Any application for approval of a subdivision or land development
shall conform to the standards set forth in this article. The standards
specified in this article are minimum design requirements.
In reviewing any application for approval of a subdivision or
land development, Township Supervisors shall refer the application
for development to the Township Engineer for a recommendation concerning
technical compliance with these design standards and the Infrastructure
Improvement and Development Specifications.
Service streets, as defined by this chapter, may be permitted
in commercial and industrial developments where needed for loading,
unloading or secondary access. Service streets shall be constructed
in accordance with Cross Creek Township Infrastructure Improvement
and Development Specifications.
Easements for sanitary sewers, water lines and stormwater management
facilities shall be required to have a minimum width of 20 feet. Where
a subdivision or land development is, or will be, traversed by a watercourse,
there shall be provided a stormwater easement or drainage right-of-way
of a width sufficient for the purpose, but not less than 20 feet.
The following standards shall apply to all lots proposed to
be subdivided or developed in accordance with this chapter.
A. Area.
(1) Minimum lot areas shall conform to the requirements of Chapter
320, Zoning.
(2) When a tract is subdivided into lots that are larger than the minimum lot area required by Chapter
320, Zoning, such lots or parcels shall be so arranged as to permit a logical location and opening of future streets and resubdividing with provisions for adequate utility connections for each subdivision.
B. Frontage. All lots created by subdivision shall have frontage along the right-of-way of either a public street or private street of 50 feet, provided further that the criteria in §
270-88B(1)(a) through
(i) are met. Every lot shall be accessible to emergency service, public safety and firefighting vehicles and equipment.
[Amended 5-23-2006 by Ord. No. 3-06]
(1) Private
street frontage.
(a) A private street may be recorded to serve no more than three lots.
(b) A private street right-of-way width shall be 50 feet.
(c) Private streets shall be designed to provide frontage to all lots
in the subdivision including the parcel from which the subdivision
is created.
(d) The minimum width of a private street cart way shall be 10 feet and
shall be constructed of a mud-free, dust-free surface. The maximum
grade of a private street shall be 12%.
(e) A notation shall be placed on the plat for recording indicating that
the Township has no maintenance responsibilities for the private street.
(f) The plat for recording and the deeds for each lot shall contain a
statement that any future request by the lot owners to have the street
accepted by the Township as a public street shall be subject to the
owners assuming the total cost of improving the private street to
the current Township Infrastructure Improvement and Development Specifications.
(g) Lots on private streets shall comply with all other parts of §
270-88.
(h) An association or other legally binding organization of landowners
with access rights on the private street shall be formed and administrated
for the purpose of maintenance of the private street.
(i) The maximum length of a private street shall be 600 feet.
C. Double frontage. Double frontage lots shall be avoided; however,
where a double frontage lot is the only practical alternative, vehicular
access shall be limited to only one street and that street shall be
the street with the lower volume of traffic, if physically feasible.
The final plan shall contain a notation restricting vehicular access
to one street frontage.
D. Side lines. Whenever practical, the side lines of a lot shall be
at right angles or radial to the right-of-way lines of streets.
E. Front building lines. Front building lines of lots shall conform to the minimum requirements of Chapter
320, Zoning, and shall be shown on the final plat.
F. Grading of lots. Lots shall be graded to provide drainage away from buildings and water shall be drained to the street, rather than to adjoining property. The developer shall be required to provide drains or other drainage facilities, as approved by the Township Engineer, to drain off surface water within the development. All grading shall comply with the requirements of Chapter
170, Grading and Excavation.
G. Driveways.
(1) No driveway shall have a slope of more than that permitted by the
Cross Creek Township Infrastructure Improvement and Development Specifications,
Driveway Standard Detail, Exhibit 7. Driveways may extend from the right-of-way line of the
street to the cartway of the street, but shall not change the grade
or contour of the street right-of-way, nor shall any person cut into,
fill, or in any way alter any gutter, curbing, drainage ditch or storm
sewer, within the right-of-way of a street or easement for the purpose
of extending a driveway; or for any other purpose without first obtaining
a permit there for from the Township. All curb cuts shall conform
to Township specifications. Paved driveways shall have a joint at
the public street right-of-way. Driveways shall not be constructed
in such a way that creates a drainage problem on adjoining property.
No catch basin shall be placed where a driveway intersects a street.
(2) Driveways intersecting Township streets shall have an improved surface
with a minimum thickness of four inches bituminous concrete or six
inches cement concrete. Driveways intersecting state roads shall be
constructed in accordance with the Pennsylvania Department of Transportation
Design Manual.
(3) Driveways which are shared among two or more lots shall have a minimum
improved surface 12 feet in width. Common driveways shall be within
a recorded easement at least 15 feet in width and shall be subject
to a recorded agreement for maintenance which is noted on the plat
and referenced in the deeds for each lot the driveway serves.
H. Accessibility. Every lot, building and structure shall be accessible
to emergency and public safety vehicles.
I. House numbers. House numbers shall be assigned by the developer,
subject to the approval of the Township, U.S. Postal Service and Washington
County 911 and consistent with the basic house numbering system known
as the equal interval addressing system, also known as the uniform
measurement system, century system or benchmark system. House numbers
shall be posted at each house so as to be readable from the street
and shall be comprised of Arabic numerals or alphabet letters at least
four inches high and with a minimum width stroke of 1/2 inch.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
Stormwater management facilities shall be provided for all subdivisions and land developments in accordance with Chapter
257, Stormwater Management, and all applicable state and county regulations.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
In addition to all applicable design standards specified in §§
270-82 through
270-92, all land developments shall comply with the following design standards:
A. Lighting of property.
(1) Parking and pedestrian areas on the property shall be lighted to
create a level of not less than one footcandle when measured three
feet above the pavement throughout the paved areas on the property.
Such lighting may be from freestanding lampposts within the parking
areas, from nearby streetlights or from lights mounted on buildings.
Lighting shall be shielded or aimed so as not to create glare conditions
on adjacent streets or properties. All lighting shall be the full
cut-off design to insure that no lighting goes beyond the property
boundary.
(2) Light standards in parking areas shall be protected from accidental
damage by vehicles.
B. Landscaping.
(1) All areas of the property not paved or occupied by buildings shall
be landscaped and maintained in grass, shrubs, trees, ground cover,
mulching materials or other natural materials planted in accordance
with accepted minimum standards. At least 5% of the total area of
the property shall be set aside for landscaping. Lot areas not covered
by buildings, sidewalks, pavement or other improvements shall be seeded
with grass or other appropriate ground cover material compatible with
the landscape and architectural design and condition of the surrounding
areas. Landscaping materials shall not obstruct sight distances at
access points to the property.
(2) Where required by Chapter
320, Zoning, buffer areas shall be provided which comply with the design standards specified in Chapter
320, Zoning. A landscaping plan shall be submitted which shows compliance with this chapter, any buffer area requirements and required landscaping and screening of parking areas and loading areas.
C. Garbage and trash containers. All organic rubbish and discarded materials
shall be placed in tight vermin-proof containers on the property and
shall be secured in side or rear yards screened from public view by
means of a solid face fence or wall. Containers shall be emptied not
less frequently than once a week. On properties where food is served
in paper containers, covered waste receptacles shall be conspicuously
located on the premises for use by patrons. The management shall be
responsible for maintaining the property free of litter.
D. Parking areas. Parking areas shall be designed in accordance with the provisions of Chapter
320, Zoning. Ingress and egress and interior circulation on the site shall be designed to ensure safety and minimize congestion. Adequate provision shall be made for safe pedestrian circulation within the parking areas and from the parking areas to the buildings. Fire lanes shall be adequately marked and maintained in locations approved by the Township.
All subdivision and land development plans shall be designed
to meet the current standards of the commonwealth and federal law
with respect to handicapped accessibility and verification of compliance
shall be provided to the Township by the applicant.