The standards and requirements contained in this article shall
apply as minimum design standards for subdivisions and/or land developments.
Whenever other Township ordinances or regulations impose more restrictive
standards and requirements than those contained herein, the more restrictive
shall apply.
A.
Property analysis. Characteristics, such as site configuration, geology,
soil, topography, water bodies, ecology, vegetation, structures, road
network, visual features and past/present use shall be considered
in the design of the proposal. To the greatest extent possible, designs
should:
B.
Preservation of natural and cultural features. The following specific
areas shall be preserved and incorporated into the overall design:
C.
General design goals. The development shall be laid out to avoid
unnecessary impervious cover and to mitigate adverse effects of shadow,
noise, glare, odor, traffic, drainage, and utilities on neighboring
properties.
D.
Conformance with adopted plans. Design of the development shall take
into consideration all adopted Township, county and state plans for
the Township and surrounding community.
A.
General street circulation. Streets, alleys, driveways, and access
drives form the circulation system. The circulation system shall be
designed to:
(1)
Permit the safe, efficient and orderly movement of vehicles;
(2)
Provide, when possible, two directions of vehicular access by means
of a street or access drive to and within a development;
(3)
Meet the needs of the present and future population;
(4)
Provide a simple and logical pattern;
(5)
Function under a hierarchy system where the intensity of intersections
decreases as traffic volumes and speed increase;
(6)
Respect the natural features and topography; and
(7)
Present an attractive streetscape.
B.
Private street.
(1)
Private streets are prohibited, unless such streets meet the design
standards of this chapter and the objectives of the development warrant
private ownership of streets. In all situations, the approval of a
private street shall be at the discretion of the Board of Supervisors.
(2)
Applications that propose private streets shall include an agreement
that shall be recorded with the office of the Lancaster County Recorder
of Deeds in conjunction with the final plan. To avoid a delay, the
applicant is encouraged to submit the agreement with the preliminary
plan. Said agreement shall stipulate the following:
(a)
The street shall be constructed and maintained in conformance
with the public street standards of this chapter.
(b)
Any future offer of dedication will include sufficient funds
for maintenance, as estimated by the Township.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
(c)
That an offer for dedication will include whole streets and
adequate circulation.
(d)
The method of assessing maintenance and repair cost to the owners
of adjacent lots.
(e)
That an agreement by the owners of a set percentage of the frontage
is binding on the remaining lot owners.
C.
Improvements to existing street. Where a subdivision and/or land
development abuts an existing Township street and/or state route,
the application shall conform to the improvements shown on the adopted
Township plans or studies. Where, in the opinion of the Township Board
of Supervisors, the level of required improvements exceeds the ability
of the applicant, a portion of the improvement, or contribution of
funding, may be accepted.
(1)
Compliance with traffic impact report. Where the traffic impact report
indicates that improvements are required, the application shall include
the installation of the improvements. The applicant shall be responsible
for the improvements required to meet the goals of the traffic impact
report. The goals of the traffic impact report are to:
(a)
Provide safe and efficient movement of traffic within the site
and on surrounding roads;
(b)
Minimize the impact of the project upon non-site trips;
(c)
Not allow the levels of service at intersections currently rated
A or B to be worse than C; and
(d)
Not reduce the current levels of service at intersections with
ratings of C or lower.
(2)
Guarantee of improvements. Improvement guarantees in the form permitted
by this chapter shall assure that such improvements will be made within
such period of time as the Township shall determine, such determination
to be based on the likely timing of the project and the improvements
of the other portion of said street.
D.
Arterial street. The arterial street provides for traffic flow between
municipalities. Direct access to adjoining properties is a minor and
secondary responsibility of an arterial street. The design standards
for arterial streets shall be as specified by PennDOT and based upon
the projected average daily traffic, vehicle type and speed limit.
Development that adjoins arterial streets is required to conform to
the following:
(1)
No vehicular access is permitted along an arterial street when alternative
access is possible from a street of less classification.
(2)
Access to arterial streets must be designed for use by adjoining
properties to coordinate and reduce the number of access points. Shared
access drives, feeder roads, marginal access streets, reverse frontage
lots, or other such treatment shall be utilized to reduce the number
of intersections along arterial streets.
(3)
Intersections of streets, access drives, or alleys with arterial
streets shall not be located closer than 500 feet, measured along
the center line of the arterial street.
E.
Street function. Streets shall be designed to form continuations
of streets with similar function and access streets of a greater function.
Local streets shall be laid out to discourage use by through traffic
and excessive speeds. Streets shall conform with the circulation routes
of the Township, adjoining development patterns, topography and natural
features.
F.
Street provisions for future development. Where appropriate, areas
shall be reserved for future street usage in conjunction with the
development of adjacent properties. Areas reserved solely for street
usage at a future date will not be required to be improved; however,
the right-of-way for these areas shall be reserved for street improvements
to be provided by the developer of the adjacent tract.
Wherever there exists a dedicated or platted area reserved for
future street usage along the boundary of a property being developed,
the adjacent street shall be extended into the proposed project, provided
this use is not adverse to significant man-made or natural features
of the site.
When connecting a proposed street to an existing temporary cul-de-sac,
such connection and all restoration work required to restore the adjacent
lots in the area of the existing turnaround shall be the responsibility
of the developer proposing the connection.
G.
Street sign and traffic control. Street signs, including name, and
traffic controls shall be installed by the Township and funded by
the developer. Streets which are continuations of existing streets
shall be known by the same name. Names for new streets shall not duplicate
or closely resemble names of existing streets within the same postal
area. All new street names are subject to approval by the Township,
Lancaster County Emergency Management, and local U.S. Postal office.
H.
Vertical street alignment. Vertical street alignments shall be measured
along the center line. The minimum grade of all streets shall be 3/4%.
The maximum grade for streets shall not exceed 10%. Minor streets
where access is also available over streets with 10% or less may have
grades up to 12%.
(2)
Where the approaching grade, within 100 feet of the center-line intersection,
exceeds 7% on streets at a four-way street intersection, or the terminating
street at a three-way intersection, a leveling area shall be provided.
Such leveling area shall have a maximum grade of 5% for a minimum
length of 100 feet measured from the intersection of the center lines.
(3)
The grade, in all directions, within the diameter of a turnaround
at the terminus of a permanent cul-de-sac shall be at least 3/4% and
not exceed 5% in all directions.
(4)
All areas within the street right-of-way shall be graded substantially
consistent with the street center line. The maximum slopes of banks
located outside of the street right-of-way, measured perpendicular
to the right-of-way of the street, shall not exceed three to one for
fills and two to one for cuts. The Board of Supervisors may accept
steeper slopes to avoid disruption of significant natural features,
provided adequate safety and maintenance issues are addressed.
I.
Horizontal street alignment. Horizontal street alignments shall be
measured along the center line. Horizontal curves shall be used at
all angle changes. Single, long radius curves shall be used, rather
than a series of curves with varying radii and/or a series of short
curves separated by short, straight segments. A minimum tangent of
100 feet on collector streets and 50 feet on local streets shall be
provided between reverse curves.
(1)
Perimeter street. Street locations along the perimeter of a property
shall be required to provide building setback lines and clear sight
triangles within the adjacent properties; permission for these encroachments
shall be obtained in the form of a right-of-way from the adjacent
landowner.
(2)
Cartway alignment. The center line of the street cartway shall correspond
with the center line of the street right-of-way.
J.
Street right-of-way and cartway width.
(1)
The minimum street rights-of-way and cartway widths for new streets
are based upon the following street functions:
|
Street Function
|
Minimum Right-of-Way Width
(feet)
|
Minimum Cartway Width
(feet)
|
|---|---|---|
|
Local street
|
50
|
28
|
|
Turnaround1
|
1002
|
802
|
|
1
|
The Board of Supervisors may permit an alternative turnaround
design, including a turnaround incorporated into a parking court or
a landscaped island, provided safe movement of traffic is assured,
adequate radii are used, and guaranteed long-term maintenance is provided.
|
|
2
|
Width/diameter.
|
(2)
The extension of existing streets that are presently constructed
with a cartway different from the standards of this chapter shall
be provided with a transition area, the design of which is subject
to Township approval.
K.
Street improvement specification. All streets shall be designed and
constructed in accordance with the latest edition of the PennDOT Manual
Form 408, standards acceptable to the Township Engineer, and the following:
(1)
Subgrade. The subgrade shall be prepared as specified below:
(2)
Residential street subbase. Crushed stone at a depth of three inches,
according to PennDOT Manual Form 408.
(3)
Residential street base. B.C.B.C. (110 lbs. per sq. yd.) at a depth
of four inches, according to PennDOT Manual Form 408.
(4)
Residential street wear surface. ID2A at a depth of 1 1/2 inches,
according to PennDOT Manual Form 408.
(6)
Commercial/industrial street base. B.C.B.C. (110 lbs. per sq. yd.)
at a depth of five inches, according to PennDOT Manual Form 408.
(7)
Commercial/industrial street wear surface. ID2A at a depth of two
inches, according to PennDOT Manual Form 408.
(8)
Finished streets. All finished streets must maintain 1/4 inch per
foot crown, except on super-elevations, and conform with the horizontal
and vertical alignments of the approved street design.
L.
Street intersection:
(1)
All intersections with a state route shall be subject to the approval
of PennDOT. Copies of highway occupancy permits from PennDOT shall
be submitted for all proposed intersections with a state route before
final plan approval.
(2)
Multiple intersections involving the junction of more than two streets
are prohibited. Only two- and four-way intersections are permitted.
(3)
The distance between the center line intersections of streets shall
be measured along the center line of the street being intersected
and conform with the following:
|
Function
|
Minimum Separation
(feet)
|
|---|---|
|
Arterial
|
1,000
|
|
Collector
|
300
|
|
All other streets
|
150
|
(4)
Right angle intersections shall be used whenever possible. No street
shall intersect another at an angle of less than 75°.
(5)
The cartway edge at intersections shall be rounded with a tangential
arc. The arc shall be a minimum radii of 55 feet for collector and/or
arterial streets and 30 feet for minor streets. The right-of-way radii
at intersections shall be substantially concentric with the cartway
edge.
(6)
On corner lots there shall be provided and maintained a clear sight
triangle of at least 100 feet, as measured along the center line from
the intersecting roads. No structure, planting, excavation, or other
visual obstruction shall be permitted at a height greater than three
feet within such area. All such clear sight triangles shall be depicted
upon proposed subdivision and land development plans and sketch plans
for zoning permit applications. A public right-of-way shall be reserved
for removing any visual obstruction within the clear sight triangle.
 |
(7)
Sight distance.
(a)
All intersections shall be designed to provide adequate sight
distance with regard to both horizontal and vertical alignment. The
sight distance shall be measured at the center line of the cartway
to an object 1 1/2 feet above the pavement, from a height of
3 1/2 feet, and 10 feet from the edge of paving at the intersection.
The following are minimum sight distances:
|
(b)
Sight distance for roads with grades greater than 13% shall
be calculated in accordance with the following:
 |
|
Where:
| |||
|
SSSD
|
=
|
Minimum safe stopping sight distance (feet).
| |
|
V
|
=
|
Velocity of vehicle (miles per hour).
| |
|
t
|
=
|
Perception time of motorist (average = 2.5 seconds).
| |
|
f
|
=
|
Wet friction of pavement (average = 0.30).
| |
|
g
|
=
|
Percent grade of roadway divided by 100.
| |
|
Source: Pennsylvania Code, Title 67, Transportation, Chapter
441, Access to and Occupancy of Highways by Driveways and Local Roads
(January, 1982).
|
M.
Cul-de-sac street. A cul-de-sac is not permitted, unless required by topography or land configuration. Temporary or permanent cul-de-sac streets shall have a minimum length of 250 feet and not exceed 800 feet in length. The cul-de-sac length is measured from the center-line intersection with a street that is not a cul-de-sac, to the center of the cul-de-sac turnaround. All cul-de-sac streets, whether permanently or temporarily designed, shall be provided at the closed end with a fully paved turnaround to the specifications stated in § 310-24J. The use of a temporary turnaround shall be guaranteed until the street is extended. A snow dropoff area shall be provided at the terminus of the turnaround area. The snow area shall be 28 feet wide and 20 feet deep from the street curbline. The snow dropoff area shall be centered on the center line of the street as the street approaches the turnaround area. The snow dropoff area shall be free of utility terminal boxes, mailboxes, and other facilities that may hamper snow storage or may require accessibility during snow periods.
N.
Postal service mail receptacle. The use of individual mail receptacles
for each address should be avoided. Postal service-approved, multiple-address
receptacles are preferred.
O.
Streetlights. Streetlighting shall be provided in accordance with
an illumination plan designed by Pennsylvania Power and Light Company
or in conformance with IES lighting standards. Spacing of standards
shall be equal to approximately four times the height of the standard.
The maximum height of standards shall not exceed the maximum permitted
building height or 25 feet, whichever is less. The height and building
of light standards shall provide proper illumination without hazard
to drivers or nuisance to residents, and the design of the lighting
standard shall be subject to approval of the Township.
The use of alleys is encouraged to provide access to off-street
parking. The use of alleys shall be limited to providing a secondary
means of access to the side and/or rear of those lots with street
frontage and designed to discourage through traffic. Alleys shall
conform to the following standards:
A.
No part of any dwelling, garage or other structure shall be located
within 18 feet of the cartway of an alley.
C.
An alley that terminates in a dead-end (cul-de-sac) shall be provided
with an improved turnaround to the standards of a street.
D.
A minimum right-of-way width of 30 feet and a minimum cartway width
of 20 feet shall be provided for alleys.
E.
On-street parking is prohibited along alleys, and this prohibition
must be acknowledged both on the plan and on the site.
F.
All alleys shall be privately maintained. The plan shall contain
a note which shall state that the alley shall not be offered for dedication
and shall be privately maintained.
(1)
If an alley is to be for the common use of two or more properties,
the applicant shall provide for the maintenance of such alley. The
applicant shall provide for private maintenance through the formation
of a homeowners' association, or through the setting forth of the
maintenance responsibilities in easements in the deeds to the lots
which have the right to use the alley. If a homeowners' association
is formed, a document setting forth the maintenance responsibilities
of such association, and the right of such association to assess lots
within the development, shall be recorded at the same time as the
final plan is recorded. All such documents shall be in a form acceptable
to the Township Solicitor.
Driveways shall only be used to provide vehicular access between a street and a tract of land containing one single-family dwelling. Driveways shall conform to the standards contained in Chapter 340, Zoning, as may be amended from time to time.
Access drives are private drives which provide vehicular movement
between a street and a tract of land containing any use other than
one single-family dwelling unit or farm. Access drives shall conform
to the following:
A.
Number per lot. Except as specified elsewhere, the number of access
drives intersecting with a street may not exceed two per lot. A waiver
for additional access points may be requested to meet exceptional
circumstances, such as intensity of development and extensive road
frontage.
B.
Vertical alignment. The vertical alignments of access drives shall conform to the specifications for streets, as stated in § 310-24H.
C.
Horizontal alignment. The horizontal alignments of access drives
shall be measured along the center line. Horizontal curves shall be
used at all angle changes more than 2°. All curves shall be tangential
arcs. The minimum horizontal curve radius shall be 75 feet.
D.
Intersection. All access drive intersections shall be:
(1)
Subject to approval of PennDOT when intersecting a state route. Copies
of highway occupancy permits from PennDOT shall be submitted for all
proposed intersections with a state route before final plan approval.
(2)
Set back 100 feet from the intersection of any street right-of-way
lines.
(3)
Set back 100 feet from the intersection of any other access drive
located upon the same lot (measured from cartway edges).
(4)
Set back 10 feet from any side and/or rear property lines; however,
this setback, except when located along the property line of a joint
parking lot, is shared by adjoining uses.
(5)
Located in relationship to access drive intersections on adjacent
properties to provide safety and efficient movement of vehicles.
E.
Cul-de-sac.
(1)
Access drives which form a cul-de-sac shall not exceed 800 feet in
length, measured from the center-line intersection of a street or
access drive which is not a cul-de-sac. Access drive culs-de-sac that
do not terminate in a parking compound shall be provided at the terminus
with a fully paved turnaround with a minimum diameter of 80 feet.
(2)
The Township may permit an alternative turnaround design, including
a turnaround incorporated in a parking court or a landscaped island,
provided safe movement of traffic is assured.
F.
Parking. When vehicular parking is prohibited along access drives,
the prohibition must be acknowledged on the plan and properly signed
along the cartway.
G.
Improvement. The cartway of all access drives shall be constructed to the street improvement specification stated in § 310-24K.
H.
Cartway width. The following table specifies various access drive
width requirements:
|
Function
|
Required Cartway Width
(feet)
|
|---|---|
|
2 lanes of traffic with parallel parking along the cartway
|
36
|
|
2 lanes of traffic without parking along the cartway
|
24
|
|
1 lane of traffic with 1 lane of parallel parking along the
cartway*
|
20
|
|
1 lane of traffic without parking along cartway*
|
12
|
|
*
|
The one-way direction of traffic must be identified along the
cartway.
|
I.
Side slope. The maximum slopes of banks located within 20 feet of
the cartway shall not exceed three to one for fills and two to one
for cuts. The Board of Supervisors may accept steeper slopes to avoid
disruption of significant natural features, provided safety and maintenance
issues are addressed.
All recreation or nonlicensed vehicle trail crossings (e.g.,
equestrian, golf carts, off-road vehicles, and snowmobiles) of a street,
alley, access drive, or driveway shall be:
A.
Designed in a manner consistent with the existing stormwater drainage
of the area being crossed.
B.
Easily identifiable in all directions.
C.
Perpendicular to the street, alley, access drive, or driveway.
D.
Location no less than 15 feet from the cartway edge of a street,
alley, access drive, or driveway intersection.
E.
Provided with a clear-sight triangle and sight distance as required for a street, in accordance with § 310-24L(6) and (7).
F.
Not exceed a slope of 8% within 25 feet of the cartway being crossed.
G.
Signed to warn both motorists and individuals crossing the location.
The surface of the crossing shall be brightly painted with angle stripes.
A.
Schedule of required number of parking spaces. The required number of off-street parking spaces is specified in Chapter 340, Zoning, as amended.
B.
Access drive. All parking lots shall connect to streets by way of an access drive. The design standards for access drives are provided in § 310-27.
C.
Surfacing. All parking lots and loading areas shall be constructed
and maintained with a paved surface of concrete or bituminous materials,
or another dust-free surface approved by the Township.
D.
Separation from streets and sidewalks. Parking spaces shall be guarded
by curbs or other protective devices, which are arranged so that parked
vehicles cannot project into the streets, sidewalks or setback areas.
E.
Setback. Unless otherwise indicated, all parking lots shall be set
back a minimum of 10 feet from all property lines. Such setbacks shall
be used for landscape strips.
F.
Drainage. Parking lots shall be provided with adequate facilities to collect and convey stormwater in accordance with § 310-37.
H.
Design standard for handicapped parking space. Off-street parking
facilities shall conform to the latest copy of the Americans With
Disabilities Act Accessibility Guidelines.
I.
Aisle.
(1)
Aisles are intended principally to provide vehicular access within
a parking compound and entrance/exit area for individual parking spaces.
Aisles may not be used to intersect streets. All aisles shall have
the minimum widths indicated in the following table:
|
Angle of Parking
|
Width of Driveway in Feet One-Way Traffic
|
Width of Driveway in Feet Two-Way Traffic
|
|---|---|---|
|
90°
|
24
|
24
|
|
60°
|
18
|
22
|
|
45°
|
13
|
22
|
|
30°
|
12
|
22
|
|
Parallel
|
12
|
22
|
(2)
All aisles in areas where there is no parking permitted shall be
12 feet wide for each lane of traffic.
J.
Marking of parking space and interior drive. All parking lots shall
be adequately marked and maintained for defining parking stalls and
interior drives. For paved parking areas, the lines of all parking
stalls and interior drives (including directional arrows, etc.) shall
be solid and four inches in width. Painted lines, arrows and dividers
shall be provided and maintained to control parking and direct vehicular
circulation. Parking lots with greater than 30 parking spaces shall
define parking areas from aisles by raised curb.
K.
Curb radius. Not less than a four-foot radius of curvature shall
be permitted for horizontal curves in parking areas.
L.
End stall. All dead-end parking lots shall be designed to provide
sufficient backup area for all end stalls.
M.
Lighting. Adequate lighting shall be provided if the parking lot
is to be used at night. The lighting shall be arranged so as not to
reflect or glare on adjoining lots or streets.
N.
Landscaped strip.
(1)
When a parking lot is located in a yard which abuts a street, a landscaped
strip shall be provided on the property along the entire street line.
If there is no building or other structure on the property, the parking
lot shall be separated from the street by the landscaped strip. This
strip shall be measured from the street right-of-way. The strip may
be located within any other landscaped strip required to be located
along a street. The following lists required width of landscape strips:
|
Number of Spaces in Parking Lot, Including Joint Facilities
|
Landscape Strip Width Measured from Street Right-of-Way
(feet)
|
|---|---|
|
Less than 100
|
15
|
|
100 to 250
|
20
|
|
Over 250
|
25
|
O.
Interior landscaping.
(1)
In any parking lot containing 20 or more parking spaces (except a
parking garage), 5% of the total area of the lot shall be devoted
to interior landscaping. Interior landscaping may be used at the end
of parking space rows to break up parking areas at least every 10
parking spaces, and to help visually define travel lanes through or
next to the parking lot.
(2)
Landscaped areas situated outside of the parking lot, such as peripheral
areas and areas surrounding buildings, shall not constitute interior
landscaping.
(3)
For computing the total area of any parking lot, all areas within
the perimeter of the parking lot shall be counted, including all parking
spaces and access drives, aisles, islands, and curbed areas.
(4)
Ground cover alone is not sufficient to meet this requirement. Trees,
shrubs or other approved material shall be provided. At least one
shade tree shall be provided for each 300 square feet (or fraction)
of required interior landscaping area. These trees shall have a clear
trunk at least five feet above finished-grade level.
(5)
Parked vehicles may not overhang interior landscaped areas more than
2 1/2 feet. Where necessary, wheel stops or curbing shall be
provided to insure no greater overhang.
(6)
If a parking lot of under 20 spaces is built without interior landscaping
and later additional spaces are added so that the total is 20 or more,
the interior landscaping shall be provided for the entire parking
lot.
P.
Speed bump. All speed bumps provided as part of access drives or
parking lot aisles shall be marked with permanent, yellow diagonal
stripes. Speed bumps may be in the form of mounds or depressions in
the pavement. There shall be warning signs posted at each entrance
to a parking area that has speed bumps. In no case shall the overall
height (or depth) or speed bumps exceed two inches.
A.
Schedule of require loading space. The required number of off-street loading spaces is specified in Chapter 340, Zoning, as amended.
B.
Location. Ground level loading areas may be located in the side and
rear yard. No exterior portion of a loading facility and its access
drive shall be located within 50 feet of a residential zoning district.
Where possible, loading facilities shall be located along the wall
of a building that does not face a residential zoning district.
C.
Access. Every loading space shall be connected to a street by means
of an access drive. The access drive shall be at least 24 feet wide
for two-way travel or 15 feet wide for one-way travel, exclusive of
any parts of the curb and gutters. Section 310-27 specifies other
requirements for access drives.
D.
Circulation. Off-street loading spaces shall be designed so that
there will be no need for service vehicles to back over streets or
sidewalks. Furthermore, off-street loading spaces shall not interfere
with off-street parking lots.
E.
Surface. The surface of the loading area shall be constructed according to the access drive standards in § 310-27G.
F.
Stormwater management. Off-street loading facilities shall conform to the stormwater management provisions of § 310-37.
G.
Required size. The following lists required minimum loading space
sizes in feet (excluding access drives, entrances and exits):
|
Facility
|
Length
(feet)
|
Width
(feet)
|
Height (If Covered or Obstructed)
(feet)
|
|---|---|---|---|
|
Industrial, wholesale and storage uses
|
63
|
12
|
15
|
|
All other uses
|
33
|
12
|
15
|
H.
Lighting. Adequate lighting shall be provided if the loading facility
is to be used at night. The lighting shall be arranged so as not to
be directed, reflected or cause glare off the site;
A.
Sidewalk shall be provided in all residential areas where the majority
of lot areas are less than one acre per dwelling unit. Additionally,
sidewalk shall be required in the following circumstances:
B.
Sidewalk which is located along streets or access drives shall be
located along the side(s) of the street upon which lots front and
pedestrian traffic is anticipated.
C.
Sidewalk which is provided off-street or off-access drives shall
be located along anticipated pedestrian traffic routes.
D.
Sidewalks shall be constructed of Class A cement concrete four inches
thick containing steel mesh of six-inch by six-inch by fourteen-inch
gauge, upon a properly prepared subgrade. Where sidewalks are subject
to vehicle crossings (e.g., driveways), a minimum concrete thickness
of six inches is required. Four inches of AASHTO No. 57 crushed stone
shall be properly compacted using a mechanical tamper. Concrete shall
be poured in separate slabs 24 feet in length. The slabs shall be
completely separated by 1/4 inch expansion joint and scored every
four feet.
E.
Sidewalk located outside of the public right-of-way (e.g., adjacent
to driveways, access drives and parking compounds) may be constructed
of any stable and mud-free material. Sufficient protection shall be
provided to restrict parked vehicles from encroaching on the sidewalk.
F.
Sidewalk shall have a minimum width of four feet.
G.
Sidewalk shall be graded to discharge stormwater runoff. A minimum
cross slope of 2% shall be provided.
H.
Sidewalk along streets shall be located two feet inside the street
right-of-way and physically divided from the street cartway by curb
or grass strip.
I.
Maintenance and repair cost for sidewalk is the sole responsibility
of the landowner.
J.
Pedestrian easements, which may be required by the Township to facilitate
pedestrian circulation or to give access to community facilities,
shall have a minimum right-of-way width of 10 feet to accommodate
a walkway width of five feet. This walkway shall be improved to the
standards assigned by the Township.
K.
Sidewalk shall conform to the Americans With Disabilities Act Accessibility
Guidelines.
A.
Curb shall be provided along all streets and wherever sidewalks are
installed along access drives.
B.
Depending on storm drainage conditions, curb may be required in blocks
where a street grade exceeds 5%.
C.
The Township may require curbs where unusual or particular conditions
prevail with respect to stormwater runoff, traffic, on-street parking,
and/or safety of pedestrians.
D.
Transitions in curb type shall be subject to approval by the Township.
E.
Curb shall be constructed in accordance with PennDOT Manual Form
408, Section 641, "Plain Cement Concrete Curb Gutter, Type A, C and
D," as amended.
F.
Curb shall conform with the Americans With Disabilities Act Accessibility
Guidelines.
G.
Vertical curb shall be 20 inches deep, eight inches wide at the top,
and nine inches wide at the base. The distance from the top of the
curb to the flow line of the gutter shall be eight inches.
H.
Slant curb shall be 16 inches deep at the back, 12 inches deep at
the front, and 14 inches wide at the top and base. The distance from
the top of the face of curb to the flow line of the gutter shall be
one inch.
A.
General. The configuration of blocks and lots shall be based upon the lot area requirements of Chapter 340, Zoning, traffic circulation, salient natural features, existing man-made features and land use. Lot configurations should provide for flexibility in building locations, while providing safe vehicular and pedestrian circulation.
B.
Residential block. All blocks in a residential subdivision shall
have a maximum length along any side of 1,600 feet and a minimum length
of any side of two tiers of lots that conform to the prevailing standards.
C.
Nonresidential block. Block configurations in nonresidential areas
shall be based primarily upon safe and efficient traffic circulation,
and salient natural features.
D.
Lot configuration:
(1)
Whenever practical, side lot lines shall be radial to street lines.
(2)
In order to avoid jurisdictional problems, lot lines shall, wherever
feasible, follow municipal boundaries rather than cross them. Where
a lot is divided by a municipal boundary, the minimum standards of
both municipalities shall apply.
(3)
Lots with areas that are two or more times the minimum area requirements
shall, wherever feasible, be designed with configurations that allow
for additional subdivision. The Township may require a sketch plan
of such large lots that indicates the potential future subdivision
is generally in conformance with the design standards.
(4)
All lots shall front on a street.
(5)
Double frontage lots are prohibited. Double frontage lot fronts upon
two parallel streets, or upon two streets which do not intersect,
and vehicular access is provided to both streets. The Township permits
reverse frontage lots as provided below.
(6)
Reverse frontage lots front upon two parallel streets, or upon two
streets that do not intersect, and vehicular access is provided to
only one of the streets. All reverse frontage lots shall designate
one frontage as the rear yard and have a planted buffer easement of
at least 20 feet in width located immediately contiguous to the street
right-of-way. Vehicular access shall be prohibited from the rear of
reverse frontage lots. All reverse frontage lots shall include an
identification of the frontage for use as a road access.
(7)
Flag lots. Flag lots shall only be permitted where specifically provided for within Chapter 340, Zoning, of the Code of the Township of Salisbury.
(8)
All remnants of land (areas remaining after subdivision) shall conform
to the lot area and configuration requirements.
(9)
All lots shall be designed to provide sufficient building area based
upon building setbacks, easements, floodplains, etc.
E.
Lot size and/or intensity. Lot areas shall conform to the prevailing
Salisbury Township Zoning Ordinance requirements.
The building setback lines and building separations shall conform
to the prevailing Salisbury Township Zoning Ordinance requirements.
Easements for sanitary sewer facilities, stormwater drainage
facilities, public utilities, or pedestrian access shall meet the
following standards:
A.
To the fullest extent possible, easements shall be adjacent to property
lines.
B.
Nothing shall be placed, planted, set or put within the area of an
easement that would adversely affect the function of the easement
or conflict with the easement agreement.
C.
The plan notes and easement agreement shall clearly identify who
has the right of access and responsibility for function of the easement
area.
D.
Pedestrian easements shall have a minimum width of 10 feet.
E.
Sanitary sewer and water supply easements shall have a minimum width
of 20 feet. In the case of a shared utility easement, sufficient area
shall be provided to allow a minimum of 10 feet between the center
line of the utility and the edge of the right-of-way.
G.
Where any electric or telephone transmission or petroleum product
transmission line traverses a property, the applicant shall determine
from the applicable company the minimum distance required between
each structure and the center line of such transmission line. All
applications shall include a copy of the recorded agreement or a letter
from the owner of the transmission line stating any conditions on
the use of the property and the right-of-way width.
A.
Permanent stone or concrete monuments shall be accurately placed
along one side of the right-of-way lines of each street and on the
property lines of the parent property. Monuments shall be placed at
the intersection of all street lines forming angles, changes in direction,
and at the end of each curved line. An intermediate monument shall
be placed wherever topographical or other conditions make it impossible
to sight between two otherwise required monuments.
B.
Markers shall be set all points where lot lines intersect curves
and/or other property lines, and at both high and low elevation points
to provide easy identification.
C.
Monuments shall be of concrete or stone, with a flat top having a
minimum width or diameter of four inches and a minimum length of 30
inches. Concrete monuments shall be marked with a 3/4 inch copper
or brass dowel; stone or pre-cast monuments shall be marked on the
top with a proper inscription and a drill hole.
D.
Markers shall consist of iron pipes or steel bars at least 30 inches
long and not less than 3/4 of an inch in diameter.
E.
All monuments and markers shall be placed by a registered land surveyor
so that the scored or marked point shall coincide exactly with the
point of intersection of the lines being monumented or marked.
F.
All monuments/markers shall be set flush with the finished grade,
except for temporary placement and/or woodland conditions.
G.
Existing monuments and lot line markers shall be delineated on the
preliminary plan. All existing and proposed monuments and lot line
markers shall be delineated on the final plan.
Subdivision and land development plans shall conform to the Salisbury Township Stormwater Management Ordinance, as amended. (See Chapter 296, Stormwater Management.)
All subdivision and land development plans shall conform to the floodplain standards specified in Chapter 340, Zoning, of the Code of the Township of Salisbury, as amended.
Wetland studies are required by § 310-14E. Any proposed encroachment into the wetland shall include a copy of the permit or approval from the applicable state and federal agencies. No subdivision or land development shall involve uses, activities or improvements that will entail encroachment into, the grading of, or the placement of, fill in wetlands in violation of state or federal regulations. No action by the Township shall be relied upon instead of a permit issued by the appropriate agency.
A.
Protection of natural features. The finished topography of the site
shall adequately facilitate the proposed development without excessive
earthmoving and destruction of natural amenities. Natural features
shall be preserved and incorporated into the final landscaping wherever
possible and desirable. The applicant shall demonstrate the means
whereby the natural features are protected during construction.
B.
Existing wooded area. Existing wooded areas shall be protected to
prevent unnecessary destruction. Healthy trees with a caliper of six
inches or more, as measured at a height of 4 1/2 feet above existing
grade, shall not be removed unless their location interferes with
a planned improvement that cannot be relocated to coordinate with
the existing wooded areas. At least 25% of the number of trees (size
described above) that exist at the time of plan submission shall be
maintained or replaced immediately following construction. Replacement
trees shall be a minimum trunk caliper of two inches at a height of
six inches above finished grade. Plans shall be submitted showing
the location of existing tree masses and proposed construction in
conformance with this section. The Township may require an assessment
of the number of trees by a forester or landscape architect.
C.
Street trees. Street trees shall be provided along all road frontages.
Street trees shall conform to the following standards:
(1)
The trees shall be nursery-grown in a climate similar to that of
the locality of the project. Varieties of trees shall be subject to
the approval of the Township. The applicant is encouraged to be creative
in selecting tree varieties and locations to achieve a pleasing appearance.
(2)
All trees shall have a normal habit of growth and shall be sound,
healthy and vigorous; they shall be free from disease, insects, insect
eggs, and larvae.
(3)
The trunk diameter, measured at a height of six inches above finish
grade, shall be a minimum of two inches.
(4)
Trees shall be planted between the street right-of-way line and the
building setback line at a maximum spacing of 100 feet. The following
varieties are acceptable trees:
|
American Linden
|
Green Ash
|
Shingle Oak
|
|
American Red Maple
|
Greenspire Linden
|
Silver Linden
|
|
Black Oak
|
Little Leaf European
|
Sugar Maple
|
|
Bradford Pear
|
Marshall's Seedless Ash
|
Sycamore
|
|
Bur Oak
|
Norway Maple
|
Thornless Locust
|
|
Columar Norway Maple
|
Pin Oak
|
Tulip Poplar
|
|
Common Hackberry
|
Purple Beech
|
Willow Oak
|
|
Crimean Linden
|
Red Oak
|
White Oak
|
|
Eastern Poplar
|
Sawtooth Oak
| |
|
European Beech
|
Scarlet Oak
|
(5)
All planting shall be performed in conformance with good nursery
and landscape practice.
(6)
Requirements for the measurements, branching, grading, quality, balling
and the burlapping of trees shall follow the code standards recommended
by the American Association of Nurserymen, Inc., in the American Standard
for Nursery Stock, ANSI Z60, 1-1973, as amended.
D.
Strip and interior landscaping.
(1)
Any required landscaping shall include a combination of deciduous
trees, ground covers, evergreens, shrubs, vines, flowers, rocks, gravel,
earth mounds, berms, walls, fences, screens, sculptures, fountains,
sidewalk furniture, or other approved materials. Artificial plants,
trees and shrubs may not be used to satisfy any requirement for landscaping
or screening. No less than 80% of the required landscape area shall
be vegetative in composition, and no outdoor storage shall be permitted
within required landscape areas.
(2)
For each 750 square feet of required area for landscape strips, one
shade/ornamental tree shall be provided. If deciduous, these trees
shall have a clear trunk at least five feet above finished grade;
if evergreen, these trees shall have a minimum height of six feet.
All required landscape strips shall have landscaping materials distributed
along the entire length of the lot line abutting the yard.
E.
Landscape screening. Any required landscaping screening shall include
a combination of evergreens (trees, hedges or shrubs), walls, fences,
earth berms, or other approved similar materials. Wall or fence shall
not be constructed of corrugated metal, corrugated fiberglass, or
sheet metal. Screening shall be arranged to block the ground-level
views between grade, and a height of six feet. Landscape screens must
achieve this visual blockage within two years of installation.
F.
Landscape material. Trees and shrubs shall be typical of their species
and variety; have normal growth habits, well-developed branches, densely
foliated, vigorous, fibrous root systems. Landscape material shall
be selected from stock that was grown under climatic conditions similar
to the locality of the property. Landscaping treatments shall be properly
maintained and replaced if dead.
G.
Ground cover. Ground cover shall be provided on all areas of the
project to prevent soil erosion. All areas that are not covered by
paving, stone, pine needles, bark mulch, or other solid material shall
be protected with a vegetative growth. Varieties of ground cover shall
be subject to the approval of the Township.
Steep slope conservation standards shall apply to where construction
and/or modifications to the existing topography or vegetative cover
is located within areas which contain 15% or greater slope.
A.
Boundary interpretation.
(1)
An initial determination as to whether the steep slope conservation
standards apply to a subdivision or land development plan shall be
based upon the presence of 15% or greater slope, as documented in
one of the following:
(2)
Should a dispute arise concerning the boundaries of the steep slope
conservation area, a topographic survey prepared by a registered land
surveyor with minimum vertical intervals of five feet shall be submitted.
The Township shall make final boundary interpretation.
B.
General design requirement. The following requirements are based
upon the average slope of a lot. Whenever other ordinances or regulations
impose more restrictive standards than those contained herein, the
more restrictive shall apply.
|
Average Slope of Lot
|
Minimum Percent of Undisturbed Area1
|
Maximum Impervious Surface
|
|---|---|---|
|
15 to 30%
|
85%
|
10%
|
|
Over 30%
|
90%
|
10%
|
|
1
|
Undisturbed area shall be defined as land in its natural state
before development.
|
C.
Setback. No change in existing topography which results in a slope
greater than the pre-development condition may be located within 25
feet of the neighboring property.
A.
When the Pennsylvania Sewage Facilities Act, Act 537 of 1966, as
amended, 35 P.S. § 750.1 et seq., requires a sewer facilities
plan revision (plan revision module for land development), or supplement,
approval of the revision or supplement shall be submitted with the
final plan application.
B.
The applicant shall provide the type of sanitary sewage disposal
facility consistent with the Pennsylvania Sewage Facilities Act, Act
537 of 1966, as amended.
C.
Sanitary sewer systems shall be designed in accordance with the prevailing
rules and regulations of the PA DEP and any applicable bona fide sewer
authority, or cooperative association of lot owners.
(1)
Sanitary sewer pipe.
(a)
PVC pipe shall meet requirements of ASTM D 3034, as modified
herein. Pipe with blisters, bubbles, cuts, or scrapes on inside or
outside surfaces, which appreciably damage the wall thickness, or
other imperfections which impair the performance or life of the pipe,
will be rejected.
[1]
Joints shall be elastomeric gasket joints resulting in watertight
seals.
[2]
PVC pipe shall be legibly marked as follows at intervals of
five feet maximum: manufacturer's name or trademark, pipe size, PVC
cell classification, appropriate legend such as PSM SDR-35 PVC Sewer
Pipe, ASTM D 3034, manufacturer's lot number, date of manufacture
and point of origin. Pipe not marked as indicated herein may be rejected.
(2)
Precast concrete manhole.
(a)
Precast concrete manholes shall meet requirements of ASTM C
478, except the minimum compressive strength of the concrete shall
be 5,000 psi using Type II cement and a minimum compression cylinder
test of 4,000 psi; the variance in accordance with ASTM C 478, with
configurations as shown on the plans and Standard Details and with
joints meeting requirements of ASTM C 443. Furnish in lengths of one
foot minimum. Precast manhole cone section shall have bolt inserts
provided. Inserts shall be embedded a minimum of three inches, accommodate
3/4-inch-diameter bolts and shall be manufactured by Monarch Products
Co., Inc., Hackman Building Products, Pennsylvania Insert Corporation
or approved equal.
(b)
Flexible gasket connectors for connecting pipes to sewer manholes
shall be in accordance with ASTM C 924. In addition to the mechanical
devices specified in C 923, stainless steel Type 304 may be used,
provided it will not be in contact with the sewage or sewage gas.
Each connector shall have permanent identification as to the date
and production runs of its manufacturer marked thereon, and this information
shall appear on the certificate of compliance. Acceptable connectors
are "A-LOK" as manufactured by A-LOK Products Corporation, "Lock Joint
Flexible Manhole Sleeve," as manufactured by Press-Seal Gasket Corporation.
(c)
Precast channels/benches in manholes shall have a minimum twenty-eight-day
compressive strength of 4,000 psi using Type II Portland cement. The
minimum channel lining for precast channel/bench is two inches, in
lieu of the four inches shown on the L. The bench shall be sloped
toward the channel a maximum of one-inch vertical drop for each foot
horizontal. The channels shall be sloped smoothly and uniformly from
the incoming pipes to the outlet pipe. The channel width and height
shall match the inside diameters of the incoming and outgoing pipes
and be blended to a smooth contour. Top surfaces of the bench shall
have a brush or light broom finish and the channels a troweled smooth
surface. Once the channel/bench has been poured and the initial set
of the concrete taken place, no additional concrete shall be added
to modify the shape or repair defects. The precast channel/bench shall
provide access for jointing pipes to the flexible manhole connectors.
Deviations to the channel width above the spring line of the pipe
and at the flexible connectors will be permitted for this purpose,
as approved by the Township Inspector.
(d)
Each manhole shall be clearly marked on the inside near the
top with the following information where applicable: ASTM specification
designation, manhole setting number (bases only), date of manufacture,
and name or trademark of manufacturer. Additionally, manhole sections
with flexible connectors shall be marked above connector openings
with connector type and size, and type of pipe for which connector
is designed. Markings may be engraved or stenciled with waterproof
paint or ink in minimum one-inch-high letters.
(f)
Precast concrete adjustments rings shall meet requirements of
ASTM C 478, except the minimum strength of the concrete shall be 5,000
psi using Type II cement and configurations. Rings shall be drilled
with minimum 1 1/2-inch diameter holes to accommodate frame anchor
bolts. Adjustment rings shall be free of continuous cracks or fractures
extending for a length of 1/2 inch or more, regardless of location
on ring, and shall be made to dimensional tolerances of plus or minus
1/4 inch for plan dimensions and horizontal plane surfaces.
(3)
Castings shall meet the following requirements:
(a)
Manhole steps shall conform to requirements of ASTM C 478, as
supplemented herein:
[1]
Exposed materials shall be resistant to corrosion and deterioration.
[2]
Steps manufactured from rebars shall be fabricated from steel
reinforcing bar, minimum 3/8-inch diameter, meeting requirements of
ASTM A-615, and shall be coated with polypropolene plastic, grade
10-10-14.
[3]
Tread shall have nonslip surface.
[4]
Spacing shall be one foot center to center.
(b)
Manhole and lamphole frames, covers, inlet frames, and grates
shall be gray iron, watertight and shall conform to ASTM A48 grade
35.
(4)
Installation and testing.
(a)
Gravity (sanitary) sewers and appurtenances:
[1]
Trench excavation and backfill shall be specified per respective
trench detail. Earthwork, sufficiently in advance of trench construction
so that reasonable changes in line and grade can be made where the
location of existing structures varies from that shown. Excavate a
sufficient amount of the trench to assure that no unforeseen obstructions
exist before commencing pipe installation.
[2]
The Contractor shall verify existing inverts and locations of
existing lines, manholes, etc., prior to laying any pipe.
[3]
The Contractor must maintain sewage flows at all times during
construction, including connections to existing system.
[4]
Laying pipe.
[a]
Lay pipe to a true uniform line and grade as indicated
with continuous bearing of barrel on cradle or bedding material. Handle
pipe and fittings with care so as to avoid damage.
[b]
Lay pipe up-grade with the bell or groove pointing
in the direction of upstream. Lay each section of pipe in such a manner
as to form a close concentric joint with the adjoining section and
to prevent sudden offsets in the flow line.
[c]
Place sufficient backfill on each section of pipe,
as it is laid to hold it firmly in place.
[d]
Clean out the interior of the pipe as the work
progresses. Utilize a suitable swab, or drag in small diameter pipe
and pull forward past each joint immediately after the jointing has
been completed.
[e]
Keep trenches and excavations free of water during
construction and until final inspection. When the work is not in progress,
securely close open ends of pipe and fittings to prevent trench water,
earth or other substances from entering the pipes or fittings.
[f]
Provide minimum three feet and maximum 22 feet
of cover over polyvinyl chloride pipe.
[5]
Joints.
[a]
Joints for polyvinyl chloride pipe shall be elastomeric
gasket joints assembled in accordance with the manufacturer's recommendations.
[6]
Connections with existing systems shall be provided by the construction
of a new manhole.
[7]
Manholes.
[a]
Manholes shall be watertight. Coat exterior with
asphalt based waterproof coating.
[b]
Construct manholes of precast sections. Provide
base of precast construction. Make watertight connection between base
and risers. Place axis of manholes directly over the center line of
the pipes unless otherwise shown.
[c]
Construct appropriate flow channel in the bottom
of manholes. Place nonshrink grout all around pipe fitting into concrete
channel.
[d]
Cut the pipe flush with the inside wall of the
structures.
[e]
In forty-eight-inch sewer manholes, provide flexible
gasket for connection to existing manhole. Provide field sleeve where
required to assure a tight fit. In manholes larger than 48 inches,
tightly mortar in pipe with quick-setting nonshrink grout.
[f]
Install manhole steps and cast-iron watertight
frame and cover for each manhole, and adjust the frame and cover to
proper grade by precast grade rings.
[8]
Testing manholes.
[a]
General. Test each manhole constructed by the vacuum
test procedure specified herein. If the manhole is constructed on
an existing sewer where sewage flow must be maintained, the test may
be waived at the discretion of the Township Inspector.
[i]
Conduct tests in presence of and to complete satisfaction
of the Township Inspector.
[ii]
Should a manhole not satisfactorily pass testing,
discontinue manhole construction until such manhole does test satisfactorily.
[iii]
Provide tools, materials (including water), equipment
and instruments necessary to conduct manhole testing specified herein.
[iv]
Prior to testing manholes, thoroughly clean such
and seal openings, both to complete satisfaction of the Township Inspector.
Seal openings using properly sized plugs.
[v]
Perform testing with frames installed. The joint
between the manhole and the manhole frame shall be included in the
test.
[vi]
The contractor may elect to make a test prior
to backfilling for his own purposes; however, the tests of the manholes
for acceptance, shall be conducted after the backfilling has been
completed.
[b]
[c]
Repair and retest. Determine source(s) of leak(s)
in manholes failing acceptable limits.
[i]
Repair or replace defective materials and workmanship,
and conduct such additional manhole acceptance tests and such subsequent
repairs and retesting as required until manholes meet test requirements.
[ii]
Materials and methods used to make manhole repairs
must meet with Township Inspector's approval prior to use.
[9]
Gravity sewer line tests.
[a]
Alignment.
[i]
Light test. After the mains have been laid and
backfilled, a light will be flashed between manholes or manhole locations
to determine whether the alignment of the sewer is true and whether
any pipe has been displaced, broken or otherwise damaged subsequent
to laying. This test will again be conducted before final acceptance
of the sewer. Each section (manhole to manhole) of sewer shall show
a good light circle throughout its length and any and all defects
shall be corrected to the satisfaction of the Township Inspector.
[ii]
Mandrel test. If less than a full circle of light
is observed during the light test, Township Inspector may require
the use of a mandrel test.
[A]
No pipe shall exceed a deflection of 5%.
[B]
The rigid ball or mandrel used for the deflection
test shall have a diameter not less than 95% of the base inside diameter
or the average inside diameter of the pipe, depending on which is
specified in the ASTM Standard (including the appendix) to which the
pipe is manufactured, for the type of pipe used. The pipe shall be
measured in compliance with ASTM D2122 Standard Test Method of Determining
Dimensions of Thermoplastic Pipe and Fittings. The test shall be performed
without mechanical pulling devices.
[b]
Leakage tests.
[i]
Air testing. The Contractor shall test each section
of sewer between manholes and all laterals (if any) to the limit of
this contract using low pressure air. Testing shall not be performed,
until all backfilling has been completed. The Contractor may, at his
option, test the section of sewer for his own purposes, prior to completion
of backfilling; however, the requirements of this subsection shall
not be deemed to be completed until the lines have been tested after
the backfilling has been completed and trench settlement has been
minimized.
[ii]
A minimum of two minutes shall be provided to
allow equilibrium of the air temperature with pipe wall before test
readings shall commence. The rate of air loss shall be determined
by measuring the time interval required for the average internal pressure
to decrease by 1.0 psig or 0.5 psig.
[iii]
The initial test pressure to be developed in
the sewer and laterals shall be determined as follows:
[A]
For depths six feet or less, the internal pressure
shall not be less than 6.0 psig.
[B]
For depths greater than six feet, the internal
pressure in psig shall be calculated as the sum of 3.5 plus the maximum
height in feet divided by 2.3 between the invert of the sewer and
the final grade elevation in the section of sewer to be tested. (For
example, if the maximum height is determined to be 9.2 feet, the added
pressure would be 4.0 psig. The initial test pressure in the sewer
would then be 7.5 psig. The allowable drop would be to 6.5 psig within
the time indicated elsewhere in this subsection.)
[C]
In no case shall the test pressure in the sewers
or laterals be greater than the maximum internal differential joint
pressure recommended by the manufacturer of the pipe.
[iv]
The pipe shall be considered acceptable if the
air loss rate does not exceed 0.0015 cubic feet per minute per square
foot of internal pipe surface when tested at the initial pressure
previously defined in this subsection. The time for the air pressure
to decrease 0.5 psig shall not be less than the time indicated below:
|
Pipe
(inches)
|
Diameter
(inches)
|
Seconds
|
|---|---|---|
|
6
|
2
|
55
|
|
8
|
3
|
57
|
|
10
|
4
|
43
|
|
12
|
5
|
5
|
|
15
|
7
|
5
|
|
18
|
8
|
30
|
|
21
|
9
|
50
|
[v]
If the above rates of leakage are exceeded, the
owner or contractor shall, at his expense, determine source of leakage
and make all necessary corrections and retest.
[vi]
The contractor shall submit to the Township Inspector
for approval the detailed test procedure and list of test equipment
he proposes to use prior to testing.
[c]
Acceptance. Observation of successful testing of
manholes, sewer or force mains by the Township Inspector does not
constitute acceptance of the system or any portion thereof. Upon completion
of any determined portion of a total system and successful testing
thereof, the Township Inspector may recommend final acceptance to
the owner. Only upon final inspection by the owner or Township Inspector,
and upon written acceptance for same, will the system or portion thereof
be considered substantially completed.
[10]
Service connections.
[a]
Fittings (wye branches, risers and bends) and service
pipe shall be provided in strict accordance with these specifications
and any and all practices and precautions required for the sewer main
are equally applicable to the service connections from the sewer to
the right-of-way line, or to a location designated by the Township
Inspector.
[b]
The Contractor shall submit to the Township Inspector,
on a monthly basis, all as-built information which shall include:
manhole run, station, length from center line of sewer, invert elevation
at the termination point of lateral and the address or property owner's
name for whom the lateral is provided.
[i]
Provide lateral information sheets as required
by the owner prior to commencing with testing of sewer mains.
[c]
If rock is encountered during the installation
of the lateral, the contractor shall extend the lateral to the required
distance as specified elsewhere in these specifications, and he shall
provide a minimum "rock-free" distance of one foot beyond the end
of the lateral. No lateral shall be "butted" against rock.
[d]
Plugs. Close free ends of branches and service
connections with a carefully fitted plug. Type of plug used and method
of installation to Township Inspector's approval. Installed plugs
shall successfully pass line acceptance tests.
D.
When sanitary sewage disposal is provided by means other than by
an individual on-lot system for use by a single unit of occupancy,
the final plan application shall include:
(1)
Evidence that the supplier is a certified public utility; a bona
fide cooperative association of lot owners; or a municipal corporation,
authority or utility. A copy of a certificate of public convenience
from the Pennsylvania Public Utility Commission, or an application
for such certificate, a cooperative agreement or a commitment or agreement
to serve the area in question, whichever is appropriate, shall be
acceptable evidence.
(2)
Notice of approval of the design, capability to service, method of
installation, and possible financial guarantee from the provider.
(3)
Appropriate measures as deemed necessary by the Board of Supervisors
to ensure adequate future maintenance of the system.
E.
Where individual on-site sanitary sewage disposal facilities are
to be utilized, each lot so served shall be of a size and shape to
accommodate the necessary subsurface sewage disposal system and a
replacement system at a safe distance from building and water supply
in accordance with Title 25, Pennsylvania Code, Chapter 73, Rules
and Regulations of the Pennsylvania Department of Environmental Protection,
as amended, and the Pennsylvania Sewage Facilities Act, Act 537 of
1966, as amended, 35 P.S. § 750.1 et seq.
A.
When in accordance with § 310-14E(6) a report on groundwater supply is required, the application must demonstrate that the groundwater recharge on the subject property after development during drought conditions (precipitation at 40% below normal) will exceed the anticipated water usage and that the project will not lower the groundwater table in the area to the extent of decreasing the groundwater supply available to other property below safe levels.
B.
Water supply systems shall be designed in accordance with the prevailing
rules and regulations of the PA DEP and any applicable bona fide water
authority or cooperative association of lot owners.
C.
Fire hydrants shall be provided wherever the water supply system
contains sufficient capability, or will in the near future, with or
without developer assistance. Type and location of fire hydrants shall
meet the specifications of the fire department that services the project.
Fire hydrants shall typically be located at street intersections no
more than 10 feet from the curb. All fitting types shall be in accordance
with the standards of the applicable fire department. The large fitting
shall face the street and be a minimum of 16 inches above the ground
level.
D.
Where an individual on-site water supply system is to be utilized,
each lot so served shall be of a size and shape to allow safe location
of such a system in accordance with all applicable standards.
E.
If water is to be provided by means other than by an individual on-site
water supply system (wells that are owned and maintained by the individual
lot owners), the final plan application shall include:
(1)
Evidence that the supplier is a certified public utility; a bona
fide cooperative association of lot owners; or a municipal corporation,
authority or utility. A copy of a certificate of public convenience
from the Pennsylvania Public Utility Commission or an application
for such certificate, a cooperative agreement or a commitment or agreement
to serve the area in question, whichever is appropriate, shall be
acceptable evidence.
(2)
Notice of approval of the design, installation and possible financial
guarantee from the provider.
(3)
Appropriate measures as deemed necessary by the Board of Supervisors
to ensure adequate future maintenance of the system.
A.
This section applies to all applications involving structures or
land that are:
B.
All applications that include historic features shall be designed
to preserve, adaptively reuse, or otherwise provide for the historic
features. Modifications and exterior alterations to historic features
or sites, or new construction adjacent to historic features, shall
be consistent with the Zoning Officer of the Interior's Standards
for Rehabilitation of Historic Properties, as published by the National
Park Service.
C.
Subdivisions and land developments shall also be designed so that new structures do not block historic views or obstruct the view of historic properties. Landscape screening shall be provided in accordance with § 310-40E in all cases where the proposed size, construction material, or type of use would jeopardize the historic value of a site or structure.
A.
General. This section shall apply to all plans that would result
in the creation of one or more new dwelling units or residential lots.
It is the purpose of this section to implement the language contained
in Section 503(11) of the Pennsylvania Municipalities Planning Code,
53 P.S. § 10503(11), and thereby provide needed recreation/open
space to accommodate growth.
[Amended 9-6-2022 by Ord. No. 9-6-22-1]
B.
Mandatory dedication. Any proposal that would result in the creation
of one or more new dwelling units shall be required to dedicate a
minimum of 0.02 acre of park and/or open space per dwelling unit to
the Township prior to final plan approval.
C.
Dedication alternative. The applicant may request that the Board
of Supervisors permit the provision of parkland and open space other
than through public dedication of land as set forth above. The applicant
shall set forth, in writing, the means by which he will fulfill this
requirement, which may include construction of recreational facilities,
the payment of a fee in lieu of dedication of all or a portion of
the amount of land required to be dedicated, the private reservation
of land, or any combination of construction of recreational facilities,
fees, or private reservation, subject to the following:
[Amended 6-19-2007 by Ord. No. 6-19-07-2]
(1)
Construct and/or improve existing recreation facilities. If the applicant
proposes to construct and/or improve existing recreation facilities,
the applicant shall present a sketch plan of such facilities and an
estimate of the cost of construction.
(2)
Fee in lieu of dedication. When so requested by the applicant, the Township may accept a fee in lieu of dedication because size, shape, location, access, topography or other physical features render it impractical for the applicant to dedicate parkland or open space as required by this section. If the developer proposes a fee in lieu of dedication, said fee shall be computed and paid in accordance with § 310-45F below. At the option of the applicant, the applicant may elect to pay the per lot or dwelling unit fee in lieu of dedication established by resolution of the Board of Supervisors.
(3)
Guarantee the private reservation and maintenance of parkland or open space. If the applicant proposes the private reservation of land, the applicant shall provide for the maintenance of such land through either the inclusion of such land as common elements of a condominium or the creation of a homeowners' association. Such documentation shall be recorded, shall provide that the land cannot be further developed and shall give the Township the rights to maintain the land as set forth in MPC Article VII dealing with the maintenance of common open space in planned residential developments. Notwithstanding the foregoing, the applicant may request that the Township approve transfer of the land to an organization dedicated to the conservation of natural resources with deed restrictions preventing further development acceptable to the Township Solicitor.
(4)
Provide for any combination of the above. The applicant shall clearly specify how applicant shall meet the requirements of this § 310-45. Should the applicant decide not to dedicate the required open space, nor pay the fee-in-lieu of dedication, then any of the other preceding alternatives must be at least equal to the pre-development fair market value of the open space which would have been otherwise required for dedication. Fair market value shall be determined in accordance with the policies adopted by the Board of Supervisors.
(5)
The applicant shall enter into an agreement with the Township setting
forth the facilities to be constructed, the fees to be paid, or the
land to be privately reserved and the method of maintenance. All such
agreements shall be in a form satisfactory to the Township Solicitor.
D.
Parkland and open space design requirements. In general, parklands
and open spaces provided for by this section shall involve areas for
active recreational pursuits. Accordingly, the following design requirements
shall apply:
(1)
The site shall be located and designed so that safe and convenient
access shall be provided to all existing and proposed inhabitants.
Additionally, each site shall have at least one area available for
vehicular access that is no less than 24 feet in width;
(2)
The site shall be sized and configured so as to accommodate its intended
uses. Sufficient lot width/depth dimension shall be provided so as
to accommodate, where practicable, ball fields, courts and other open
play areas. Furthermore, should a development be proposed at a location
contiguous to an existing park, dedicated parklands should be provided,
where practicable, as an expansion of the existing facility;
(3)
The site shall have suitable topography and soil conditions for use
and development as active play areas. No more than 25% of the site
shall be comprised of floodplains, stormwater management facilities
and/or slopes exceeding 3%. Any unimproved site shall be provided
with a healthy and vibrant grass ground cover;
(4)
The site shall be located and designed to conveniently access proximate
public utilities (e.g., sewer, water, power, etc.). However, no part
of any overhead utility easement, nor any aboveground protrusion of
an underground utility, shall be permitted in active play areas of
the site;
(5)
No part of the site shall be calculated as part of any required setback yard and/or open space for adjoining lots or uses as regulated by Chapter 340, Zoning; and
(6)
The site shall comply with any applicable design, orientation, size
and location guidelines listed in the Township's Official Comprehensive
plan.
(7)
In special instances, the Township may waive any or all of the preceding
design standards. In such instances, the applicant must demonstrate
that the public will be better served by some alternate design that
would accomplish at least one of the following objectives:
(a)
Protection of important natural resources (e.g., streams, ponds,
wetlands, steep slopes, woodlands, unique geologic features, wildlife
habitats, aquifer recharge areas, etc.);
(b)
Protection of important historical and/or archaeological sites;
and
(c)
Integration of greenbelts throughout the development that link
residences with on-site or adjoining parks, schools or other similar
features.
E.
Parkland capital reserve fund. Any funds collected as fees-in-lieu
of dedication of open space shall be deposited in an interest-bearing
account. This account shall be separate from other municipal accounts
and shall be clearly identified for the purpose of funding acquisition
and development of recreation facilities. Interest earned on all monies
deposited in such accounts shall become funds of that account. Funds
from such accounts shall be expended at the discretion of the Board
of Supervisors in properly allocable portions of the cost incurred
to design, construct or acquire the specific recreation facilities
that will benefit the subdivision or land development for which they
were collected. Funds collected under this section shall be expended
within three years of receipt, or the Township shall refund such fee,
plus interest accumulated thereon from the date of payment, to the
developer upon presentation of a written request for refund.
F.
Calculation of fee in lieu of dedication. If the applicant desires
to pay a fee in lieu of dedication and does not desire to pay the
per lot fee established by resolution of the Board of Supervisors,
the applicant shall provide the Township with applicant's estimate
of the fair market value of the land per acre. The estimated fair
market value shall be determined using the following criteria:
[Added 6-19-2007 by Ord.
No. 6-19-07-2]
(1)
If the applicant is the equitable owner of all of the land which is included within the proposed development, the applicant shall present the Township with a copy of the fully executed agreement of sale. The price per acre contained within such agreement of sale shall be considered the fair market value of the parkland and open space if the developer presents evidence to the satisfaction of the Township that the price has been established by a seller who is not related to the applicant, who does not have a business relationship with the applicant, and who is not under pressure to sell the land. If the applicant cannot present such evidence to the Township, the fair market value shall be determined in accordance § 310-45F(3) below.
(2)
If the applicant is the record owner of all of the land within the development and has acquired all of the land within the development as a single parcel within the past 12 months, then the price per acre actually paid by the applicant shall be considered fair market value per acre of parkland and open space if the applicant presents evidence to the satisfaction of the Township that the price has been established by a seller who is not related to the applicant, who does not have a business relationship with the applicant, and who is not under pressure to sell the land. If the applicant cannot present such evidence to the Township, the fair market value shall be determined in accordance with § 310-45F(3) below. The applicant shall provide the Township with a copy of the deed and any realty transfer tax statement of value filed with the Recorder of Deeds of Lancaster County, Pennsylvania, demonstrating the price paid for the land within the proposed development.
(3)
If the applicant purchased the land within the proposed development
in separate, smaller parcels, or if the applicant acquired the land
within the proposed development more than 12 months prior to the filing
of the final plan, the applicant shall present the Township with an
appraisal, performed by a Member of the Appraisal Institute of the
American Institute of Real Estate Appraisers (MAI), of the entire
tract of land being developed. The appraisal shall compute the fair
market value as if the applicant were to transfer the parcel to a
successor developer. The appraisal shall specifically consider the
zoning classification of the tract, the total land area of the tract,
and the intensity of development which is permitted upon the tract
by the applicable zoning. The appraisal shall be prepared at the applicant's
expense. If the Township in its sole discretion is not satisfied with
the information set forth in the appraisal, the applicant at the applicant's
sole expense shall provide a second appraisal to the Township which
meets the requirement of this section.
(4)
It is the responsibility of the applicant to furnish any information
which applicant considers pertinent to the determination of the fair
market value of the land to the Township.
(5)
The Board of Supervisors shall establish the fair market value per
acre of the land at a public meeting using the data submitted by the
applicant in accordance with the requirements of this section.
