industrial uses. In the case of a cul-de-sac street
which is designed to serve commercial or industrial uses, the cul-de-sac
street shall not exceed 800 feet in length, shall not ultimately have
an ADT in excess of 1,500 vehicles per day and shall have a street
cross section which meets the width and construction standards of
a collector street.
L.
Private access streets. Private access streets may be used to provide
access for residential lots to an existing public street. Any subdivision
which incorporates a private access street shall be considered a major
subdivision, and the private access street and any associated stormwater
or other facilities shall be considered improvements which require
completion or a financial guarantee prior to final approval.
(1)
Number of dwelling units; access. A private access street shall
be used only to provide access to three lots which cannot legally
be further subdivided and cannot be improved with more than one dwelling
unit. All lots in the subdivision which adjoin the private access
street shall use it for access to the adjoining public street.
(2)
Length and width. The private access street shall not exceed
750 feet in length as measured from the edge of the right-of-way of
the abutting street to the point of connection to the last lot. The
width of the private access street shall conform to Table VI-1.[2] Any proposed street exceeding the seven-hundred-fifty-foot
length shall comply with all normal standards which apply to street
construction.
[2]
Editor's Note: Table VI-1, Design Standards for Streets, is included as an attachment to this chapter.
(3)
Further development. If the lots served by the private access
street are of sufficient size to allow for further subdivision or
for the placement of an additional dwelling unit on the lot, the subdivider
shall provide additional right-of-way width as necessary to serve
the maximum potential number of lots/dwelling units. Cartway and travelway
widths may remain the same until such time as additional lots are
platted or units proposed, at which time all development and street
standards applicable to a major subdivision shall apply. In the alternative,
the lots may be restricted from further subdivision by deed restriction
and inclusion of the following note on the plan: "Each lot served
by the private access street shall be restricted from further subdivision
and shall be limited to the development of one dwelling unit."
(4)
Street ownership. The private access street shall not under
any circumstances be offered to the Township as a public street. A
covenant such as follows shall be placed on the final plan and the
deed of conveyance clearly assigning responsibility for the maintenance
of the private access street and turnaround and establishing its future
private ownership status: The maintenance of the private access street
and turnaround shall be the responsibility of the owner(s) of the
lots served by the street. The private access street shall remain
private and shall not be offered for dedication to the Township as
a public street.
(5)
Intersection. The intersection of the private access street with the through street shall comply with the requirements for local streets in § 345-607M.
(7)
Paving. The private access street shall be paved from the connection
with the adjoining street to a minimum 50 feet beyond the adjoining
street right-of-way. The paving material and cross section shall meet
or exceed the specifications for local streets required by this chapter.
M.
Intersections.
(1)
Center lines. Center lines of streets shall intersect at 90° unless a modification is granted for good cause in accord with § 345-1003.
(2)
More than two streets. Intersections of more than two streets
at one point are not permitted.
(3)
Minimum offset. Where streets intersect other streets, the minimum
offset or distance between center lines of parallel or approximately
parallel streets intersecting a cross street from the same or opposite
directions shall be as follows:
(4)
(5)
Township road improvements.
(a)
Where necessary, based on the standards and criteria set forth
in the Pennsylvania Code, Title 67, Chapter 441, Access to and Occupancy
of Highways by Driveways and Local Roads, the Township will require
the developer to improve any Township road which is intersected by
a road, access drive and/or driveway that is part of a subdivision
and/or land development to the extent necessary to accommodate the
anticipated traffic volume generated by the project, based on the
engineering report and the Township's analysis.
(b)
Such improvements may include shoulder upgrading, auxiliary
lanes, signs, traffic control devices and/or other improvements which
are determined to be necessary to preserve the safety of motorists
and pedestrians.
(6)
Leveling area. At all street intersections, a leveling area
shall be provided in the street of lesser classification. The design
of the leveling area shall be as follows:
(a)
The maximum grade of the leveling area shall be 4% within 50
feet of the nearest right-of-way line of the intersected street.
Unacceptable Street Intersection Design
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Acceptable Street Intersection Design
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Unacceptable Street Intersection Design
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Acceptable Street Intersection Design
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Corner Cutting
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Required Center-Line Separation
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Cartway Edge Arc
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(b)
The maximum grade of the through street shall be 8% within any
intersection.
(c)
The maximum change in grade from the cross-slope of the intersected
road to the profile of the intersecting road shall not exceed the
following amounts, unless a vertical curve designed in accordance
with Table VI-1 is used:[3]
[3]
Editor's Note: Table VI-1, Design Standards for Streets, is included as an attachment to this chapter.
N.
Major street frontage. Where a subdivision and/or land development abuts or contains an existing or proposed collector street or Township or State street, the Township may require reverse frontage lots with access from interior subdivision streets or such other treatment to provide protection for abutting properties, reduction in number of intersections with the collector or arterial street, and separation of local and through traffic. See § 345-606D(1)(c).
O.
Street cross sections.
(1)
Minimum standards. Street right-of-way, travelway and shoulder
widths shall be provided to the minimum standards provided in Table
VI-1.[4]
[4]
Editor's Note: Table VI-1, Design Standards for Streets, is included as an attachment to this chapter.
(2)
Crown. Street crowns shall be designed and constructed as follows:
(a)
Local, marginal access and private access streets and alleys:
2% per foot.
(b)
Minor, collector and connector streets: 2% on straight sections,
with superelevation provided on curve sections and runoffs in accord
with the latest PennDOT design criteria not to exceed the maximum
established by Table VI-1.[5]
[5]
Editor's Note: Table VI-1, Design Standards for Streets, is included as an attachment to this chapter.
(3)
Clear zone. All street cross sections shall be designed and
constructed to provide a clear zone along both sides in accord with
PennDOT standards as set forth in the latest edition of PennDOT Publication
13, Design Manual, Part 2, Highway Design.
(4)
Side slope. The maximum side slope in cut or fill areas adjacent
to the cartway shall not be steeper than 4:1, in accord with the required
clear zone, and shall be seeded and mulched or otherwise stabilized
in accord with the soil erosion and sediment control plan.
(5)
Cut-and-fill slopes. Fill slopes outside the right-of-way shall
not be steeper than 4:1 horizontal to vertical and cut slopes shall
not be steeper than 3:1 horizontal to vertical, except for cuts in
rock, which shall not be steeper than 1:4 horizontal to vertical.
(6)
Road swales. Road swales within the right-of-way and/or adjacent
to road side slopes shall be of triangular cross-section, with side
slopes not exceeding a steepness of 4:1 horizontal to vertical, with
a minimum depth of 18 inches, and shall not violate the clear zone.
(7)
Shoulders. Shoulder surfaces shall be graded at a slope of 0.75
inch per foot away from the pavement edge.
P.
Geometric standards.
(1)
Horizontal alignment. Horizontal alignment shall be measured
along the street center line, except sight distances, which shall
be measured along the center line of the appropriate lane. The minimum
standards for horizontal alignment shall be as follows:
(a)
Horizontal curves shall be used at all changes in direction
whenever street lines are deflected more than 2° within 100 feet
or more than 0.50° at any point.
(b)
Single, long-radius curves shall be used in lieu of a series
of curves of varying radii or a series of short curves and tangent
sections.
(c)
Streets shall be designed with the tangents between reverse
curves as set forth in Table VI-1.[6]
[6]
Editor's Note: Table VI-1, Design Standards for Streets, is included as an attachment to this chapter.
(d)
Streets shall be designed so that the unobstructed stopping
sight distance along the center line of each lane shall be a minimum
of that set forth in Table VI-1. Stopping sight distances shall be
measured from a point 3.50 feet above the road surface to a point
0.5 feet above the road surface.
(2)
Vertical alignment. Vertical alignment shall be measured horizontally
along the street center line, except for sight distances, which shall
be horizontal distances measured along the lines of sight. The minimum
standards for vertical alignment shall be as follows:
(a)
The vertical alignment of streets shall be designed and constructed
to meet or exceed the minimum standards set forth in Table VI-1.[7]
[7]
Editor's Note: Table VI-1, Design Standards for Streets, is included as an attachment to this chapter.
(b)
Vertical curves shall be introduced at all changes of grade
exceeding 1% within 100 feet; vertical curve calculations shall be
included on the road profile sheets.
(c)
The maximum grade across the turnaround in a cul-de-sac street
shall not exceed 6%.
(d)
The minimum grade of any roadside swale shall be 1%.
(e)
Combinations of steep slopes and short-curve radii shall be
avoided; the sum of the grade in percent and the degree of curve (arc
definition) shall not exceed 20.
Q.
Topography and street grades. The arrangement of streets shall be
properly and logically related to the existing topography so as to
yield usable lots, to minimize cuts and fills, to minimize the potential
for stormwater problems and to minimize grading problems at intersections.
Street grades shall be designed as follows:
(1)
Center-line grades shall not exceed the grades set forth in
Table VI-1.[8]
[8]
Editor's Note: Table VI-1, Design Standards for Streets, is included as an attachment to this chapter.
(2)
The maximum grade across the turnaround on a cul-de-sac street
shall not exceed 4%.
(3)
To provide for adequate drainage, the minimum grade of any street
gutter or swale shall not be less than 0.50%.
(4)
Where the grade of any street at the approach to an intersection
exceeds 7%, a leveling area shall be provided having grades of 4%
or less for a distance equal to the pavement width of the intersecting
street or 25 feet, whichever is greater, as measured from the nearest
right-of-way line of the intersecting street.
R.
Sight distance at street intersections.
(1)
All intersections.
(a)
Proper, safe stopping sight distance shall be provided with
respect to both horizontal and vertical alignment at all intersections.
(b)
Intersection sight distance shall be measured with the driver's
eye assumed to be at a height of 3.5 feet from the finished grade,
the vehicle which must be seen at a height of 3.5 feet above the finished
grade and the location of the driver of the vehicle on the stop street
at 15 feet back from the edge of the travelway of the through street.
(c)
Safe stopping distances at intersections shall be provided in
accord with the recommendations of the latest edition of "A Policy
on Geometric Design of Highways and Streets," published by AAHSTO,
for the configuration of the subject intersection and the type of
vehicle which governs the design. An analysis of the recommended sight
distances shall be provided in an accompanying report.
(2)
Clear sight easement. At all intersections, a clear sight easement
shall be graphically indicated on all plans and shall be established
by restrictive covenant. The clear sight easement shall include the
area outside the street rights-of-way bounded by the following two
triangles:
(a)
The triangle formed by the street center lines and the required
intersection sight lines.
(b)
The triangle formed by the street center lines and a diagonal
connecting two points, one on each center line at the following distance
from their point of intersections.
(c)
The clear sight easement shall be cleared, graded and prepared
by the developer and then maintained by the owner of the underlying
property so that sight obstructions between a height of two feet and
10 feet are removed.
S.
Access drives and driveways. All proposed access drives and driveways shall conform to the requirements of Chapter 400, Zoning, and the following requirements:
(1)
Alignment. The Township may require that an access drive and/or
driveway location be directly across from a road, drive, driveway,
etc. on the opposite side of the intersected street if it is determined
that an offset location may create a safety hazard.
(2)
Angle of intersection. Access drives and driveways used for
two-way operation shall intersect the street at an angle of 90°
or as near thereto as site conditions permit. A two-way driveway shall
not intersect the street at an angle less than 75° nor more than
105°.
(3)
Access drives and nonresidential driveways.
(a)
Access drives and driveways shall be designed and constructed
to conform to the requirements for a street of the same function and
ADT, except that an appropriate design speed shall be determined by
the applicant and accepted by the Township for the determination of
sight distances, vertical curve lengths and center line radii. The
minimum travelway width shall be 24 feet.
(b)
Where one-way traffic is proposed, the minimum lane width shall
be 12 feet. The direction of traffic shall be clearly indicated by
signs and/or markings, based on PennDOT standards.
(c)
Access drives and driveways do not require a specific right-of-way,
unless the access drive is extended to serve other users.
(d)
In the case of shared use of an access drive or driveway, appropriate
access easements shall be created. The easements and responsibility
for maintenance shall be indicated on the final plan and included
in the deeds.
(e)
Except for common or jointly used drives/driveways, no portion
of any access drive and/or nonresidential driveway outside the street
right-of-way shall be closer than 20 feet to a property line. Within
the street right-of-way, no portion of a driveway shall be located
outside the property frontage or the projected property line.
(f)
Driveways, drives and other vehicular access ways for nonresidential
uses shall have a grade not exceeding 8%.
(4)
Residential driveways.
(a)
A residential driveway which is shared by more than one dwelling unit shall be considered to be a private access street and shall conform to the requirements set forth in § 345-607L.
(b)
Except for common or jointly used driveways, no portion of any
driveway outside the street right-of-way shall be closer than 10 feet
to a property line.
(c)
Within the street right-of-way, no portion of a driveway shall
be located outside the property frontage or the projected property
line.
(d)
The maximum grade of a driveway, outside of the right-of-way,
shall not exceed 15% unless an emergency parking area is provided
for at least two cars. Such parking area shall be located outside
the street right-of-way and be accessible over grades which do not
exceed 10%.
(e)
The maximum grade within the street right-of-way shall not exceed
4% and shall not result in a change in grade of more than 8% from
the shoulder grade.
(f)
All driveways shall be arranged so that it is not necessary
for a vehicle to back into a street.
(g)
The minimum distance between the center line of a driveway and
the nearest intersecting street, road, access drive or nonresidential
driveway shall be as follows:
T.
Bridges and stream crossings. Bridges and other stream crossing structures
which are part of the road system shall be designed and constructed
in accordance with the current Pennsylvania Department of Transportation
Standards and Specifications for the proposed load and PA DEP regulations.
Evidence of compliance with any state or federal requirements shall
be provided.
U.
Clearing and grubbing. The right-of-way for all roads shall be cleared
of vegetation to the full width of the required right-of-way and including
any additional area required for road cartways, shoulders, cuts and
fills, and associated drainage facilities.
(1)
Unsuitable materials. All trees, stumps, roots, and other material
deemed unsuitable by the Township for underlying the road improvements
shall be removed from the grading area and shall be properly disposed
of.
(2)
Voids. Voids created by the removal of stumps or roots shall
be backfilled and compacted to the satisfaction of the Township.
(3)
Rocks. Rocks greater than six inches in diameter shall be removed
to a minimum depth of six inches below the finished subgrade.
(4)
Inspection/approval. All cleared and grubbed areas shall be
inspected and approved by the Township Engineer prior to the subbase
installation.
V.
Cuts and fills. All cuts and fills shall be constructed as follows:
(1)
Maximum earth slope. The maximum slope of any earth embankment
or excavation shall not exceed 3:1 horizontal to vertical unless stabilized
by a retaining wall or cribbing, except as approved by the Supervisors
for special conditions.
(2)
Maximum rock slope. The maximum slope of any rock excavation
shall not exceed 1:4 horizontal to vertical.
(3)
Compaction. All embankments shall be compacted to prevent erosion.
(4)
Stabilization. Cuts and fills shall be stabilized to prevent
surface water from damaging the cut face of excavations of the sloping
surfaces of fills.
(5)
Lifts. Fills shall be placed in lifts and compacted in accord
with specifications of PennDOT Publication 408, latest edition, to
minimize sliding or erosion of the soil.
(6)
Watercourses or constructed channels. Fills shall not encroach
on natural watercourses or constructed channels, and fills placed
adjacent to such natural watercourses or constructed channels shall
have suitable protection against erosion during periods of flooding.
(7)
Grading. Grading shall be done in a manner so as not to divert
water onto the property of another landowner without the written consent
of the landowner.
(8)
Dust control. During grading operations, necessary measures
for dust control shall be exercised.
(9)
Water/wetland crossing. Grading equipment shall not be allowed
to cross streams, wetlands or other waters of the commonwealth except
by PA DEP permit, and adequate provisions shall be made for the installation
of culverts and bridges.
W.
Subgrade, base and surface.
(1)
Subgrade.
(a)
The design and construction of the roadbed shall take into consideration
the supporting capacities of the subgrade, with particular attention
to those soils which are subject to frost heave.
(b)
No forest mat, roots or stones larger than six inches shall
be incorporated into the subgrade.
(c)
The subgrade shall be compacted to not less than 100% of the
determined dry weight (dry mass) density of the material on the site
as determined in accord with PTM No. 106, Method B.
(d)
Subgrade, parallel and cross-drainage facilities shall be provided
when necessary and shall be located, designed and installed to maintain
proper drainage.
(e)
Unsuitable soils and materials, as identified by the project
engineer and confirmed by the Township Engineer, shall be removed
and replaced, drained or otherwise stabilized to provide adequate
support for the roadbed and anticipated loads. If construction of
a road bed in such locations, and particularly on soils identified
in the Monroe County Soil Survey as subject to frost heave, is proposed,
the Township may require such drainage facilities and/or underdrains
and subgrade drains as necessary to stabilize the subgrade. The design
of such facilities shall be approved by the Township.
(2)
Subbase and base course. Subbase and base course aggregate material
shall conform in type and be compacted to the depths shown in Table
VI-2 of this chapter[9] in accordance with the latest specifications of PennDOT
(Form 408) and the requirements of the Township.
[9]
Editor's Note: Table VI-2, Minimum Construction Standards by Type of Road, is included as an attachment to this chapter.
(3)
Surface course. The bituminous surface course shall conform
in type and be compacted to the depths shown in Table VI-2 of this
chapter[10] in accordance with the latest specifications of the PennDOT
(Form 408) and the requirements of the Township.
[10]
Editor's Note: Table VI-2, Minimum Construction Standards by Type of Road, is included as an attachment to this chapter.
(4)
Shoulders. Where curbs are not required or provided, shoulders
shall be provided and shall be constructed of the material and compacted
to the width and depth shown in Table VI-2 of this chapter.[11]
[11]
Editor's Note: Table VI-2, Minimum Construction Standards by Type of Road, is included as an attachment to this chapter.
(5)
Commercial/industrial areas. Any road serving a commercial or
industrial area shall be designed and constructed to a minimum of
collector road standards.
(6)
Parking lanes. Where curbs are required and/or provided for
collector roads, if a parking lane (between the travelway and the
curb) is approved by the Township, it shall be not less than eight
feet wide and shall be constructed to the same standards as the cartway.
Such parking lane shall be not less than eight feet wide for local
roads, and it shall be constructed of the same material and to the
same depth as required for shoulders and be stabilized by the application
of bituminous product.
(7)
Alternative designs. Alternative roadbed designs may be proposed and shall be considered in accord with § 345-1003. The alternate design must provide load capabilities equivalent to or higher than the capabilities of the designs set forth above. Alternate designs shall be reviewed on the basis of design recommendations of the Asphalt Institute.
X.
Walls, slopes, and guide rails.
(1)
Walls, slopes. Where the grade of the road is above or below
the grade of the adjacent land, walls or slopes shall be constructed
in a manner satisfactory to the Township to support the road or the
adjacent land, as the case may be. The design and construction of
walls may require the certification of a registered professional engineer,
and guide rails and/or handrails or other restraints may be required.
(2)
Guide rails. Streets shall be designed to preclude or minimize
the need for guide rail. Guide rails shall be required where the adjoining
embankment has a slope exceeding three feet horizontally to one foot
vertically and the grade of the road is two feet or more above the
grade of the adjacent land. However, the Township may require guide
rail to be placed for protection on embankments when a barrier is
indicated by the most current PennDOT standards, and the required
guide rail shall be installed in accord with most current PennDOT
standards.
Y.
Curbs, gutters, and swales.
(1)
Curbs required. In nonresidential developments, or higher-density
residential developments, or where other similar intensive uses exist
or are anticipated, curbs shall be required if deemed necessary by
the Supervisors for public safety.
(2)
Intersections radii. Minimum curb or pavement edge radii at
road intersections shall equal that required for the cartway edge.
(3)
Existing curbs. Where curbs exist on abutting properties, their
extension shall ordinarily be required throughout the proposed subdivision.
(4)
Gutters. Where curbs are not required, adequate gutters shall
be graded and protected by seeding or appropriate surfacing.
(5)
Construction. Curbs shall be constructed in accord with the
most current PennDOT RC64M standard for plain concrete curbs and Americans
With Disabilities Act standards.
(6)
Design. If gutters are provided, they shall be in conformance
with good engineering practice and subject to the approval of the
Township Engineer. Gutters and/or drainage swales shall be designed
to prohibit erosive velocities and paving may be required if runoff
velocities exceed 5.0 fps when calculated in accordance with PennDOT
Manual, Part 2. Swales shall be triangular or parabolic in design
to facilitate maintenance, and the invert of the swale shall be below
the subbase course to prevent saturation of the roadway. Swales shall
be deep enough to accommodate driveway and other culverts.
(7)
Velocity calculation. Velocity calculation shall be placed on
the center-line profile drawings, or shall be submitted separately.
Z.
Sidewalks; crosswalks. Sidewalks and road crosswalks may be required
where necessary to provide proper pedestrian circulation or to provide
access to community facilities and common areas. Sidewalks, where
required or provided, shall be located within the road right-of-way
immediately adjacent to the curbs, except as may be approved by the
Township to accommodate road trees or other landscaping. Sidewalks
and road crosswalks shall be constructed in accord with the most current
PennDOT RC67M standard and Americans With Disabilities Act standards.
AA.
Parking on roads. Off-road parking for all uses shall be provided in accord with this chapter, and roads shall not be designed to accommodate on-road parking except in accord with § 345-607W(6).
BB.
Driveway and cross drainage.
(1)
At each point where a road is intersected by a driveway that requires surface drainage water to be carried under the driveway at the intersection, a culvert pipe shall be installed across the width of the driveway to meet the drainage requirements determined in accord with § 345-609 of this chapter.
(2)
Such cross drains as may be necessary shall also be installed
under the road in accord with the drainage plan.
(3)
Pipes shall be installed at such depth and in such manner as
dictated by the site with a minimum 0.5% slope for cross drainage.
CC.
Alleys. Alleys shall not be permitted unless approved for multifamily
and conservation design development, where lot sizes are small, in
order to improve the subdivision design and lot layout, reduce the
number of driveways entering roads, and maintain a pedestrian-scaled
community by providing for rear access to lots.
DD.
Traffic signs, signals and pavement markings. Traffic signs, traffic
signals and pavement markings shall be required when considered necessary
by the Supervisors to ensure safe traffic or pedestrian circulation.
All traffic signs, traffic signals and pavement markings shall meet
the most current requirements of PennDOT, including the Manual for
Uniform Traffic Control Devices. In the case of traffic signals, the
developer, any subsequent owner, or any subsequent property owners'
association or similar entity shall be responsible for the long-term
operation, maintenance, and replacement of the traffic signal and
all associated facilities, signs, and pavement markings.
EE.
Road striping. All roads constructed or improved as part of any subdivision
or land development shall be striped in accord with the most current
PennDOT requirements.
FF.
Applicability of PennDOT standards. For any required road improvements
for which standards are not provided in this chapter, the minimum
standards shall be as set forth in the latest edition of PennDOT Publication
408: Specifications, and PennDOT Publication 72M: Standards for Roadway
Construction.
Monuments and markers shall be placed so that the center or
a scored or marked point shall coincide with the intersection of the
lines to be marked and shall be set to an accuracy of 0.03 feet; and
shall be certified by the project surveyor.
A.
Monuments.
(1)
Monuments shall consist of either:
(a)
Solid steel roads a minimum of 0.5 inch in diameter and a minimum
of 24 inches in length, centered in a cylinder of concrete a minimum
of nine inches in diameter and a minimum of 24 inches in depth, poured
in place.
(b)
Steel pipes a minimum of 3/4 inch in diameter and a minimum
of 24 inches in length, centered in a cylinder of concrete a minimum
of nine inches in diameter and a minimum of 24 inches in depth, poured
in place.
(c)
Precast (i.e., manufactured) reinforced concrete monuments measuring
a minimum of four inches by four inches and a minimum of 24 inches
in length.
(d)
Such other monuments as the Township may approve.
(2)
Monuments, including the rod or pipe and the concrete, shall
be placed flush with the ground.
(3)
Monuments shall not be placed until road grading has been completed.
(4)
Monuments shall be set at all outbound locations where permanent
monuments did not exist at the time of the perimeter survey unless
site conditions preclude the installation, and the missing monument
shall be noted on the final plan. Existing monuments shall not be
removed.
B.
Markers.
(1)
Markers shall consist of solid steel rods a minimum of 0.5 inch
in diameter and 20 inches long.
(2)
Such other marker as the Township may approve.
(3)
Markers shall be set two inches above the surrounding grade.
(4)
Markers shall be set at each existing and proposed lot corner.
If it is impossible or impractical to set a survey marker precisely
on the corner, then survey markers may be established on the line
of the lot and offset a distance from the actual corner. Such distance
shall be so noted on the final plan.
(5)
A wooden stake or other suitable object shall be placed or found
near each survey marker as a witness with a notation made on it which
identifies the lot by number, letter, or name of landowner.
A.
Purpose.
(1)
Generally. The purpose of this section is to ensure consistency
with the Pennsylvania Storm Water Management Act,[1] Pennsylvania Stormwater Management Policy, the Stormwater
Best Management Practices Manual and associated rules and regulations,
and Township Stormwater Management Regulations.
[1]
Editor's Note: See 32 P.S. § 680.1 et seq.
(3)
Best management practices. Best management practices integrate
existing planning and regulatory requirements for:
B.
Plan and stormwater management ordinance compliance. A stormwater
drainage and management plan shall be required for all major subdivisions
and all land developments and all subdivisions and land developments
shall comply with the Township Stormwater Management Ordinance.
C.
Compliance with state regulations. Stormwater drainage and management
shall comply with all Pennsylvania Department of Environmental Protection,
PennDOT, and other agency rules and regulations.
D.
Standards. Stormwater calculations and detention basins shall comply
with Appendix C and Appendix D, respectively.[2] Additional requirements are as follows:
(1)
Drainage easements.
(a)
Lots shall be laid out and graded to prevent cross lot drainage
and to provide positive drainage away from proposed building areas.
Natural drainage courses shall be maintained unless otherwise approved
by the Township. The recorded plan shall indicate who will maintain
all drainage easements.
(b)
The drainage easements may be incorporated into lots or established
separately and apart therefrom. To minimize sheet flow of stormwater
across lots located on the lower side of roads or streets, and to
divert flow away from building areas, the cross section of the street
as constructed shall provide for parallel ditches or swales or curbing
on the lower side which shall discharge only at drainage easements.
(2)
Natural drainage discharge. The existing points of natural drainage
discharge onto adjacent property shall not be altered nor shall the
rate of water runoff be increased because of development.
(3)
Existing drainage systems. No stormwater runoff or natural drainage
water shall be so diverted as to overload existing drainage systems,
or create flooding or the need for additional drainage structures
on other private properties or public lands, without complete approval
of provisions being made by the developer for properly handling such
conditions, including water runoff impoundments, if necessary.
(4)
Watershed development. Storm drainage facilities should be designed
not only to handle the anticipated peak discharge from the property
being subdivided, but also the anticipated increase in runoff that
will occur when all the property at a higher elevation in the same
watershed is fully developed.
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Undesirable
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Desirable
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 | |
| |
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Undesirable
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Desirable
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(5)
Watercourses. Where a subdivision or land development is traversed
by a watercourse, a drainage easement shall be provided conforming
substantially to the line of such watercourse of such width as will
be adequate to preserve the unimpeded flow of natural drainage.
(6)
State highways. Drainage structures that are located on state
highway rights-of-way shall be approved by the Pennsylvania Department
of Transportation, and a letter from that office indicating such approval
shall be directed to the Township Planning Commission prior to final
approval.
(7)
Street design. All streets shall be so designed to provide for
the discharge of surface water from their right-of-way.
(8)
Interceptors. Stormwater runoff interceptors along streets shall
be so spaced and so designed to intercept 80% of the peak runoff from
the design storm.
(9)
Storm drains. Whenever storm drains are required by the Board
of Supervisors, such storm sewer system shall be separate from the
sanitary sewer system. Storm drains or storm sewer facilities may
be required in any development situation where the Board of Supervisors,
upon review and report of the Engineer and recommendation of the Commission,
determines that surface drainage facilities are inadequate to prevent
excessive erosion and lot or road maintenance problems.
(10)
All stormwater drainage analysis and designs for major subdivisions
and land developments shall be prepared and certified by a qualified
professional. All stormwater drainage structures shall meet any applicable
design standards of the Pennsylvania Department of Transportation.
(11)
Concentrated flow. When a detention basin outlet or similar
drainage structure which will result in a concentrated flow of water
is proposed, sufficient evidence of an existing drainage course of
adequate capacity at the discharge location shall be provided or that
a drainage easement to a suitable drainage course shall be established.
(12)
Detention basin design. When a stormwater detention basin is
proposed, it shall be designed in accordance with the requirements
set forth in Appendix D.[3]
[3]
Editor's Note: Appendix D, Stormwater Detention Basins, is included as an attachment to this chapter.
(13)
Basin fence. A perimeter fence for a detention basin shall not
be required when the following detention basin or pond design and
construction criteria are used:
(a)
Side slopes shall be no steeper than four horizontal to one
vertical.
(b)
The maximum design depth of stored water shall not exceed three
feet for the two-year storm and shall not exceed four feet for the
twenty-five-year storm.
(c)
The pond shall not have a permanent pool of water.
(d)
A low flow channel shall be provided between the inlet and outlet.
This channel shall have a slope of at least 1% toward the outlet.
(e)
A minimum bottom slope of 2% toward the low flow channel shall
be maintained.
(f)
A grate or trash rack shall be provided to prevent plugging
of the outlet with debris and to provide for safety of the public
by precluding accidental or unauthorized entry of the outlet.
(g)
The use of thin metal plates as sharp-crested weirs shall be
avoided, and all exposed ends of metal appurtenances shall be rounded.
(14)
Applicability of PennDOT standards. For any required stormwater
improvements for which standards are not provided in this chapter,
the minimum standards shall be as set forth in the latest edition
of PennDOT Publication 408: Specifications, and PennDOT Publication
72M: Standards for Roadway Construction.
[2]
Editor's Note: Appendix C, Stormwater Calculation Methodology, and Appendix D, Stormwater Detention Basins, are included as attachments to this chapter.
A.
Standards. All soil erosion and sedimentation control plans shall
meet the specifications of the Monroe County Conservation District
and PA DEP, and shall comply with Commonwealth of Pennsylvania, Title
25, Chapter 102, Department of Environmental Protection regulations
for soil erosion and sedimentation control.
B.
Condition of approval. Preliminary plan approval shall be conditioned
on all required approvals and permits from the Monroe County Conservation
District and/or PA DEP.
C.
Installation. Erosion and sedimentation controls shall be installed
according to the approved plan and shall be maintained by the developer
in proper functioning condition until stabilization of the area is
completed as determined by the Monroe Conservation District. Failure
to install and maintain the controls shall constitute a violation
of this chapter.
A.
Adequate systems. All subdivisions and land developments shall be
served by an adequate water supply and sewage disposal system; and
the developer shall provide evidence documenting said adequacy.
B.
Public utility commission. All suppliers of non-municipally owned,
centralized water and/or sewer services shall be organized in such
a fashion as may be required by the Pennsylvania Public Utility Commission
and the Developer shall provide for operation, maintenance and continuity
of services in a manner which is acceptable to the Township.
C.
Three copies of all correspondence, supporting documentation, applications
for permits and certificates for operation submitted to the Pennsylvania
Department of Environmental Protection and/or the Pennsylvania Public
Utilities Commission for the right to provide such services shall
be forwarded to the Township as a part of the public record. One copy
of the permit and/or certificate of convenience issued by the Pennsylvania
Department of Environmental Protection and/or the Pennsylvania Public
Utilities Commission authorizing such services shall be forwarded
upon receipt to the Township as a part of the public record.
D.
Use of existing system. In the case of utilization of a publicly
owned or other existing centralized water supply and/or sewage disposal
system, the developer shall submit at the preliminary stage a letter
from the operator of such utility indicating the utility owner's willingness
to supply service to the development and including a verification
of the adequacy of the utility system to serve the proposed development.
At the final approval stage, an executed agreement with the service
supplier shall be submitted.
E.
Compliance with other approvals. All required certificates of convenience,
approvals and permits shall be obtained by the developer and/or the
utility owner as a condition of preliminary approval and shall be
submitted with the final plan application.
F.
Design. All water supply and sewage disposal systems shall be designed
and certified by a Pennsylvania registered professional engineer or
other individual otherwise certified for such design work, and all
systems shall be designed in accord with all applicable federal, state
and local standards.
G.
Pressure testing. Pressure testing of all collection/conveyance of any centralized water supply or centralized sewage disposal system lines shall be required as part of the inspections required in accord with Article V of this chapter. All such testing shall be conducted in accord with the procedures specified by the Township Engineer.
H.
Sewage facilities plan. All sewage disposal systems shall be consistent
with the Township Sewage Facilities Plan.
I.
Well setbacks. All wells shall comply with the setback requirements of the Township in any well ordinance or in Chapter 400, Zoning. Proposed well locations shall be shown on the plan to confirm compliance.
J.
On-lot water supply. All on-lot water supply systems shall comply
with the requirements of Pennsylvania Department of Environmental
Protection and/or applicable Township ordinances. The requirement
for the installation of on-lot wells shall be noted on the development
plan and shall be required by restrictive covenant to be approved
by the Township prior to preliminary plan approval.
K.
Shared water supply. Shared water supply systems shall only be permitted to serve two dwelling units or a nonresidential land development, and the standards in this § 345-611K shall apply. In the case of nonresidential land developments, the Township may, based on the nature and scale of development, apply any or all of the standards contained in § 345-611L of this chapter.
(1)
Well capacity. The capacity of the well shall be certified by
a licensed well driller to be adequate for the use proposed.
(2)
Water distribution system.
(a)
The system design shall follow good engineering practice and
the requirements of the Pennsylvania Department of Environmental Protection.
The distribution system shall be designed and sized to provide the
design flows at a minimum pressure of 25 pounds per square inch at
curb stops.
(b)
Pipe classes shall be consistent with design pressures.
(c)
Before being placed into service, the system must be tested
and disinfected by procedures established by Department of Environmental
Protection.
(d)
Service connections shall be a minimum of three-quarter-inch
diameter.
(3)
Other standards. All shared water supply systems shall comply
with the requirements of Pennsylvania Department of Environmental
Protection and/or applicable Township ordinances.
L.
Centralized water supply. If an approved public water supply is not
accessible and water is to be furnished on a project basis, the applicant
shall, upon submission of the subdivision or land development plan,
submit written evidence of compliance with all Township and state
regulations, and that the proposed system to be installed meets the
requirements of the PA PUC, PA DEP, and any other applicable regulations.
If the proposed system is not regulated by PA DEP, it shall comply
with the latest edition of the "Recommended Standards for Water Works,"
"Policies for the Review and Approval of Plans and Specifications
for Public Water Supplies," "A Report of the Water Supply Committee
of the Great Lakes-Upper Mississippi River Board of State and Provincial
Public Health and Environmental Managers," Latest Edition.
M.
On-lot sewage disposal.
(2)
Site suitability.
(a)
All residential lots in developments proposing the use of on-site
sewage disposal shall contain a primary and a replacement sewage absorption
area as tested by the Township SEO in accord with DEP requirements.
Such areas for sewage absorption must be determined to be suitable
by appropriate testing. Such areas shall be shown on the preliminary
plan and final plan. All sewage disposal areas shall remain undisturbed,
and this shall be assured via a covenant placed on the plan.
(b)
Prior to any action on the preliminary plan by the Township, the applicant must document that all lots in subdivisions proposing sewage disposal contain a suitable primary area and replacement area as tested by the Township SEO in accord with DEP requirements and this § 345-611M, or are already served by an adequate, existing sewage disposal system.
(c)
Should the applicant propose the use of individual systems which
do not require soil testing, documentation shall be provided that
the affected lots are suitable for the proposed system. In addition,
a note shall be placed on the preliminary plan and final plan detailing
the type of system(s) proposed and stating that the affected lots
have not been tested for a soil-based system.
(3)
Conservation design subdivisions. In the case of conservation
design subdivisions, the primary and reserved sewage disposal areas
may be located on common land, provided the necessary easements for
construction and maintenance of such systems are provided.
N.
Centralized sewage disposal system. In addition to the following
standards, the Township Sewage Facilities Ordinance shall govern all
centralized sewage disposal facilities, as defined by the said ordinance.[2]
(1)
Available sewage disposal. If a centralized sewage disposal
system is proposed and an existing public sewage disposal system or
an existing private sewage disposal system identified as a regional
system by the Township sewage facilities plan, said development shall
connect to such system in accord with the requirements of the Township
sewage facilities plan, the system owner, the PA PUC and the PA DEP.
(2)
Project system. If an approved sewage disposal system is not
accessible and sewage disposal is to be furnished on a project basis,
the applicant shall, upon submission of the subdivision or land development
plan, submit written evidence that he has complied with all Township,
county, and state regulations, and that the proposed system to be
installed meets the requirements of the Pennsylvania Department of
Environmental Protection and any other applicable regulations.
(a)
All centralized sewage disposal systems shall be consistent
with the sewage feasibility studies and plans of the Township.
(b)
All sewage collection and treatment facilities shall be designed
and constructed in accordance with regulations and requirements of
PA DEP and applicable Township ordinances.
(c)
All centralized sewage disposal systems shall be designed and
constructed to provide adequate capacity for the ultimate flow of
the subject development.
(d)
All centralized sewage disposal systems using subsurface or
land application of sewage effluent shall be designed and constructed
in accord with applicable PA DEP standards, and a suitable replacement
area for the effluent disposal area shall be provided.
O.
Community system maintenance. In order to extend the useful life of community sewage disposal systems and minimize disposal system problems, the developer shall, for all subdivisions or land developments using a community system, provide for system maintenance via the creation of a property owners' association. Such POA shall be created in accord with § 345-507 of this chapter and shall provide for the inspection of the community system each year and the pumping of septic tanks at intervals as required but not less than once every three years from the date of the operation of each system. The POA shall file with the Township an annual report detailing which systems have been inspected and pumped, showing receipts for same from a septage hauler disposing of the septage at a DEP licensed facility. Failure of the POA to comply with this § 345-611O shall be considered a violation of this chapter.
All subdivisions and land developments shall be provided with parking and loading areas adequate to meet the needs of the use in accord with this § 345-612. Following the establishment of any subdivision or land development, the ongoing operation and maintenance of the off-street parking and loading facilities shall comply with the requirements of Chapter 400, Zoning, and violations shall be subject to the enforcement provisions of Chapter 400, Zoning.
A.
Availability and use of facilities.
(1)
Availability. The facilities required herein shall be available
throughout the hours of operation of the particular business or use
for which such facilities are provided. As used herein, the term "parking
space" includes either covered garage space or uncovered parking lot
space located off the public right-of-way.
(3)
Continuing obligation of parking and loading spaces. All required
numbers of parking spaces and off-street loading spaces shall be available
as long as the use or building which the spaces serve still exists,
and such spaces shall not be reduced in number below the minimum required
by this chapter.
(4)
Nonparking use. Required off-street parking, loading, and unloading
facilities and access ways shall not be used for any other purpose,
including, but not limited to, sales, display or storage areas, or
the parking of any vehicles for which the area was not approved (e.g.,
parking of tractor trailers in required passenger vehicle areas).
(5)
Existing parking. Any parking spaces serving such preexisting
structures or uses at the time of the adoption of this chapter shall
not in the future be reduced in number below the number required by
this chapter. If a new principal nonresidential building is constructed
on a lot, then any existing parking on such lot that serves such building
shall be reconfigured to comply with this chapter, including, but
not limited to, required parking and areas reserved for additional
parking if needed, requirements for channelization of traffic from
adjacent streets, channelization of traffic within the lot, minimum
aisle widths, paving and landscaping.
(6)
Garages and carports. Garages and carports not in the public
right-of-way may be considered parking spaces.
B.
Site plan; design.
(1)
Site plan. The project application shall include a site plan
that shows the parking, loading and unloading area, and access design.
(2)
General. Parking spaces, loading and unloading areas, and access
ways shall be laid out to result in safe and orderly use and to fully
address all of the following: vehicular access onto and off the site,
vehicular movement within the site, pedestrian patterns and any drive-through
facilities. No parking area shall cause a safety hazard or impediment
to traffic on or off the lot.
(3)
Pedestrian access and circulation. The parking and access plan
shall include details of pedestrian access to the site and pedestrian
circulation within the site. The intent shall be to facilitate pedestrian
access and provide safe and convenient circulation from parking areas
to the structure or use.
(4)
Design. Off-street parking areas, accessways, fire lanes, traffic
flow signs, pavement markings, and other necessary facilities shall
be designed and provided in accord with the most current Institute
of Transportation Engineers Traffic Engineering Handbook, or other
generally accepted methodology approved by the Township. The applicant
shall provide copies of the methodology used for the design. Notwithstanding
the above, all parking spaces and the overall design shall be ample
in size for the vehicles for which use is intended, and stalls shall
be a minimum of 10 feet by 20 feet with aisles of not less than 24
feet unless designed as required above.
C.
Illumination. All driveways, aisles, maneuvering spaces, vehicular service areas, and spaces between or around buildings designed for use by more than four cars, other than those accessory to a single dwelling, shall be illuminated according to § 345-617.
D.
Public rights-of-way. Parking, loading and unloading of vehicles
shall not be permitted on public rights-of-way, except in designated
areas and in accord with municipal parking regulations. No parking
area shall be designed which requires or encourages parked vehicles
to be backed into a public street.
E.
Parking between principal structure and road. Applicants should consider
locating off-street parking and loading to the side or rear of the
principal building to maintain rural and village character.
F.
Number of spaces to be provided. The number of parking spaces required by this § 345-612F shall be considered the minimum and maximum requirements unless modified in accord with this § 345-612F.
(1)
Parking required for nonresidential uses.
(a)
Parking demand table. Off-street parking spaces shall be provided
and maintained in accord with the Parking Demand Table included as
Appendix E[1] or the latest edition of Parking Generation published
by the Institute of Transportation Engineers.
[1]
Similar use. The parking provided for the proposed use shall
be based on the most similar use and unit of calculation listed in
the Parking Demand Table as determined by the Board of Supervisors.
[2]
Table updates. The Parking Demand Table may be updated by resolution
of the Board of Supervisors to include more current data.
[1]
Editor's Note: Appendix E, Parking Demand Table, is included as an attachment to this chapter.
(b)
Land uses with 85th percentile data listed in the parking demand
table.[2]
[1]
Constructed. The number of paved parking spaces constructed
shall conform to the average peak period demand as noted in the Parking
Demand Table.
[2]
Reserved. Space shall be reserved to allow for expansion to the 85th Percentile, as listed in the Parking Demand Table, unless a reduction is approved in accord with § 345-612F(4).
[2]
Editor's Note: Appendix E, Parking Demand Table, is included as an attachment to this chapter.
(c)
Land uses without 85th percentile data listed in the Parking
Demand Table.[3]
[1]
Constructed. The number of paved parking spaces constructed
shall be the average peak period demand or 85% of the peak, whichever
is reported in the Parking Demand Table.
[2]
Reserved. Space shall be reserved to allow for expansion to 115% of the number of spaces required by § 345-612F(1)(c)[1], unless a reduction is approved in accord with § 345-612F(4).
[3]
Editor's Note: Appendix E, Parking Demand Table, is included as an attachment to this chapter.
(d)
When the required number of parking spaces cannot be determined
because the Parking Demand Table in Appendix E does not include the
proposed use, the following table shall be used. If this following
table also does not include the proposed use, the required number
of parking spaces shall be determined by the Planning Commission,
based on recommendations from the Zoning Officer and the Township
Engineer, and on information provided by the applicant.
[Added 5-20-2019 by Ord.
No. 2019-03]
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Table of Parking Standards for Specific Uses
| ||
|---|---|---|
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Minimum Number of Off-Street Parking Spaces Required
| ||
|
1 Off -treet Parking Space Required for Each
|
Plus 1 Off-Street Parking Space Required for Each
| |
|
Residential Uses
| ||
|
Boarding house
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1 room or occupant
|
N/A
|
|
Home occupations and home-based businesses
|
1 nonresident employee working during an 8-hour period
|
1 space per customer during any 1-hour period of maximum use
|
|
Recreational Uses
| ||
|
Commercial swimming pool
|
4 persons of total capacity
|
1 space per employee or worker at maximum number in a shift
|
|
Driving range, miniature golf
|
3 persons of total capacity
|
Each employee
|
|
Private or membership clubs or lodges
|
6 members or 6 persons of total capacity
|
1 space per an employee in a shift with maximum employees
|
|
Institutional And Educational Uses
| ||
|
Auditoriums
|
3 seats
|
2 full-time employees
|
|
Meeting or assembly hall for fraternal or civic organizations
|
50 square feet of floor area
|
Each employee
|
|
Retail and Commercial Service Uses
| ||
|
Automobile or truck sales; furniture or appliance store
|
300 square feet of sales floor area
|
Each employee
|
|
Business services such as banks and credit unions
|
100 square feet of floor area used for serving customers
|
Each employee
|
|
Funeral home
|
4 seats for patron use or 50 square feet of gross floor area
|
Full-time, nonresident employee
|
|
Flea markets indoor and outdoor
|
200 square feet of gross floor area
|
Each vendor
|
|
General retail stores and businesses
|
150 square feet of area used for serving customers
|
Each employee
|
|
Personal services business such as barber shops, photo shops,
appliance repair
|
100 square feet of area used for serving customers
|
2 full-time employees
|
|
Professional offices, such as consultants, insurance, real estate
|
200 square feet of gross floor area
|
Each employee
|
|
Self-service laundromat
|
Washing or dry-cleaning machine
|
2 full-time employees
|
|
Vehicle servicing and repair
|
1/3 service bay (3 spaces per bay)
|
Each employee, full- or part-time
|
|
NOTE:
|
|
If one of the tables conflicts with the other table, the more
restrictive or larger parking standard will apply.
|
(2)
Parking required for residential uses. Off-street parking spaces
shall be provided and maintained for each dwelling unit as follows:
(3)
Township required reduction. If the Board of Supervisors determines that the number of parking spaces required by this § 345-612 is not necessarily required to meet the immediate needs of the proposed use, the Township may require the number of spaces provided to be reduced by a maximum of 25% based on the average peak period demand or peak, whichever is reported for the use in the Parking Demand Table.[4] The developer shall dedicate sufficient and suitable area to future parking to meet the normal standards in this § 345-612.
[4]
Editor's Note: Appendix E, Parking Demand Table, is included as an attachment to this chapter.
(4)
Applicant proposed reduction/increase. The required number of
parking spaces may be reduced or increased subject to approval by
the Board of Supervisors. The applicant shall provide evidence justifying
the proposed reduction or increase of spaces, such as studies of similar
developments during peak hours. The applicant shall also provide relevant
data, such as number of employees and peak expected number of customers/visitors.
Any conditional use approval to permit such decrease or increase shall
be subject to the following:
(a)
Ordinance and plan consistency. The project design and parking
space decrease shall be consistent with the purposes contained in
this chapter and the goals and objectives of the Township Comprehensive
Plan.
(b)
Quality of design. The applicant shall demonstrate to the Board
of Supervisors that the proposed decrease will result in an adequate
number of parking spaces or the increase will not produce an excess
number of spaces for the use based on a specific study of the parking
demands for the proposed use or empirical data reported by a generally
accepted source such as the Institute of Transportation Engineers,
the Urban Land Institute, the American Planning Association, or similar
entity.
(c)
Local conditions. In making its determination, the Board of
Supervisors shall also consider, among others, the demographics and
character of the neighborhood, demographics of targeted customers
and employees, availability of mass transit, existing on-street parking
conditions, and any employer-instituted transportation demand management
programs.
(d)
Burden; conditions. If the Board of Supervisors, in its sole
discretion, determines that the applicant has met the burden of proof,
it may grant a conditional use for the decrease or increase. The Board
of Supervisors may impose such conditions as will, in its judgment,
secure the objectives and purposes of this chapter, including, but
not limited to, reserving parking.
(5)
Form of reservation. Each parking reservation shall be in a
form acceptable to the Township Solicitor that legally binds current
and future owners of the land to keep the reserved parking area in
open space and, if the Township determines it is necessary, to provide
the additional parking in the time and manner as stipulated in the
reservation document. Proof of recording of the agreement shall also
be provided to the Township before any approval of the project.
(6)
Reserved parking disturbance and stormwater. The reserve parking
areas shall remain undisturbed or shall be landscaped, but shall be
included in the calculations of lot coverage area and for stormwater
management and for the requirement of a NPDES permit. The stormwater
facilities shall be constructed in accord with the approved sequencing
design as parking areas are constructed.
G.
Off-street loading and unloading areas.
(1)
Required. In connection with any building or structure which is erected or substantially altered and which requires the receipt or distribution of materials or merchandise by trucks or similar vehicles, off-street loading and unloading berths shall be provided as specified in this § 345-612. For the purposes of this section, the words "loading" and "unloading" are used interchangeably.
(2)
Number. Each use shall provide off-street loading facilities
sufficient to accommodate the maximum demand generated by the use
and the maximum sized vehicle in a manner that will not routinely
obstruct traffic on a public street. If a reasonable alternative does
not exist, traffic may be obstructed during off-peak hours for loading
and unloading along an alley, rear service lane or parking area. Loading
areas shall not be used to satisfy parking requirements.
(3)
Location. All required loading areas shall be located on the same lot as the use to be served. No loading area for vehicles of more than two-ton capacity shall be located closer than 100 feet from any residential district. No loading area shall be located within 50 feet of a property line unless the lot is less than 200 feet wide, in which case such setback may be reduced to not less than 25 feet at the discretion of the Township. No loading facilities shall be constructed within any required setback areas. Loading facilities shall be located on either the side or rear of the building and screened in accord with § 345-615 and Chapter 400, Zoning.
(4)
Access. Each required off-street loading area shall be designed
with appropriate means of vehicular access to an interior drive in
a manner which will least interfere with traffic movements and shall
be subject to the approval of the Township. Such access shall have
paved surfaces to provide safe and convenient access during all seasons.
(5)
Repair and service. No storage of any kind, nor motor vehicle
repair work of any kind, except emergency work, shall be permitted
within any required loading area.
(6)
Hours of operation. Where the use requiring loading and unloading
activities is located within 500 feet of a residential use or district,
hours of operation for loading or unloading activities shall be prohibited
between the hours of 11:00 p.m. and 6:00 a.m.
H.
Access to off-street parking and loading areas. There shall be adequate
provisions for ingress and egress to all parking and loading spaces
designed for use by employees, customers, delivery services, sales
people and/or the general public. Access to and from all off-street
parking, loading and vehicle service areas along public rights-of-way
shall consist of well-defined separate or common entrances and exits
and shall comply with the following provisions:
(1)
Width. Unless otherwise required by PennDOT for access to a
state road, the width of the driveway/access way onto a public street
at the right-of-way shall comply with the most current Institute of
Transportation Engineers design standards for the type and volume
of vehicles anticipated.
(2)
Controlled access. Each entrance and exit shall be clearly defined
with curbing, fencing, landscaping or vegetative screening so as to
prevent access to the area from other than the defined entrance and
exit.
(3)
Highway occupancy permit. All new uses shall be required to
obtain a highway occupancy permit from the Township or PennDOT, as
the case may be. In the case of a change in use or the expansion of
an existing use, the Township shall require the applicant to obtain
a highway occupancy permit or a revised highway occupancy permit.
Where a use accesses the public right-of-way via a private road, the
highway occupancy permit requirement and criteria shall be applied
at the public right-of-way intersection.
(4)
Interior travelways. The applicant shall demonstrate that travelways
within the property are adequate to safely and efficiently serve vehicles
which are reasonably expected to visit the property. Turning radius
templates developed by the American Association of State Highway Transportation
Officials (AASHTO) shall serve as the design standard.
(5)
Curbing. Access drives and landscaping shall be defined with
concrete curbing or such alternate material as may be approved by
the Township.
I.
Parking and loading area setbacks.
(1)
Roads and property lines. All parking and loading areas (not including parking decks) and parallel circulation and service lanes serving any commercial, industrial, institutional or multifamily use shall be separated from any public road right-of-way or adjoining property lines by a landscaped buffer area not less than 10 feet wide unless a wider buffer is required by another ordinance provision or adjoining uses share parking in accord with § 345-612L.
(2)
Buildings. Parking spaces serving principal nonresidential buildings
and multifamily dwellings shall be located a minimum of 10 feet from
any building wall, unless a larger distance is required by another
ordinance provision. This distance does not apply at vehicle entrances
into or under a building.
J.
Grading and drainage; paving.
(1)
Grading and drainage. Parking and loading facilities, including
driveways, shall be graded and adequately drained away from building
areas, to prevent erosion and to avoid increased or altered flow of
stormwater runoff into streets or onto adjacent properties.
(2)
Grade. All areas provided for the parking of vehicles shall
have a minimum grade of 1% and a maximum grade of 6%.
(3)
Paving. Except for single-family homes, all portions of required
parking areas, loading areas and accessways (except for landscaped
areas) shall be surfaced with a minimum of 2 1/2 inches of asphalt
paving, paving blocks, porous or pavers over a suitable base of a
minimum of eight inches of crushed aggregate or approved equal. Other
surfacing systems of equal performance may be approved by the Board
of Supervisors. Surfacing of parking and loading areas within a proposed
project which is considered to be a land development shall be governed
by this chapter.
[Amended 5-20-2019 by Ord. No. 2019-03]
(4)
Low or seasonal use. The Board of Supervisors may, as a conditional
use, allow parking areas with low or seasonal use to be maintained
in stone, grass or other suitable surfaces. For example, the Board
may allow parking spaces to be grass, while the major aisles are surfaced
with stone.
K.
Off-lot parking. Required parking may be provided on a different
lot than on the lot on which the principal use is located, provided
the parking is not more than 400 feet from the principal use lot.
Off-lot parking areas shall be permitted only in a district where
the principal use is permitted. Both parcels shall be under the same
control, either by deed or long-term lease, as the property occupied
by such principal use, and the owner shall be bound by covenants of
record filed in the office of the County Recorder of Deeds requiring
the owner and his or her heirs and assigns to maintain the required
number of off-street parking spaces during the existence of said principal
use.
L.
Shared parking. Shared parking may be permitted subject to the following
regulations:
(1)
Application for shared parking. Applicants seeking a shared
parking arrangement shall have a shared parking study prepared by
a traffic engineering firm qualified in the field of shared parking
as demonstrated through submission of qualifications and references
to the Township. The applicants shall submit the shared parking study
to the Township for review. Factors to be considered in evaluating
the desirability of implementing parking arrangements should include
operating hours, seasonal/daily peaks in parking demand, the site's
orientation, location of access driveways, transit service, accessibility
to other nearby parking areas, pedestrian connections, distance to
parking area, availability of parking spaces, and cooperation of adjacent
owners.
(2)
Calculation of parking spaces required. The minimum number of
shared parking spaces for a mixed-use development or where shared
parking strategies are proposed shall be determined by a study prepared
by the applicant following the procedures of the Urban Land Institute
Shared Parking Report, ITE Shared Parking Guidelines, or other professionally
recognized procedures. A formal shared parking study may be waived
by the Board for developments proposing 12 or fewer shared parking
spaces and where the applicant has established to the Board of Supervisors'
satisfaction that its impact is expected to be minimal.
(3)
Location of shared parking spaces. Shared spaces for residential
units shall be located within 300 feet of the dwelling unit entrances
they serve. Shared spaces for other uses shall be located within 600
feet of the principal building entrances of all sharing uses. However,
up to 20% of the spaces may be located greater than 600 feet but less
than 1,000 feet from the principal entrances. Clear, safe pedestrian
connections shall be provided. Pedestrians shall not be required to
cross an arterial street in order to access shared parking spaces.
(4)
Easement agreements. If a privately owned parking facility is
to serve two or more separate properties, a legal agreement between
property owners guaranteeing access to, use, maintenance and management
of designated spaces is required. Such agreement shall be submitted
to the Township for review and approval. The Board of Supervisors
may require that the property owners record the agreement as an easement
with the Monroe County Recorder of Deeds.
(5)
Shared parking plan. A shared parking plan shall be submitted
when the shared parking study determines that the number of parking
spaces which would otherwise be required under the applicable ordinances
can be reduced by 10% or more by the application of shared parking
to the parcel or parcels. Where a shared parking plan is submitted,
it shall include:
(a)
Site plan of parking spaces intended for shared parking and
their proximity to the land uses they serve.
(b)
A signage plan that directs drivers to the most convenient parking
areas for each particular use or group of uses (if such distinctions
can be made).
(c)
A pedestrian circulation plan that shows connections and walkways
between parking areas and land uses. These paths should be as direct
and short as possible consistent with pedestrian safety.
(d)
A safety and security plan that addresses lighting and maintenance
of the parking areas.
(e)
A drawing identifying a location which shall be held in reserve
for future parking needs should changes in the tenant/occupant mix
on the parcel or other circumstances reduce the effectiveness of shared
parking among the parcels.
(6)
Adoption of a shared parking plan. The Board of Supervisors
may condition the grant of subdivision or land development approval
upon compliance by the applicant with a shared parking plan acceptable
to the Board.
(7)
Modification of a shared parking plan. The owner of a property where parking has been provided pursuant to a shared parking plan may request the Board of Supervisors to approve a revision to that shared parking plan if the tenants/occupants of buildings on the involved parcels change such that a new shared parking study shows an increase by 10% or more for parking spaces on the parcel. The Board of Supervisors may, in its sole discretion, grant or deny such request based upon its analysis of the parking needs of the site, the availability of parking on neighboring parcels or on the streets, and such other factors as it deems relevant. The request may only be granted if the affected parcel(s) have a reserved parking location as set forth in § 345-612L(5)(e) above and only to the extent that the additional required parking spaces can be placed in that reserve area.
(8)
Reserve area. The number of parking spaces to be constructed pursuant to a shared parking plan may be less than the number required under this § 345-612 pursuant to a shared parking plan only where the following conditions are met:
(a)
The land development plan submitted by the applicant shall identify an area which, if necessary, could be used to meet the parking requirements of this § 345-612 without the use of shared parking (the "parking reserve area"). That area shall be set aside for possible future use as parking if necessary. The Board of Supervisors/Zoning Hearing Board may, upon application of the property owner and for good cause shown, allow such area to be converted to parking;
(b)
In no event shall the authorized portion of the required parking
area that is not to be constructed but reserved for possible future
use be counted towards satisfying any open space requirements which
must be met under the terms of this chapter;
(c)
The parking reserve area shall be designed so that, if required,
it will be easy to convert the area into parking;
(d)
Stormwater management plans proposed for the affected land development
shall be prepared on the assumption that the parking reserve areas
will be part of the impervious coverage; and
M.
Shopping carts. Establishments furnishing carts or mobile baskets
shall provide definite areas on the site for the storage of the said
carts. Storage areas shall be clearly marked and designed for the
storage of shopping carts and/or mobile baskets.
N.
Snow storage and removal. All plans for proposed parking areas of
30 or more spaces shall include details for adequate snow storage
and removal.
All utility lines required to service the subdivision shall
be planned in cooperation with the respective utility companies. A
letter shall accompany the subdivision or land development plan stating
that the utility plan has been reviewed by the applicable utility
company, such plan is approved, and service will be available. All
cables, wires, conduits, pipes, and lines servicing the development
shall be subject to the requirements set forth in this chapter.
See § 345-607Z.
A landscape plan meeting the requirements of this section shall
be prepared for all land developments and major subdivisions, and
no land development or major subdivision shall be finally approved
until all landscaping has been installed or guaranteed in accord with
this chapter.
A.
Legislative intent. It is the intent of these landscape planting
requirements to conserve existing healthy plant communities, such
as woodlands, and to require new landscape plantings in critical areas
of new developments in order to:
(1)
Reduce soil erosion and protect surface water quality by minimizing
stripping of existing woodlands or tree masses.
(2)
Reduce stormwater runoff velocity and volume by providing planting
areas where stormwater can infiltrate.
(3)
Improve air quality by conserving existing or creating new plantings
which produce oxygen and remove carbon dioxide from the atmosphere.
(4)
Encourage tree planting and landscaping along public streets.
(See definition of "improvement.")
(5)
Provide wind breaks, shade, and the other microclimate benefits
of trees and landscape plantings.
(6)
Conserve historically, culturally, or environmentally important
landscapes such as wooded hillsides, scenic views, or aesthetic natural
areas.
(7)
Preserve and enhance property values through the implementation
of good landscape architectural standards.
(8)
Provide planted buffers between land developments, which act
to visually integrate a development into the existing landscape.
(9)
Provide planted and architectural visual screens around visually
obtrusive site elements within development.
(10)
Enhance the aesthetic appearance of the community and provide
privacy and beauty.
(11)
Improve traffic flow in parking lots by requiring planted parking
islands and medians to separate traffic.
(12)
Conserve energy by moderating solar radiation and providing
shade.
(13)
Improve the environment for pedestrians along streets, parking
lots, and other pedestrian areas
(14)
Aesthetically improve stormwater management facilities, such
as detention basins, without impairing function.
B.
Minimum number of trees; preservation of existing vegetation. Unless
other provisions of this chapter require more trees or vegetation,
each development site shall include a minimum of 12 deciduous or evergreen
trees for each one acre. Each deciduous tree shall be two-and-one-half-inch
caliper or greater and each evergreen tree shall be six to seven feet
in height or greater. As an alternate, 10 trees for each one acre
shall be required if deciduous trees are four inches in caliper or
greater and evergreen trees are eight to 10 feet in height or greater.
Five shrubs 2 1/2 feet in height or greater may be substituted
for one tree of two-and-one-half-inch caliper for a maximum of 20%
of the tree requirement.
(1)
Preservation of existing vegetation. Each mature tree, tree
mass, or woodland on the site shall be designated "TO REMAIN" or "TO
BE REMOVED" and shall be shown on the plan in accord with the following
criteria:
(a)
All subdivisions and land developments shall be laid out in
such a manner as to minimize the removal of healthy trees and shrubs
on the site. Mature trees (six inches or greater DBH) shall be preserved
insofar as possible, and special consideration shall be given to major
specimen trees (12 inches or greater DBH). The plan shall show the
location of major specimen trees in areas of the site proposed for
development and the edge of existing woodlands.
(b)
The applicant shall document that vegetation removal is minimized.
If challenged by the Township, the applicant shall produce evidence,
such as written documents or plans certified by a registered landscape
architect or other person deemed qualified by the Township, showing
that no alternative layouts are possible and that no alternative clearing
or grading plan would reduce the loss of mature trees, tree masses,
and woodlands.
(c)
The following criteria shall be used by the Township to make
the final determination of which mature trees, tree masses, or woodland
shall be designated "TO REMAIN":
[1]
The outermost branches of the tree(s) are at least five feet
from any proposed buildings or structures.
[2]
The outermost branches of the tree(s) are at least five feet
from any proposed changes in grade, drainage structure, utility corridor,
parking or loading/unloading area, sidewalk, on-site sewage system,
or any other excavations.
[3]
The tree(s) are clear of any proposed sight triangles and do
not, by their location or apparent health, pose any undue threat to
the public health, safety, or welfare. The Township may permit some
landscape material to be placed in the clear sight triangle when it
determines that the type of material and its location will not create
a hazard to motorists or conflict with utility locations.
[4]
If these trees are diseased or are excessive in number and thinning
will promote and enhance the healthy development of the remaining
trees, the Township may require the removal of the trees.
(d)
Mature trees, tree masses, or woodland that are not designated
"TO REMAIN" shall be designated "TO BE REMOVED." These trees shall
be removed in the field during the construction process.
(e)
Specimen tree preservation or removal shall be considered on
an individual basis and site conditions.
(2)
Protection of existing vegetation. Existing vegetation designated "TO REMAIN" in accord with Subsection B(1)(c) above shall be identified in the field prior to any clearing and shall be physically protected throughout the construction process. A temporary physical barrier, such as a snow fence, shall be erected a minimum of one foot outside the drip line on all sides of individual trees, tree masses, or woodlands prior to major clearing or construction. The barrier shall be placed to prevent disturbance to, or compaction of, soil inside the barrier and shall remain until construction is complete. The barrier shall be shown on the landscape plan.
(3)
Credit for existing trees. If healthy, existing trees will be
preserved which will generally meet the requirements of this section,
the Township may, in its discretion, permit the existing tree(s) to
serve as a credit toward the number of shade trees required to be
planted. In addition, the Township, in its discretion, may permit
existing trees which would otherwise be required to be maintained
by this chapter to be removed in exchange for the developer planting
replacement trees in accord with this section. To be eligible for
use as credit toward a required tree, a preserved tree shall be maintained
in such a manner that a minimum of 50% of the ground area under the
tree's drip line shall be maintained in natural ground cover and at
the existing natural ground level. The applicant may provide a sample
plot representative of the trees on the parcel to determine the credit.
The following standards shall be used to determine the extent of credit:
|
DBH of Approved Preserved Tree
(inches)
|
Number of Credited Trees
|
|---|---|
|
Greater than 30
|
4
|
|
15 to 29
|
3
|
|
7 to 14
|
2
|
|
2 to 6
|
1
|
(4)
Hydrology. Alteration of existing drainage patterns and water
supply for the protected vegetation shall be minimized.
(6)
Clear sight triangles. All landscaping shall comply with the
sight distance requirements of this chapter, including intersections
of public streets and access drives of commercial, industrial and
multifamily developments. The Township may permit some landscape material
to be placed in the clear sight triangle when it determines that the
type of material and its location will not create a hazard to motorists
or conflict with utility locations.
(7)
Topsoil protection. Topsoil shall not be permanently removed
from a lot except from areas that will be covered by buildings or
paving. This shall not prohibit the temporary movement and storage
of topsoil during construction.
C.
Parking lot landscaping.
(1)
Landscaping benefits. Parking lots shall be landscaped with
trees and shrubs to reduce the impact of glare, headlights and parking
lot lights; to delineate driving lanes; define rows of parking; and
facilitate pedestrian circulation. Furthermore, parking lots shall
be landscaped to provide shade in order to reduce the amount of reflected
heat and to improve the aesthetics of parking lots.
(2)
Lots with 10 or more stalls. All parking lots with 10 or more
stalls shall be landscaped in accord with the criteria in this section.
(a)
One planting island shall be provided for every 10 parking stalls.
There shall be no more than 15 contiguous parking stalls in a row
without a planting island.
(b)
The ends of all parking rows shall be divided from drives by
planting islands.
(c)
In residential developments, large parking lots shall be divided
by planting strips into smaller parking areas of no more than 40 stalls.
(d)
In nonresidential developments, large parking lots shall be
divided by planting strips into smaller parking areas of no more than
100 stalls.
(e)
Planting islands shall be a minimum of nine feet by 18 feet
in dimension, underlain by soil (not base course material); mounded
at no more than a three-to-one slope, nor less than a five-to-one
slope; and shall be protected by curbing or bollards. Each planting
island shall contain a minimum of one shade tree plus shrubs and/or
ground cover sufficient to cover the entire area.
(f)
All planting strips shall be a minimum of eight feet wide. Strips
shall run the length of the parking row, underlain by soil (not base
course material), shall be designed to encourage the infiltration
of stormwater insofar as possible, and shall be protected by curbs,
wheel stops or bollards. Planting strips shall contain plantings of
street-type shade trees at maximum intervals of tree per 30 feet,
plus shrubs and/or ground cover, as approved by the Township, to cover
the entire area.
(g)
The placement of light standards shall be coordinated with the
landscape plan to avoid a conflict with the effectiveness of light
fixtures.
(3)
Buffers. All parking lots shall be buffered from public roads and from adjacent properties as required in § 345-615F.
(4)
Reserved parking areas. The number of trees in parking areas which have been reserved in accord with Chapter 400, Zoning, shall not be counted toward the minimum required by this § 345-615. This area shall remain undisturbed or shall be landscaped in accord with the minimum requires specified in § 345-615B.
D.
Street trees.
(1)
Street trees required. Street trees shall be required:
(a)
Along all existing streets abutting or within the proposed subdivision
or land development.
(b)
Along all proposed streets.
(c)
Along access driveways that serve five or more residential dwelling
units.
(d)
Along access driveways that serve two or more nonresidential
properties.
(e)
Along major walkways through parking lots and between nonresidential
buildings, as recommended by the Planning Commission.
(2)
Waiver for existing vegetation. The street tree requirement
may be waived by the Township where existing vegetation is considered
sufficient to provide effective screening and to maintain scenic views
of open space, natural features, or other valued features.
(3)
Standards. Street trees shall be located between the ultimate
right-of-way line and the building setback line and shall meet the
following standards:
(a)
Trees shall be planted a minimum distance of five feet and a
maximum distance of 15 feet outside the ultimate right-of-way line.
However, in certain cases, as follows, the Township may permit trees
to be planted within the ultimate right-of-way:
(b)
In nonresidential developments, trees shall be located within
a planting bed within the front yard setback, at least 10 feet in
width, planted in grass or ground cover. In areas where wider sidewalks
are desirable, or space is limited, tree planting pits within the
sidewalk may be approved.
(c)
Trees shall be located so as not to interfere with the installation
and maintenance of sidewalks and utilities. Trees shall be planted
a minimum distance of three feet from curbs and sidewalks, 15 feet
from overhead utility poles with appropriate species selection for
trees under utility wires, and six feet from underground utilities.
(d)
Trees shall be planted at a ratio of at least one tree per 50
linear feet of frontage or fraction thereof. Trees shall be distributed
along the entire frontage of the property, although they need not
be evenly spaced.
E.
Stormwater basins and associated facilities. Landscaping shall be
required in and around all stormwater management basins in accord
with the most current PA DEP Best Management Practices Manual and
the following:
(1)
Vegetative cover required. All areas of stormwater management basins, including basin floors, side slopes, berms, impoundment structures, or other earth structures, shall be planted with cover vegetation such as lawn grass or naturalized plants specifically suited for stormwater basins. (See § 345-615H for plants for stormwater basins.[2])
(a)
Lawn grass areas shall be sodded or hydro-seeded to minimize
erosion during the establishment period, and once established these
areas shall be maintained at a height of not more than six inches.
(b)
Naturalized cover plants, such as wild flowers, meadows, and
nonaggressive grasses specifically designed for the permanently wet,
intermittently wet, and usually dry areas of stormwater basins, may
be planted as an alternative to lawn grass, provided:
(c)
Trees and shrubs shall be allowed in and around stormwater basins,
provided no interference is caused to the proper function of the basin,
and trees or shrubs shall not be planted on an impoundment structure
or dam.
[2]
Editor's Note: See Appendix F, which is included as an attachment to this chapter.
(2)
Basin shape. Basin shape shall incorporate curvilinear features
to blend with the natural surrounding topography, and the use of sharp
geometric shapes shall be avoided.
(3)
Basin grades. Minimum grades inside stormwater basins shall
be 1% unless infiltration is an integral part of the design, and maximum
side slopes of the basin shall be 33% (3:1 slope).
F.
Buffers and screens.
|
Table 615-1
Property Line and Road Right-of-Way Buffers
[See § 345-615F(3) for buffer intensity requirements.]
| ||||
|---|---|---|---|---|
|
Property Line Buffers - applies to side and rear property lines
| ||||
|
Proposed Use
|
Adjacent Use
| |||
|
Office/Institutional, Public Recreation
|
Commercial/Industrial
|
Multifamily, Mobile Home Park
|
Single-Family, Two-Family
| |
|
Buffer Type/Width (feet)
| ||||
|
Office/Institutional
|
Low/10
|
Low/10
|
Medium/15
|
High/20
|
|
Commercial/Industrial
|
Medium/15
|
Low/10
|
High/20
|
High/20
|
|
Residential*
|
Low/10
|
Medium/15
|
Low/10
|
Medium/15
|
|
Active recreation (play fields, golf courses, swim clubs, etc.)
|
Low/10
|
None
|
Low/10
|
Low/10
|
|
*Buffers are required for all multifamily and mobile home parks.
|
|
Parking Lot Buffers Along Road Rights-of-Way
| |
|---|---|
|
Size of Parking Lot
|
Buffer Type/Width
(feet)
|
|
10 spaces or less
|
Low/10
|
|
11 to 50 spaces
|
Medium/20
|
|
More than 50 spaces
|
High/30
|
(1)
Property lines and site elements. All subdivisions and land
developments shall be landscaped with the following two components:
(3)
Property line and road right-of-way buffer requirements.
(b)
An on-site investigation by the applicant shall identify the adjacent land uses along each property boundary. In the case of vacant land, the uses permitted by Chapter 400, Zoning, shall be used. The existing or zoned uses shall be noted on the plan, and in the case of several permitted uses on a site, the most restrictive requirements shall apply. The Township shall make the final determination of the designation of the existing or zoned land uses.
(c)
The width and quantity and type of plants required shall be
determined by the intensity of the proposed land use and the adjacent
land use, vacant land, or zoning district, according to Table 615-1.
(d)
Buffer area location and dimensions.
[1]
The buffer area may be included within the front, side, or rear
yard setback.
[2]
The buffer area shall be a continuous pervious planting bed
consisting of trees and shrubs, grass or ground cover.
[3]
Parking shall not be permitted in the buffer area.
[4]
Site element screens shall be permitted in the buffer area.
[5]
Stormwater basins shall be permitted in the buffer area.
(e)
Plant quantities and types. In accord with Table 615-1, for
every 100 linear feet of property line to be buffered, the following
minimum quantities and types of plants shall be required:
|
Buffer Type
|
Plants (per 100 linear feet)
|
|---|---|
|
Low
|
2 canopy trees; and 1 ornamental tree
|
|
Medium
|
2 canopy trees; 2 ornamental trees; and 2 evergreen trees
(15 shrubs may be substituted for 1 ornamental tree)
|
|
High
|
5 evergreen trees; 2 ornamental trees; and 2 canopy trees
(30 shrubs may be substituted for 1 ornamental tree)
|
(f)
Design criteria:
[1]
The required plants shall be distributed over the entire length
and width of the buffer area.
[2]
Buffer plants may be arranged symmetrically (formal) or asymmetrically
(informal) and may be grouped to form plant clusters. However, informal
groupings that reflect the natural character of the region are encouraged.
[3]
Plants shall be spaced to provide optimum growing conditions.
[4]
A variety of tree species is required as follows:
|
Number of Trees
|
Minimum Number of Tree Species
|
Maximum Percent of Any One Species
|
|---|---|---|
|
0 to 5
|
1
|
100%
|
|
6 to 15
|
2
|
50%
|
|
16 to 30
|
3
|
40%
|
|
31 to 50
|
4
|
30%
|
|
51+
|
6
|
20%
|
(g)
Existing healthy trees, shrubs, or woodlands may be substituted
for part or all of the required plants with the approval of the Township.
The minimum quantities and/or visual effect of the existing vegetation
shall be equal to or exceed that of the required buffer as determined
by the Township.
(h)
Existing topographic conditions, such as embankments or berms,
in conjunction with existing vegetation may be substituted for part
or all of the required property line buffers with the approval of
the Township. The minimum visual effect shall be equal to or exceed
that of the required buffer.
(4)
Site element screens.
(a)
Site element screens shall be required in all proposed land
developments around the following site elements, when these are located
partially or fully within 100 feet of a property line or existing
road right-of-way:
(b)
An on-site investigation by the applicant shall identify the adjacent land uses along each property boundary. In the case of vacant land, the uses permitted by Chapter 400, Zoning, shall be used. The existing or zoned uses shall be noted on the plan, and in the case of several permitted uses on a site, the most restrictive requirements shall apply. The Township shall make the final determination of the designation of the existing or zoned land uses.
(c)
The type of site element screen required shall be determined
by the site element and the adjacent existing land use or zoned use
in the case of vacant land, according to Table 615-2.
|
Table 615-2
Site Element Screens
[See § 345-615F(4)(f) for screen types and design criteria.]
| ||||
|---|---|---|---|---|
|
Proposed Use
|
Existing Adjacent Land Use
(or zoned uses when undeveloped*)
| |||
|
Office or Institutional
|
All Other Nonresidential
|
Single-Family, Two-Family, Townhouses
|
All Roads
| |
|
Type of Screen
[See § 345-615F(4)(f) for screen types and design criteria.]
| ||||
|
Dumpster, trash, or recycling area
|
4 or 8
|
3 or 4
|
4 or 8
|
4 or 8
|
|
Service or loading docks
|
2 or 5
|
—
|
2 or 5
|
2 or 5
|
|
Outdoor sales yard and vehicle storage (excluding vehicle sales
areas)
|
1
|
1
|
1
|
1, 7 or 9
|
|
Multifamily rear yards
|
—
|
—
|
—
|
6
|
|
Active recreation facilities (tennis, basketball, court games,
etc.)
|
—
|
—
|
7
|
—
|
|
Retention or detention basins
|
6
|
—
|
6
|
—
|
|
Sewage treatment plants and pump stations
|
1 or 8
|
—
|
1 or 8
|
1 or 8
|
|
*
|
When residential and nonresidential uses are allowed by the
zoning district on undeveloped adjacent land, the residential requirements
shall apply.
|
(d)
Site elements not included in the above list that have similar
visual impact shall be screened in accord with requirements for the
most similar elements as determined by the Township.
(e)
The site element screen shall be placed between the site element
and the property line and shall be designed to block views to the
maximum extent possible. Unless the screen is most effective at another
location, it shall be located as close as possible to the site element
and shall surround the element without impeding function or encroaching
on sight triangles.
(f)
Screen types and design criteria. The following types of screens
shall be used where specified in Table 615-2:
|
Screen Type
|
Design Criteria
|
|---|---|
|
Screen Type #1
Evergreen or Deciduous Shrubs
|
Shrubs shall be placed threefeet on center in a minimum five-foot-wide
bed surrounding the site element and arranged to provide a continuous
hedge-like screen up to a minimum height of 3.5 feet at maturity.
Shrubs may be clipped to form a hedge or left in their natural habit.
|
|
Screen Type #2
Double Row of Evergreen Trees
|
A double row of evergreen trees shall be placed 10 feet on center
and offset 10 feet to provide a continuous screen at a minimum height
of 12 feet at maturity.
|
|
Screen Type #3
Opaque Fence
|
A six-foot opaque fence surrounding the site element on at least
three sides.
|
|
Screen Type #4
Opaque Fence with Ornamental
Trees and Shrubs
|
A six-foot opaque fence surrounding the site element on at least
three sides with additional plantings at the minimum rate of three
shrubs and two ornamental trees or large shrubs for each 10 linear
feet of proposed fence, arranged formally or informally next to the
fence.
|
|
Screen Type #5
Architectural Extension of the Building
|
An eight-foot minimum height architectural extension of the
building (such as a wing wall) shall enclose service or loading docks.
The building materials and style of the extension shall be consistent
with the main building.
|
|
Screen Type #6
Berm with Ornamental Trees
|
A two-to-three-foot-high continuous curvilinear berm with ornamental
trees at the rate of one tree for every 20 feet, clustered or arranged
informally. The maximum slope of the berm shall be 3:1.
|
|
Screen Type #7
A two-to-three-foot-high continuous curvilinear berm with grass
alone
|
The maximum slope of the berm shall be 3:1.
|
|
Screen Type #8
Evergreen Hedge
|
An evergreen hedge (such as arborvitae, chamaecyparis, etc.)
with a minimum height at planting of six-foot plants, four feet on
center maximum.
|
|
Screen Type #9
Low Wall
|
A wall of brick or stone (not concrete block), at least 50%
opaque, no less than three feet and no more than four feet in height.
|
(g)
Existing healthy trees, shrubs, or woodlands may be substituted
for part or all of the required plants with the approval of the Township.
The minimum quantities and/or visual effect of the existing vegetation
shall be equal to or exceed that of the required screen.
(h)
Existing topographic conditions, such as embankments or berms
may be substituted for part or all of the required screen with the
approval of the Township. The minimum visual effect shall be equal
to or exceed that of the required screen.
(i)
The applicant may propose the use of alternative screen types
or changes in plants or designs which fulfill the intent of this chapter,
with the approval of the Township.
G.
Materials specifications, maintenance, and guarantee. The following
standards shall apply to all plants or trees as required under this
chapter:
(1)
General requirements.
(a)
The location, dimensions, and spacing of required plantings
shall be adequate for their proper growth and maintenance, taking
into account the sizes of such plantings at maturity and present and
future environmental requirements, such as wind, soil, moisture, and
sunlight.
(b)
Plants shall be selected and located where they will not contribute
to conditions hazardous to public safety. Such locations include,
but are not limited to, public street rights-of-way, underground and
aboveground utilities, and sight triangle areas required for unobstructed
views at street intersections.
(c)
Plastic or other artificial materials shall not be used in place
of plants.
(2)
Plant specifications.
(a)
All plants shall meet the minimum standards for health, form,
and root condition as outlined in the latest edition of the American
Association of Nurserymen (AAN) Standards.
(b)
All plants shall be selected for hardiness and shall be suitable
for planting in the United States Department of Agriculture Hardiness
Zone applicable to the Township, and to the specific localized microclimate
and micro environment of the planting site.
(c)
Canopy trees, sometimes called "shade trees," shall reach a
minimum height or spread of 30 feet at maturity as determined by the
AAN Standards and shall be deciduous. New trees shall have a minimum
caliper of 2.5 inches at planting.
(d)
Ornamental trees or large shrubs shall reach a typical minimum
height of 15 feet at maturity, based on AAN Standards. Trees and shrubs
may be deciduous or evergreen and shall have a distinctive ornamental
character such as showy flowers, fruit, habit, foliage, or bark. New
ornamental trees shall have a minimum height of six feet or one and
a half inch caliper. New large shrubs shall have a minimum height
of 2.5 to three feet at the time of planting.
(e)
Small shrubs may be evergreen or deciduous and shall have a
minimum height at maturity of four feet based on AAN Standards. New
shrubs shall have a minimum height of 18 inches at the time of planting.
(f)
Evergreen trees shall reach a typical minimum height of 20 feet
at maturity based on AAN Standards for that species and shall remain
evergreen throughout the year. New evergreens shall have a minimum
height at planting of six feet to seven feet.
(3)
Maintenance.
(a)
Required plants shall be maintained in a healthy, vigorous condition
and be kept free of refuse and debris for the life of the project
to achieve the required visual effect of the buffer or screen. It
shall be the ultimate responsibility of successive property owners
to ensure that the required plants are properly maintained. Dead or
diseased plants shall be removed or treated promptly by the property
owner and replaced at the next growing season.
(b)
All sight triangles shall remain clear, and any plants that
could endanger safety such as unstable limbs shall be removed and
the plants replaced if necessary. It shall be the responsibility of
the property owner to maintain all plants and architectural elements
to assure public safety.
(c)
Maintenance guidelines for the plants are encouraged to be published
by the planting plan designer and be used by grounds maintenance personnel
to ensure that the design's buffering and screening concepts are continued.
(4)
Landscape replacement; performance guarantee.
(a)
Any tree or shrub that dies within 18 months of planting shall
be replaced by the current landowner or developer. Any tree or shrub
that within 18 months of planting or replanting is deemed, in the
opinion of the Township, not to have survived or not to have grown
in a manner characteristic of its type shall be replaced. Substitutions
for certain species of plants may be made only when approved by the
Township.
(b)
Landscaping shall be considered an improvement for the purposes
of installation and the provision of a performance guarantee in accord
with of this chapter. In addition, the developer or landowner shall
provide to the Township a performance guarantee equal to the amount
necessary to cover the cost of purchasing, planting, maintaining,
and replacing all vegetative materials for a period of 18 months following
the installation and approval of the landscaping.
H.
List of acceptable plants. All plants used for landscaping and vegetative
cover shall be selected from the List of Acceptable Plants included
in Appendix F.[3] The list is intended to offer a broad selection of plants suitable for the various required landscapes required by this chapter. Native plants are indicated for use in natural or naturalized settings. Plants not found on the list may be substituted, provided that the Township determines that the requirements of § 345-615G(2) are satisfied and the plants are suitable for the proposed purpose and location.
[3]
Editor's Note: Appendix F is included as an attachment to this chapter.
I.
Plan requirements. All areas of the site shall be included in the
landscaping plan, and buffers, screening and those areas immediately
adjacent to buildings and walkways shall be given extra consideration.
Landscape plans shall be submitted concurrently with all preliminary
and final plans. Landscape plans shall be prepared by a landscape
architect licensed and registered to practice by the Commonwealth
of Pennsylvania or other person deemed qualified by the Township.
In addition to the information required by the other plan information
provisions of this chapter, the following information shall be provided:
(1)
The preliminary landscape plan shall show the following:
(a)
Existing features. The location and character of existing buildings;
mature trees standing alone; location and elevation of major specimen
trees (12 inches or greater DBH) in any area of the site proposed
for development; outer limits of tree masses and other existing vegetation;
and the location of floodplain, wetlands, and other natural features
that may affect the location of proposed streets, buildings, and landscape
plantings.
(b)
Proposed landscaping.
[1]
Approximate location of all proposed landscaping required by
this chapter.
[2]
Demarcation of existing vegetation "TO REMAIN" or "TO BE REMOVED"
and the means of protecting existing vegetation during construction.
[3]
Approximate location of proposed buildings, paving, utilities,
or other improvements.
(2)
The final landscape plan shall show the following:
(a)
Location of all outside storage and trash receptacle areas.
(b)
Sidewalks, berms, fences, walls, freestanding signs, and site
lighting.
(c)
All existing and proposed contours at an interval deemed adequate
by the Township to determine the relationship of planting and grading
areas with slopes in excess of 3:1.
(d)
Existing mature trees, woodland, and tree masses to remain.
(e)
Existing mature trees, woodland, and tree masses to be removed.
(f)
Location of all proposed landscaping, including required street
trees, stormwater basin landscaping, parking lot landscaping, property
line buffers, and site element screen landscaping.
(g)
A planting schedule listing the scientific and common name,
size, quantity, and root condition of all proposed plants.
(h)
A schedule showing all landscape requirements and plants proposed
for each category.
(i)
Planting details, including method of protecting existing vegetation,
and landscape planting methods.
(j)
Information in the form of notes or specifications concerning
seeding, sodding, ground cover, mulching, and the like, etc.
(k)
A detailed cost estimate shall be submitted, showing the value
of all proposed landscaping, including all labor and materials.
A lighting plan shall be provided by the developer and shall include details for lighting of roads, parking areas and buildings. Streetlights shall be required for all major subdivisions unless the developer documents that such lighting is not necessary and a modification is granted by the Board of Supervisors. All lighting shall comply with the standards in § 345-617.
Lighting shall be controlled in both height and intensity to maintain community character, and lighting design should be an inherent part of the project design. The applicant shall provide the specifications of the proposed lighting and its arrangement on the site. Following the establishment of any subdivision or land development, the ongoing operation and maintenance of the lighting facilities shall comply with the requirements of Chapter 400, Zoning, and violations shall be subject to the enforcement provisions of Chapter 400, Zoning.
A.
Purpose. To set standards for outdoor lighting to:
(1)
Provide for and control lighting in outdoor places where public
health, safety and welfare are potential concerns;
(2)
Protect drivers and pedestrians from the glare of nonvehicular
light sources;
(3)
Protect neighbors, the environment and the night sky from nuisance
glare and light trespass from improperly selected, placed, aimed,
applied, maintained or shielded light sources; and
(4)
Promote energy-efficient lighting design and operation.
B.
Applicability.
(1)
This § 345-617 shall apply to all uses within the Township where there is exterior lighting that is viewed from outside, including, but not limited to, residential, commercial, industrial, public and private recreational/sports and institutional uses, and sign, billboard, architectural and landscape lighting.
(2)
Exemptions. The following lighting applications are exempt from the requirements of this § 345-617:
(a)
Lighting within public right-of-way or easement for the principal
purpose of illuminating streets or roads. No exemption shall apply
to any lighting within the public right-of-way or easement when the
purpose of the luminaire is to illuminate areas outside the public
right-of-way or easement.
(b)
Lighting for public monuments and statuary.
(c)
Underwater lighting in swimming pools and other water features.
(d)
Low-voltage landscape lighting.
(e)
Individual porch lights of a dwelling.
(f)
Repairs to existing luminaires not exceeding 25% of the number
of total installed luminaires.
(g)
Temporary lighting for theatrical, television, performance areas
and construction sites.
(h)
Temporary lighting and seasonal decorative lighting, provided
that individual lamps are less than 10 watts and 70 lumens.
(i)
Emergency lighting, as may be required by any public agency
while engaged in the performance of its duties, or for illumination
of the path of egress during an emergency.
C.
Standards.
(1)
Illumination levels. Lighting shall have illuminances, uniformities
and glare control in accord with the recommended practices of the
Illuminating Engineering Society of North America (IESNA).
(2)
Luminaire design.
(a)
Horizontal surfaces.
[1]
For the lighting of predominantly horizontal surfaces, such
as, but not limited to, parking areas, roadways, culs-de-sac, vehicular
and pedestrian passage areas, merchandising and storage areas, automotive-fuel-dispensing
facilities, automotive sales areas, loading docks, active and passive
recreational areas, building entrances, sidewalks, bicycle and pedestrian
paths, and site entrances, luminaires shall be aimed straight down
and shall meet IESNA full-cutoff criteria.
[2]
Luminaires with an aggregate rated lamp output not exceeding
500 lumens, e.g., the rated output of a standard nondirectional forty-watt
incandescent or ten-watt compact fluorescent lamp, are exempt from
the requirements of this subsection. In the case of decorative streetlighting,
luminaires that are fully shielded or comply with IESNA cutoff criteria
may be used.
(b)
Nonhorizontal surfaces.
[1]
For the lighting of predominantly nonhorizontal surfaces, such
as, but not limited to, facades, landscaping, signs, billboards, fountains,
displays and statuary, when their use is specifically permitted by
the Township, luminaires shall be 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.
[2]
Luminaires with an aggregate rated lamp output not exceeding
500 lumens, e.g., the rated output of a standard nondirectional forty-watt
incandescent or ten-watt compact fluorescent lamp, are exempt from
the requirements of this subsection.
(3)
Control of glare.
(a)
Travel hazards. 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.
(b)
Adjacent properties. Directional luminaires 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 pedestrianway. Floodlights 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.
(c)
Dusk-to-dawn lights. Dusk-to-dawn lights, when a source of glare
as viewed from an adjacent property, shall not be permitted unless
effectively shielded as viewed from that property.
(d)
Close of business. Parking facility and vehicular and pedestrianway
lighting (except for safety and security applications and all-night
business operations), for commercial, industrial and institutional
uses shall be extinguished after the close of business or facility
operation. When safety or security lighting is proposed for after-hours
illumination, it shall not be in excess of 25% of the number of luminaires
or illumination level required or permitted for illumination during
regular business hours. When it can be demonstrated to the satisfaction
of the Township that an elevated security risk exists, e.g., a history
of relevant crime, an appropriate increase above the 25% limit may
be permitted.
(e)
Automatic control. Luminaires shall be automatically controlled through the use of a programmable controller with battery power-outage reset, which accommodates daily and weekly variations in operating hours, annual time changes and seasonal variations in hours of darkness. The use of photocells is permitted when in combination with the programmable controller to turn luminaires on at dusk and also for all-night safety/security dusk-to-dawn luminaire operation when such lighting is specifically approved by the Township in accord with § 345-617C(3)(c). The use of motion detectors is permitted.
(f)
Vegetation screens. Vegetation screens shall not be employed
to serve as the primary means for controlling glare. Rather, glare
control shall be achieved primarily through the use of such means
as cutoff luminaires, shields and baffles, and appropriate application
of luminaire mounting height, wattage, aiming angle and luminaire
placement.
(g)
Light spillover.
[1]
Residential. The illumination projected from any use onto a
residential use or permanent open space shall at no time exceed 0.1
initial footcandle, measured line-of-sight at any time and from any
point on the receiving residential property. This shall include glare
from digital or other illuminated signs.
[2]
Nonresidential. The illumination projected from any property
onto a nonresidential use shall at no time exceed one initial footcandle,
measured line-of-sight from any point on the receiving property.
(h)
Height. Except as permitted for certain recreational lighting and permitted elsewhere in this subsection, luminaires shall not be mounted in excess of 20 feet above finished grade (AFG) of the surface being illuminated. Luminaires not meeting full-cutoff criteria, when their use is specifically permitted by the Township, shall not be mounted in excess of 16 feet AFG. Mounting height shall be defined as the distance from the finished grade of the surface being illuminated to the optical center of the luminaire. Where proposed parking lots consist of 100 or more contiguous spaces, the Township may, at its discretion, based partially on mitigation of potential off-site impacts, permit a luminaire mounting height not to exceed 25 feet AFG for maximum mounting height of recreational lighting. (See § 345-617D.)
(i)
Flags. The United States and the state flag may be illuminated
from dusk to dawn. All other flags shall not be illuminated past 11:00
p.m. Flag lighting sources shall not exceed 7,000 aggregate lamp lumens
per flagpole. The light source shall have a beam spread no greater
than necessary to illuminate the flag.
(j)
Under-canopy lighting. Under-canopy lighting for such applications
as gas/service stations, hotel/theater marquees, fast-food/bank/drugstore
drive-ups, shall be accomplished using flat-lens full-cutoff luminaires
aimed straight down and shielded in such a manner that the lowest
opaque edge of the luminaire shall be below the light source and its
light-directing surfaces, at all lateral angles around the luminaire.
The average illumination intensity in the area directly below the
canopy shall not exceed 20 maintained footcandles and the maximum
density shall not exceed 30 initial footcandles.
(k)
Soffit lighting. Soffit lighting around building exteriors shall
not exceed 15 initial footcandles.
(l)
Strobe lighting. The use of white strobe lighting for tall structures
such as smokestacks, chimneys and radio/communications towers is prohibited
during hours of darkness except as required by the Federal Aviation
Administration.
(4)
Installation.
(a)
Electrical feeds for lighting standards shall be run underground,
not overhead, and shall be in accord with the National Electric Code
(NEC) Handbook.
(b)
Poles supporting luminaires for the illumination of parking
areas and located within the parking area or directly behind parking
spaces, or where they could be hit by snow plows or wide-swinging
vehicles, shall be protected by being 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, shielded by steel bollards
or protected by other effective means.
(c)
Pole-mounted luminaires for lighting horizontal surfaces shall
be aimed straight down and poles shall be plumb.
(d)
Poles and brackets for supporting luminaires shall be those
specifically manufactured for that purpose and shall be designed and
rated for the luminaire and mounting accessory weights and wind loads
involved.
(e)
Pole foundations shall be designed consistent with manufacturer's
wind load requirements and local soil conditions involved.
(5)
Maintenance. Luminaires and ancillary equipment shall be maintained
so as to meet the requirements of this chapter.
D.
Recreational uses. The nighttime illumination of outdoor recreational
facilities for such sports as baseball, basketball, soccer, tennis,
track and field, and football typically necessitate higher than normally
permitted luminaire mounting heights and aiming angles, utilize very
high-wattage lamps and potentially produce unacceptable levels of
light trespass and glare when located near residential or open space
properties. When recreational uses are specifically permitted by the
Township for operation during hours of darkness, the following requirements
shall apply:
(1)
Race tracks and such recreational venues as golf driving ranges and trap-shooting facilities that necessitate the horizontal or near horizontal aiming of luminaires and projection of illumination may be permitted by the Board of Supervisors. A visual impact analysis shall be required in accord with § 345-617D(4).
(2)
Sporting events shall be timed to end at such time that all
lighting in the sports facility, other than lighting for safe exit
of patrons, shall be extinguished by 10:00 p.m. except in the occurrence
of extra innings, overtimes or makeup games.
(3)
Maximum mounting heights for recreational lighting shall be
in accordance with the following:
(4)
Visual impact plan. To assist the Township in determining whether the potential impacts of proposed lighting have been suitably managed, applications for illuminating recreational facilities shall be accompanied not only with the information required by § 345-617E, but also by a visual impact plan that contains the following:
(a)
Plan views containing a layout of the recreational facility
and showing pole locations and the location of residences on adjoining
properties.
(b)
Elevations containing pole and luminaire mounting heights, horizontal
and vertical aiming angles and luminaire arrays for each pole location.
(c)
Elevations containing initial vertical illuminance plots at
the boundary of the site, taken at a height of five-foot line-of-sight.
(d)
Elevations containing initial vertical illuminance plots on the windowed facades of all residences facing and adjacent to the recreational facility. Such plots shall demonstrate compliance with the light trespass and glare control requirements of § 345-617C(3).
(e)
Proposed frequency of use of the facility during hours of darkness
on a month-by-month basis and proposed time when the sports lighting
will be extinguished.
(f)
A narrative describing the measures proposed to achieve minimum
off-site disturbance.
E.
Plan submission. Lighting plans shall be submitted for Township review
and approval for subdivision and land development applications. The
submitted information shall include the following:
(1)
A plan or plans of the site, complete with all structures, parking
spaces, building entrances, traffic areas (both vehicular and pedestrian),
existing and proposed trees, and adjacent uses that might be adversely
impacted by the lighting. The lighting plan shall contain a layout
of all proposed and existing luminaires, including but not limited
to area, architectural, building entrance, canopy, soffit, landscape,
flags and signs, by location, orientation, aiming direction, mounting
height, lamp, photometry and type.
(2)
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 footcandle, which demonstrates compliance with the light
trespass, illuminance and uniformity requirements as set forth in
this chapter. When the scale of the plan, as judged by the Township,
makes a ten-foot-by-ten-foot grid plot illegible, a more legible grid
spacing may be permitted.
(3)
Light-loss factors, IES candela test-filename, initial lamp-lumen
ratings and specific lamp manufacturer's lamp-ordering nomenclature,
used in calculating the plotted illuminance levels.
(4)
Description of the proposed equipment, including luminaire catalog
cuts, photometrics, glare-reduction devices, lamps, on/off control
devices, mounting heights, pole foundation details, pole protection
means and mounting methods.
(5)
Landscaping plans shall contain luminaire locations, demonstrating
that the site lighting and landscaping have been coordinated to minimize
conflict between vegetation and intended light distribution, both
initially and at vegetation maturity.
(6)
When requested by the Township, the applicant shall also submit a visual impact plan in accord with § 345-617D(4).
(7)
Plan notes. The following notes shall appear on the lighting
plan:
(a)
Post-approval alterations to lighting plans or intended substitutions
for specified lighting equipment on the approved plan shall be submitted
to the Township for review and approval prior to installation. Requests
for substitutions shall be accompanied by catalog cuts of the proposed
equipment that demonstrate the proposed substitution is equal to or
exceeds the optical quality and maintainability of the specified luminaires;
and shall be accompanied by a lighting plan, including a point-by-point
plot, which demonstrates that proposed substitutions will result in
a lighting design that equals or exceeds the quality of the approved
plan.
(b)
The Township reserves the right to conduct post-installation
inspections to verify compliance with chapter requirements and approved
lighting plan commitments, and if deemed appropriate by the Township,
to require remedial action at no expense to the Township.
(c)
All exterior lighting, including building-mounted lighting,
shall meet IESNA full-cutoff criteria unless otherwise specifically
approved by the Township.
(d)
Installer shall notify Township to arrange for inspection and
approval of all exterior lighting, including building-mounted lighting,
prior to its installation.
F.
Violations; safety hazards.
(1)
When the Zoning Officer determines that a lighting installation violates any provision of this chapter or creates a safety hazard, an enforcement proceeding shall be initiated in accord with the enforcement provisions of Chapter 400, Zoning.
(2)
If appropriate corrective action has not been effected within
15 days of notification, the Township may take appropriate legal action.
G.
ARCHITECTURAL LIGHTING
FOOTCANDLE
FULL CUTOFF
FULLY SHIELDED
GLARE
LAMP
LED
LIGHT FIXTURE
LIGHT TRESPASS
LIGHTING SYSTEM
LUMEN
LUMINAIRE
LUMINAIRE, SHIELDED DIRECTIONAL
Definitions. Words and phrases used in this § 345-617 shall have the meanings set forth in this § 345-617G. Words and phrases not defined in this § 345-617G but defined in Article II shall be given the meanings set forth in said article. All other words and phrases shall be given their common, ordinary meaning, unless the context clearly requires otherwise.
Lighting designed to reveal architectural beauty, shape and/or
form and for which lighting for any other purpose is incidental.
The amount of illumination the inside surface of a one-foot
radius sphere would receive if there were a uniform point source of
one candela in the exact center of the sphere. The footcandle is equal
to one lumen per square foot, and is measurable with an illuminance
meter (light meter).
Attribute of a luminaire from which no light is emitted at
or above a horizontal plane drawn through the lowest light-emitting
portion of the luminaire and no more than 10% of the lamp's intensity
is emitted at or above an angle 10° below that horizontal plane,
at all lateral angles around the luminaire. A full-cutoff luminaire,
by definition, also is fully shielded.
A luminaire with opaque top and sides, capable of emitting
light only in the lower photometric hemisphere as installed.
Light entering the eye directly from luminaires or indirectly
from reflective surfaces that causes visual discomfort or loss in
visual performance and visibility.
A generic term for a source of optical radiation, often called
a "bulb" or "tube."
Light-emitting diode.
The complete lighting assembly (including the lamp, housing,
reflectors, lenses and shields), not including the support assembly
(pole or mounting bracket).
Light emitted by a luminaire or installation, which is cast
beyond the boundaries of the property on which the lighting installation
is sited.
On a site, all exterior electric lighting and controls.
As used in the context of this chapter, the light-output
rating of a lamp (light bulb).
The complete lighting unit (fixture), consisting of a lamp,
or lamps and ballast(s), when applicable, together with the parts
designed to distribute the light (reflector lens, diffuser) to position
and protect the lamps, and to connect the lamps to the power supply.
A fully shielded luminaire with an adjustable mounting device
allowing aiming in a direction other than straight downward.
A.
Identification. If a proposed subdivision or land development includes
any area that is suspected of being a wetland, then the applicant
may be required to provide a professional wetland delineation. The
Township may require that the applicant obtain a jurisdictional determination
from the United States Army Corps of Engineers. Until such time as
the Board of Supervisors has approved application, the wetland limits
shall be visibly identified in the field.
B.
State and federal regulations. Any approval under this chapter shall
be conditioned upon compliance with federal and state wetland regulations.
The Board of Supervisors may refuse to approve a plan for recording
or delay the issuance of permits until an applicant documents such
compliance.
C.
Buffers. The wetland buffers required by Chapter 400, Zoning, shall be provided and shall be shown on the plan.
D.
Mitigation. Compensatory mitigation projects required as part of
federal or state permits shall be shown on plans. Future lot owners
whose property encompasses all or part of a mitigation area shall
be notified that the portion of their property which includes the
mitigation area may not be altered and is considered a jurisdictional
wetland by the federal and state governments. Lot owners may be responsible
for maintenance of mitigation areas. In order to help ensure the long
term viability of wetland mitigation efforts, the Township discourages
multiple ownership of mitigation areas. Ownership by one individual
or a homeowners' association is encouraged. Owners of the wetland
mitigation areas must be clearly identified on the plan.
E.
Protection. Where the study shows the existence of wetland areas,
the delineated boundary shall be properly fenced to prevent encroachment.
Snow fence or other acceptable material shall be used (the use of
silt fence is not acceptable). The fence shall be properly installed,
at a minimum distance of 20 feet outside the delineated boundary,
prior to any construction or issuance of building permits. No land
shall be disturbed within any required buffer area except in accord
with Township requirements. The fence must be properly maintained
until all occupancy permits have been issued and/or for the extent
of all construction.
A.
Purpose. To provide adequate open spaces, recreational lands and
recreational facilities to serve new inhabitants/occupants of new
residential developments, for both active and passive recreation,
as is specifically authorized by § 503(11) of the Pennsylvania
Municipalities Planning Code (MPC).[1]
[1]
Editor's Note: See 53 P.S. § 10503(11).
B.
Applicability; exemptions.
[Amended 5-23-2022 by Ord. No. 2022-07]
(1)
Applicability. This § 345-619 shall apply to any preliminary, preliminary/final, or final residential subdivision plan; residential land development plan; or nonresidential land development plan which is submitted after the enactment date of this amendment.
(2)
Exemptions. This § 345-619 shall not apply to plans that the Board of Supervisors determines only involve adjustment or corrections (not increasing the number of lots, dwelling units or nonresidential building area) to an approved preliminary plan or a preliminary plan that was actively before the Township for consideration as of the enactment date of this amendment, nor to agricultural uses as defined by § 345-204.
C.
Limitations on use of fees.
(1)
Separate account. Any fees collected under this chapter shall
be placed within an interest-bearing account and shall be accounted
for separately from other Township funds. Such account shall be controlled
by the Township, and any interest shall become funds in that account.
(2)
Use. The fees shall be used for Township or other public recreation
facilities located in the Township. In addition, the Supervisors may
commit fees to a recreation area open to the public in an adjacent
municipality that would serve the inhabitants of the development that
paid the fees. Such fees shall only be used for the acquisition of
public open space and related debt payments, development of public
recreational facilities, landscaping of public open space, and related
engineering and design work.
D.
Land dedication. Any residential subdivision or land development regulated under this chapter shall be required to dedicate the specified amount of common open space, unless the payment of recreation fees in-lieu of land is required by the Board of Supervisors or as noted in § 345-619D(1).
(2)
Land requirements. The land requirements of this chapter shall
be based upon the number of new dwelling units that are proposed on
the lots of a subdivision or land development after approval. No land
requirement shall be required for agricultural, livestock or poultry
buildings.
(3)
Prime open space. For the purposes of this chapter, the term
"prime open space" shall mean land proposed to be established as common
open space that would meet all of the following standards:
(a)
Less than 6% average slope;
(b)
Not a wetland under federal and/or state regulations;
(c)
Be part of a contiguous tract of at least two acres (which may
include existing adjacent common open space); and
(d)
Not be within the one-hundred-year floodplain as defined by
official floodplain maps of the Township, as prepared by FEMA.
(4)
Amount of residential common open space. For a subdivision,
the following amounts for each permitted new dwelling unit shall apply,
unless revised by resolution of the Board of Supervisors:
|
Percentage of the Total Common Open Space that Would Meet the
Definition of Prime Open Space
|
Minimum Required Common Open Space Per Permitted Dwelling Unit
(square feet)
|
|---|---|
|
0% to 25.0%
|
5,200
|
|
25.1% to 75.0%
|
2,600
|
|
75.1% to 100%
|
1,300
|
E.
Recreation fees. The developer of any subdivision or land development governed by this § 345-619 shall pay a recreation fee in accord with the following:
[Amended 5-23-2022 by Ord. No. 2022-07]
(1)
Fee amount. The fee amount shall be established by resolution
of the Board of Supervisors based upon the fair market value of comparable
land.
(2)
Payment of fees. All applicable recreation fees shall be paid
prior to the release of the final or preliminary/final plan for recording
and prior to the issuance of any permits by Polk Township.
F.
Dedication of land versus fees. The Township reserves the right to
determine, on a case-by-case basis, whether dedication of land is
preferable to the payment of an in-lieu fee. If the applicant does
not propose dedicating common open space that meets Township requirements
(as determined in the sole discretion of the Board of Supervisors),
then the payment of recreation fees shall be required instead of land
dedication. The Township should consider the following in making its
decision on whether to accept the dedication of land or the payment
of a fee in lieu thereof:
(1)
Whether the land in that location would serve a valid public
purpose.
(2)
Whether there is potential to make a desirable addition to an
existing public recreation area or to create a greenway along a creek.
(3)
Whether the proposed land would meet the objectives and requirements of this § 345-619 and any relevant policies of the Township Comprehensive Plan or Recreation and Open Space Plan.
(4)
Whether the area surrounding the proposed development has sufficient
existing recreation and open space land and whether it is possible
for pedestrians and bicyclists to reach those lands.
(5)
Any recommendations that may be received from the Planning Commission,
the Township Engineer, the local school board or school district staff
and the Township Parks and Recreation Board.
G.
Common open space and recreation land to be dedicated.
(1)
Suitability. Land required to be dedicated shall be suitable
for its intended purpose, in the determination of the Board of Supervisors.
The applicant shall state in writing what improvements, if any, he/she
intends to make to the land to make it suitable for its intended purpose,
such as grading, landscaping, or development of trails. Such land
shall be free of construction debris at the time of dedication.
(2)
Ownership. Required common open space shall be dedicated to
the Township, unless the Board of Supervisors agrees to accept a dedication
to any of the following: Pocono Mountain School District, Monroe County,
the Pennsylvania Bureau of State Parks, the Pennsylvania Fish and
Boat Commission, the Pennsylvania Game Commission, a homeowners' association,
a single property owner in the case of agricultural land or an environmental
organization acceptable to the Board of Supervisors. In the case of
a rental development, the Township may permit the common open space
to be retained by the owner of the adjacent buildings.
(a)
Homeowners' association. If required common open space is to
be owned by a homeowners' association, the developer shall be required
to establish such association in a form that requires all property
owners within the development to annually contribute to the maintenance
of the common open space.
(b)
Township acceptance. Any homeowners' association agreement regarding
required common open space shall be subject to acceptance by the Board
of Supervisors, based upon review by the Township Solicitor. The provisions
of § 705(f) of the Municipalities Planning Code[3] should serve as a model for such agreement.
[1]
If common open space is to be owned by a property owners' association,
the developer shall be required to establish such association in a
form that requires all property owners within the development to annually
contribute to the maintenance of the common open space.
[2]
Prior to the sale of any dwelling unit or lot, all deeds shall
require each property owner to pay fees on a regular basis for the
maintenance and other expenses of owning such land. The property owners'
association shall be incorporated with covenants and by-laws providing
for the filing of assessments. After providing notice to affected
owners, the Township shall have the authority to establish municipal
liens upon all properties in the association to fund maintenance of
the land and Township legal costs if the property owners' association
does not fulfill its responsibilities.
[3]
Editor's Note: See 53 P.S. § 10705(f).
(c)
Private lot. Where another form of ownership is not practical,
the Board of Supervisors may permit the required open space to be
added onto a privately owned lot, provided a permanent conservation
easement protects the open space from development.
(d)
Transfer to another entity. If the approved plan states that
ownership of and/or responsibilities to maintain the common open space
are limited to a particular entity, then any transfer of ownership
of responsibilities to another entity shall require preapproval by
the Board of Supervisors. Where land is to be owned by a conservation
organization, a process should be established for the land to transfer
to a different organization if the first organization is not able
to fulfill its obligations.
(e)
Dedication to Township. The Board of Supervisors may require
that the required common open space be dedicated to the Township,
as opposed to a private entity. The Board of Supervisors shall not
be required to accept dedication of any open space.
(3)
Deed restrictions/conservation easements. Common open space
shall be protected from future development and subdivision by a permanent
conservation easement or deed restriction enforceable by the Board
of Supervisors. Such restriction may also be enforceable by other
parties. Such restrictions shall prohibit the construction of any
buildings, except buildings for noncommercial recreation or that are
necessary to support maintenance of the open space.
(4)
Priority. Priority shall be given to dedication of land that
would be suitable for:
(a)
Additions to existing public schools and public parks;
(b)
Would preserve woods, steep slopes or other important natural features
of land along a creek or river;
(c)
That would be suitable for centralized active recreation;
(d)
Connect to open space areas through greenways; or
(e)
Serve as passive recreation for hiking and related activities.
(5)
Suitability. Land that is not suitable for active or passive
recreation shall not be permitted to meet the requirements of this
chapter, including areas within a stormwater detention basin that
are not suitable for recreation. Portions intended for active recreation
shall be well drained, of less than 4% average finished slope and
not require filling in of a wetland for use.
(6)
Access and contiguousness. Common open space within a subdivision
or land development shall be contiguous, except as may be specifically
exempted by the Board of Supervisors, and shall have adequate access
for maintenance and by pedestrians. If open space is limited to residents
of a development, the Township may still require that a defined trail
easement be open to all pedestrians to provide for a needed link.
(7)
Lands close to buildings. For the purpose of this chapter, no land shall be used to meet the minimum common open space requirements of this § 345-619 if such land is within:
(8)
Sewage facilities in common open space. Sewage facilities of
adjoining property owners may be located as a reserve location on
the common open space when lot's size does not allow reserve sewage
disposal site. Adequate easements shall be established to clarify
rights and responsibilities. Community sewage facilities may be located
in the common open space subject to review by the Township Planning
Commission and approval by the Township Board of Supervisors to determine
if the proposed facilities are compatible to the proposed use of the
open space. If buildings are associated with the sewage disposal,
additional open space shall be provided in the equal amount to the
space occupied by the building.
(9)
Wells. Wells of adjoining property owners or community water
supplies may be located in common open space. Adequate easements shall
be established to clarify rights and responsibilities. If buildings
are associated with the water supply, additional open space shall
be provided in the equal amount to the space occupied by the building.
(10)
Residual lands. If only a portion of a larger tract of land
is currently proposed to be subdivided, or the applicant owns one
or more adjacent tracts that are not currently proposed to be subdivided,
the applicant shall provide a sketch of a possible future land dedication
on these adjacent lands in case they would be developed in the future.
The intent is to coordinate current plans with any future development,
even in the long term.
(11)
Coordination with future adjacent dedication. The Board of Supervisors
may require that a required land dedication within a property currently
being subdivided be placed along an edge of the property so that it
may, in the future, be combined with an open space dedication on the
edge of an adjoining property when that adjoining property is subdivided
or developed.
(12)
Other ordinances. Any required land dedication or fees under this chapter shall be in addition to any open space requirements, land dedication or improvement requirements of any other Township ordinances, including land that is developed as part of a conservation design development, under Chapter 400, Zoning.
H.
Combination of land and fees. Upon mutual agreement of the Board
of Supervisors and the applicant, the Township may accept a combination
of common open space and fees-in-lieu of land to meet the requirements
of this chapter for a subdivision or land development. For a residential
development, this combination shall be based upon the common open
space requirement applying for the remaining number of dwelling units.
I.
Timing of fees. Fees required by this § 345-619 for all of the dwelling units shall be paid prior to the release of the signed final plan.
J.
Facilities in place of land or fees.
(1)
An applicant may submit a written request for a modification
of the requirements of this chapter by offering to construct substantial
permanent recreation facilities open to the general public within
the proposed subdivision or land development or on public parkland.
Such modification may only be approved if the applicant clearly proves
to the satisfaction of the Board of Supervisors that the facilities
will serve a valid public purpose, will be designed following modern
standards in a durable manner and will have an equal or higher value
than fees that would otherwise be required. The Supervisors shall
determine whether facilities construction would be in the public interest,
or whether the payment of fees is required. The Supervisors shall,
at a minimum, consider the following in this decision:
(a)
Whether the facilities in the proposed location would serve
a valid public purpose.
(b)
Whether the facilities are a desirable addition to an existing
public park.
(c)
Whether the proposed facilities meet the objectives and requirements
of this chapter and any relevant goals and policies of the Township's
Comprehensive Plan, Recreation Plan, or Regional Recreation and Open
Space Plan.
(d)
Whether the facilities, if proposed within the development,
will be easily accessible to other Township residents.
(e)
Any recommendations from the Planning Commission, the Township
Engineer, the school district, or the County Parks and Recreation
Board.
(2)
A modification of these requirements may also be approved by
the Board of Supervisors if the applicant donates or sells appropriate
public recreation land to the Township, school district or other governmental
entity. In such case, the applicant shall provide a written appraisal
from a qualified professional that the market value of the donation
or sale price reduction is greater than the value of the fee or land
requirement that is waived. In such case, the land shall be determined
to be suitable for public recreation.
Each major residential subdivision or residential land development
shall provide an adequate and reliable water source for firefighting
purposes. The provisions for an adequate and reliable water source
shall be submitted as part of the application. Such plans and installations
shall be inspected by the Township for compliance with this chapter.
The developer may elect to provide this water source through the establishment
of a pressurized water system, static water source or combination
thereof.
A.
Pressurized system. When electing to use a pressurized water distribution
system, the system shall be designed in accord with accepted engineering
practice.
B.
Static water sources. When electing to use a static water source,
the developer shall ensure that access to the water source is provided
within 1/2 mile road distance (not point to point) of any buildable
point within the subdivision. This may be met either through the use
of ponds, cisterns, or a combination thereof. Access to the water
source shall be guaranteed with a recorded agreement between the owner
of the water source and the Township. Regardless of the type of static
source provided, the system shall be installed in compliance with
NFPA 1231, unless the Township requires different standards.
(1)
Static water sources shall be of sufficient capacity to provide
an uninterrupted flow of at least 1,500 gallons per minute for a two-hour
duration. Dry hydrants shall be installed in static water sources
and located as required to meet the one-half-mile requirement.
(2)
The dry hydrant shall be capable of supplying a 1,500 gallons
per minute pumper operating at one-hundred-percent capacity at 150
pounds per square inch through 10 feet of six-inch suction hose. Dry
hydrants shall be terminated with a forty-five-degree dry hydrant
head with six-inch male NST threads and a cap. The center line of
the head shall be three feet from the ground. All piping used in the
dry hydrant shall be schedule 80 PVC, with a minimum diameter of eight
inches. All exposed aboveground components shall be primed with a
PVC primer to prevent deterioration. The hydrant head shall be connected
to the piping with a tapered coupling.
(3)
The piping for the dry hydrant shall be installed a minimum
of three feet below the frost line and average ice depth of the water
source. The strainer shall be located below the surface of the water
at a depth that is greater than three feet below the average ice depth
of the water (and the water surface) and no less than two feet from
the bottom of the water source. The strainer shall have a cleanout
cap installed for maintenance. The vertical distance from the water
surface to the center line of the hydrant head shall not exceed 10
feet.
(4)
Adequate road access shall be provided as determined by the
Township.
Fire apparatus access roads and fire lanes shall be provided
within all major subdivisions and all land developments in accordance
with the minimum standards set forth in this section.
A.
Fire apparatus access roads. A road providing access for fire apparatus
from the fire station to every facility, building or portion of a
building within all major subdivisions and all land developments approved
under this chapter shall be provided and maintained in accordance
with the following requirements:
(1)
The fire apparatus access road shall comply with the requirements of this § 345-621 and shall extend to within 150 feet of all portions of the facility or any portion of the exterior wall of the first story of any building, as measured by an approved route around the exterior of the building or facility, except as follows:
(a)
If the building is equipped throughout with an approved automatic
sprinkler system, the Township may allow an increase of the dimension
of 150 feet.
(b)
Where fire apparatus access roads cannot be installed due to
location on the property, topography, waterways, nonnegotiable grades
or similar conditions, and an alternative means of fire protection
is provided.
(2)
Specifications. Fire apparatus access roads shall be designed,
installed and maintained in accordance with the following criteria:
(a)
Existing public roads. All roads and bridges which are public
at the time of adoption of this chapter shall be considered adequate
to meet the required specifications of this section.
(b)
Dimensions. Fire apparatus access roads shall have an unobstructed
width of not less than 20 feet, and an unobstructed vertical clearance
of not less than 14 feet. The portion of a fire apparatus access road
adjacent to a fire hydrant or adjacent to a building with a height
in excess of 30 feet shall have a minimum width of 26 feet.
(c)
Surface. Fire apparatus access roads shall be designed and maintained
to support the imposed loads of fire apparatus, and shall be surfaced
so as to provide all-weather driving capabilities.
(d)
Turning radius. The minimum turning radius of any fire apparatus
access road shall be determined by the Township depending upon specific
conditions but shall not be less than 30 feet for the inside radius.
(e)
Dead-end roads. Dead-end fire apparatus access roads in excess
of 150 feet in length shall be provided with an approved area for
turning around of fire apparatus, with a minimum constructed diameter
of 100 feet, or such other configuration as may be approved by the
Township.
(f)
Bridges. Where a bridge is part of a fire apparatus access road,
the bridge shall be constructed, maintained and posted in accordance
with AASHTO Standard Specifications for Highway Bridges.
(g)
Grade. Except for any public road portion, the grade of a fire
apparatus access road shall not exceed 12%, unless a steeper grade
is approved by the Township.
(h)
Marking. Where required by the Township, approved signs shall
be provided for the fire apparatus access roads to identify such roads
and to prohibit the obstruction thereof.
(i)
Obstructions. Fire apparatus access roads shall not be obstructed
in any manner, including the parking of vehicles. The minimum widths
and clearances established above must be maintained at all times.
(j)
Gates. The Township may require or approve the installation
and maintenance of gates or otherwise approved barricades. Such gates
shall comply with the following criteria:
(3)
Multiple fire apparatus access roads. The Township may require
more than one fire apparatus access road based on the potential for
impairment of a single road by vehicle congestion, condition of terrain,
climactic conditions or other factors that could limit access, in
addition to the criteria below, for which multiple fire apparatus
access roads are required:
(a)
Buildings exceeding 20,000 square feet gross floor area shall
be provided with at least two separate means of fire apparatus access.
(b)
Projects containing more than 12 dwelling units shall be provided
with at least two separate means of fire apparatus access.
(c)
When such multiple fire apparatus access roads are required,
they shall be separated by a minimum of 1/2 the length of the overall
diagonal dimension of the property or area to be served.
B.
Fire lanes. With the exception of single-family and two-family dwellings,
fire lanes shall be provided for all buildings which are set back
more than 150 feet from a fire apparatus access road, for buildings
which exceed 30 feet in height and are set back more than 50 feet
from a fire apparatus access road, and for buildings which exceed
20,000 square feet gross floor area, in accord with the following
criteria:
(1)
Exceptions. When a combination of private fire protection facilities
and methods, including but not limited to fire-resistive roofs, fire
separation walls, space separation and fire-extinguishing systems,
are provided by the applicant and approved by the Fire Chief as an
acceptable alternative, fire lanes shall not be required.
(2)
Width. Fire lanes shall have a minimum width of 24 feet.
(3)
Locations. Fire lanes shall provide access to the main entrance
to the building (in the case of multiple occupancy, to the main entrance
of each occupancy), to entrances to equipment areas and to shipping/loading
docks.
(a)
Fire lanes shall be a minimum of 10 feet from any exterior wall
or building overhang, and a maximum of 50 feet from the exterior wall
if one or two stories, and a maximum of 30 feet from the wall if more
than two stories.
(b)
Fire lanes shall run along the front of the building as determined
by the primary entrance(s) and the side(s) where there are equipment
areas and/or shipping/loading docks. Where there is more than one
primary entrance, each entrance shall be served by a fire lane.
(c)
For buildings with a gross floor area of 10,000 square feet
or less of gross floor area, parking may be provided between the building
and the fire lane, provided that unobstructed emergency services access
shall be provided in the parking rows at intervals not exceeding 100
feet.
(d)
For buildings with a gross floor area in excess of 10,000 square
feet of gross floor area, parking shall not be permitted between the
building and the fire lane.
(e)
For buildings with a gross floor area in excess of 20,000 square
feet of gross floor area, fire lanes shall be provided around the
perimeter of the building.
(f)
Fire lanes in excess of 150 feet in length shall be provided
with an approved area for turning around of fire apparatus.
(g)
Marking and identification of fire lanes shall be provided as
approved by the Township.
C.
Additional reviews. Where fire lanes are required by § 345-621B, the Township may require the applicant to provide such number of additional sets of the land development plans as it deems necessary for the information and potential review of emergency services providers, including the Polk Township Fire Company, West End Community Ambulance, the Monroe County Control Center and the Pennsylvania State Police.
For each major residential subdivision and each major residential
land development, safe and convenient areas for appropriate services,
including but not limited to United States Postal Service and school
bus pickup and dropoff must be provided.
A.
Access. Where private roads and/or access ways will be provided within
the development, access shall be provided from a public road to a
suitable common services area from which the above-referenced services
can be safely and conveniently provided.
B.
Services. A suitable common services area shall be designed, constructed
and maintained for at least the following services:
(1)
School bus stop. An approved school bus stop shall be provided
at a safe location within or adjacent to the common services area.
(2)
United States Postal Service. An area approved by the United
States Postal Service shall be provided within the common services
area for the location of centralized or cluster mailboxes for the
residents of the development.
C.
Parking area. For any residential development which contains 10 or
more dwelling units, a parking area must be provided and maintained
adjacent to the school bus stop and mailbox areas for the convenience
of residents. Such parking area must provide an adequate number of
parking spaces for the use of residents waiting at the school bus
stop and for depositing or picking up mail.
(1)
A minimum of one parking space for each five dwelling units
shall be provided, with an absolute minimum of four parking spaces.
(2)
The parking area shall be designed, constructed and maintained in accordance with the requirements of § 345-612, Off-street parking and loading.
(3)
The parking area shall include a safe waiting area for school
bus pickup and shall provide safe pedestrian access to and from the
school bus stop.
(4)
For developments of 50 or more dwelling units, the parking area
aisles shall be designed to accommodate buses.
