The following standards shall be applied by the Township Planning
Commission, and the Township Supervisors in evaluating plans submitted
for review and/or approval. It is intended that these standards be
considered the minimum requirements and may be modified as necessary
to protect the health, safety, and general welfare of the public.
The following requirements and guiding principles for subdivisions
and land development shall be observed with respect to factors affecting
the suitability of the site for such development.
A.
The land development plan shall conform to the municipal Comprehensive
Plan and Official Map or to such parts thereof, as shall have been
officially prepared and adopted by the municipality in which the development
is situated.
B.
A land development must be coordinated with existing land development
in the neighborhood so the entire area may be developed harmoniously.
C.
Land proposed for land development shall not be developed or changed
by grading, excavating, or by the removal or destruction of the natural
topsoil, trees, or other vegetative cover unless provisions for minimizing
erosion and sedimentation are provided as required by the Erosion
control regulations of the Pennsylvania Department of Environmental
Protection and/or Adams County Conservation District.
D.
In a development where the average slope exceeds 15%, the Township
may require modifications to these regulations.
E.
In all developments, every precaution shall be taken to preserve
all natural and historic features determined to be worthy of preservation
by the Township. Examples of such features would include, but not
be limited to, large trees, watercourses, historic areas and structures,
scenic view, etc. To ensure the protection of such features, the Township
may require the following additional information to be submitted:
F.
Any plans for the alteration of a watercourse shall be incorporated
into the design plans and subject to approval by the Township, or
where deemed necessary, the United States Army Corps of Engineers,
and/or the Pennsylvania Department of Environmental Protection.
G.
Land subject to hazards of life, health, or property as may arise
from fire, disease, excessive noise, odor, falling aircraft, or considered
uninhabitable for other reasons may not be developed unless the hazards
have been removed or the plans show adequate safeguards against them.
A.
General. All streets proposed to be constructed within the Township
shall conform to the following general design requirements:
(1)
Streets shall be logically related to topography so as to produce
reasonable grades, satisfactory drainage and suitable building sites.
Finished elevation of proposed streets shall not be below the regulatory
flood elevation.
(2)
Residential streets shall be so laid out as to discourage through
traffic; however, proposed streets shall be planned with regard to
the existing street system, topographical conditions, public convenience
in terms of fire protection and pedestrian traffic, probable volumes
of traffic, existing and proposed use of land on abutting properties
and future extensions of the street system.
(3)
When a subdivision abuts or contains an existing or proposed primary
or secondary highway, the Township may require a marginal access street,
reverse frontage, or other treatment which will provide protection
for abutting properties, reduction of the number of intersections
and separation of local traffic from through traffic.
(4)
No street shall terminate into a dead end. Any street dead ended
for access to adjoining property or because of authorized staged construction
shall be provided with a temporary all-weather turnaround and the
use of such turnaround shall be guaranteed to the public until such
time as the street is continued.
(5)
Private streets (streets not offered for dedication to public use)
are prohibited unless they meet the design and improvements standards
of this chapter.
(6)
The proposed street system shall extend existing or recorded streets
at the same width but in no case at less than the required minimum
width.
B.
Street widths.
(1)
Minimum street right-of-way and cartway widths.
(a)
The following standards shall be applied to all streets:
|
Street Type
|
Right-of-way
|
Cartway
|
|---|---|---|
|
Arterial streets
|
As determined by the Township after consultation with the Pennsylvania
Department of Transportation
| |
|
Collector streets without curbs
|
60 feet
|
22 feet with 6-foot shoulders
|
|
Collector streets with curbs
|
60 feet
|
36 feet curb to curb
|
|
Minor streets without curbs
|
50 feet
|
22 feet with 6-foot shoulders
|
|
Minor streets 100 feet or more lot frontage with curbs
|
50 feet
|
34 feet curb to curb
|
|
Minor streets less than 100 feet lot frontage with curbs
|
50 feet
|
36 feet curb to curb
|
|
Cul-de-sac streets
|
Same as Minor Streets
| |
|
Alley or service drive
|
25 feet
|
20 feet
|
(2)
Provision for additional street width (right-of-way, cartway, or
both) may be required when determined to be necessary by the Township
in specific cases for:
(a)
Public safety and convenience.
(b)
Parking in commercial and industrial areas and in areas of high-density
development.
(c)
Widening of existing streets where the width or alignment does
not meet the requirements of the proceeding subsections. When a proposed
subdivision or land development abuts an existing street or streets
that do not meet the minimum right-of-way widths listed above, the
developer shall provide the Township with an easement or dedication
of land so that the streets or streets may be widened to Township
standards.
(d)
Where topographic conditions require excessive cuts and fills.
C.
Street grades.
(1)
The grades of streets shall not be less than the minimum nor more
than the maximum requirements listed below:
|
Street Type
|
Minimum Grade
|
Maximum Grade
|
|---|---|---|
|
Arterial street
|
As determined by the Township after consultation with the Pennsylvania
Department of Transportation
| |
|
Collector
|
0.75% with curbs
|
7% for collector
|
|
1.0% without curbs
| ||
|
Minor streets and alleys
|
0.75% with curbs
|
10% for minor and alleys
|
|
1.0% without curbs
| ||
(2)
Vertical curves shall be used in changes of grade when the difference exceeds 1% and shall be designed for maximum visibility. Vertical curves shall meet the minimum stopping sight distance requirements as set forth in § 160-23E herein.
(3)
On permission of the Township, minor street grade under special topographic
condition may exceed 10% for distances less than 100 feet, provided
the grade does not in any case exceed 15%.
(4)
A street must be designed so as to provide for the discharge of surface
water from its right-of-way. The slope of the crown on a street shall
not be less than 1/8 of an inch per foot and not more than 1/3 of
an inch per foot. Adequate facilities must be provided at low points
along the street and other points necessary to intercept runoff.
D.
Curves.
(1)
Where connecting street lines deflect from each other at any one
point by more than 10°, the line must be connected with a true,
circular curve. The minimum radius of the center line for the curve
must be as follows:
|
Street Type
|
Minimum Radius
|
|---|---|
|
Collector street
|
300 feet
|
|
Minor street
|
150 feet
|
(2)
Straight portions of the street must be tangent to the beginning
or end of curves. Except for minor streets, there must be a tangent
of at least 100 feet between reverse curves.
E.
Sight distance.
(1)
Proper sight distance shall be provided with respect to both horizontal
and vertical road alignments. The sight distance measured from the
center line 4.5 feet above grade shall be provided in accordance with
the most recent standards found in PennDOT Publication 13M, Design
Manual, Part 2, Highway Design.
(2)
There shall be provided and maintained at all intersections a clear
sight triangle with a line of sight between points 100 feet from the
intersection of the street center lines. No building or other obstruction
over three feet in height that would obscure the vision of a motorist
shall be permitted within these areas.
F.
Intersection.
(1)
No intersection shall involve the junction of more than two streets.
(2)
Right-angle intersections shall be used whenever possible. All intersections
shall intersect at an angle of 90° within 100 feet (measured from
the intersection of the center lines). In no instance, however, shall
streets intersect at an angle of less than 75°.
(3)
Intersections shall be approached on all sides by leveling areas.
Where the grades exceed 7%, such leveling areas shall have a minimum
length on 100 feet (measured from the intersection of the center lines)
within which no grade shall exceed a maximum of 4%.
(4)
All streets intersecting a state road (US, PA) shall be subject to
the approval of the Pennsylvania Department of Transportation.
(5)
Design of curb or edge of pavements must take into account such factors
as types of turning vehicles, likely speeds of traffic, angle of turn,
etc., but in no instance shall the radius of the curb edge of pavement
be less than the following:
|
Intersection Type
|
Curve Radius
|
|---|---|
|
Minor with minor street
|
15 feet
|
|
Minor with collector
|
25 feet
|
|
Collector with collector
|
35 feet
|
(6)
Minor and collector streets shall not intersect arterial streets
on the same side at less than 800-foot intervals and shall be in alignment
with any existing or proposed streets intersection from the opposite
side. If two streets that intersect another from opposite sides cannot
be aligned, then a distance of at least 200 feet shall be provided
between the two intersecting center lines.
(7)
Distances between intersections shall be in accordance with the following:
|
Type of Intersection
|
Minimum Distance Between Center Lines of Intersections
|
Minimum Separation of Streets Not in Alignment
|
|---|---|---|
|
Arterial w/arterial
|
800 feet
|
Must be aligned
|
|
Arterial w/collector and minor
|
800 feet
|
Must be aligned
|
|
Collector w/collector
|
600 feet
|
Must be aligned
|
|
Collector w/minor
|
500 feet
|
200 feet
|
|
Minor w/minor
|
500 feet
|
200 feet
|
G.
Slope of bank along streets. The slope of banks along streets measured
perpendicular to the street center line shall be no steeper than the
following:
H.
Other street provisions.
(1)
Cul-de-sac streets. Cul-de-sac streets designed to be so permanently,
shall not exceed 800 feet in length and no more than 15 single family
residential lots shall front on said cul-de-sac street. The cul-de-sac
street shall be provided with a paved turnaround having a maximum
diameter of 80 feet and legal right-of-way of 100 feet in diameter.
(2)
Partial and half-streets. The dedication of half-streets at the perimeter
of new developments is prohibited, except to complete existing half-streets.
(3)
Names of streets. Names of new streets shall not duplicate or approximate
existing or platted street names or approximate such names by the
use of suffixes as "lane." "way," "drive," "court," or "avenue." In
approving the names, consideration shall be given to existing or platted
street names within the postal delivery district served by the local
post office. New streets shall bear the same name or number of any
continuation or alignment with an existing street.
(4)
Reserve strips. Controlling access to streets by reserve strips is
prohibited except where their control is definitely placed in the
Township under control approved by the Township. A reserve strip is
a parcel of ground in separate ownership separating a street from
other adjacent properties or from another street.
(5)
Alleys. Alleys shall be permitted in townhouse, multiple-family,
commercial and industrial developments. Alleys shall be permitted
in single-family residential developments as a secondary means of
access to the side or rear lots with street frontage and shall be
designed to discourage through traffic.
B.
All access drives or driveways shall be provided with a clear sight triangle as described in § 160-23E(2) of this chapter. The drive may not exceed a slope of 5% within 25 feet of the street right-of-way lines. Where a drive enters a bank through a cut, the shoulders of the cut may not exceed 50% in slope within 25 feet of the point the drive intersects the street right-of-way.
C.
A driveway permit issued by Germany Township shall be required for
all proposed driveways or access drives on a Township road.
D.
A highway occupancy permit (HOP) issued by the Pennsylvania Department
of Transportation (PennDOT) shall be required for all access drives
or driveways accessing a state highway.
E.
A right-of-access easement shall be executed and recorded for all
shared or common driveways.
F.
Residential. Access drives and driveways to any public street or
highway in a residential development, except for multifamily and condominium
developments, shall be governed by the following:
(1)
Within 10 feet of a street right-of-way line, an access drive or
driveway may not exceed 20 feet in width.
(2)
The number of access drives or driveways may not exceed two per lot.
(3)
An access drive or driveway may not cross a street right-of-way line
within 50 feet of the right-of-way line of an intersecting street.
G.
Commercial and industrial. Access drives to any public street or
highway in the case of a commercial or industrial, multifamily residential
and condominiums development shall be governed by the following:
(1)
All access drives to any public street or highway shall be located
at least 150 feet from any intersection involving an arterial or a
collector street and 100 feet from the intersection of minor streets,
measured from the right-of-way line of the intersecting street. Where
practicable, exits shall be located on minor, rather than major streets
or highways.
(2)
No design shall be approved which is likely to create substantial
traffic hazards endangering the public safety. Safety requirements
which may be imposed in such a review shall include traffic control
devices, acceleration or deceleration lanes, traffic and lane markings
and signs. The developer shall be responsible for the construction
of any such traffic control devices which shall meet PennDOT approval.
H.
All access
drives or driveways shall be paved within 20 linear feet of the cartway.
[Added at time of adoption of Code (see Ch. 1, General Provisions,
Art. I)]
The off-street parking and loading and unloading space standards
provided herein shall be applied in conjunction with any off-street
parking and loading and unloading provisions in the zoning ordinance
in current use by the Township. Where there may be a conflict, the
provisions set forth in the Township's current zoning ordinance shall
take precedence over the provisions herein.
A.
Standards. Off-street vehicular parking facilities shall be provided
in accordance with the following standards:
(1)
Off-street parking facilities may be located on any required side,
front, or rear yard, but in no case shall it be located within the
right-of-way.
(2)
All off-street parking areas shall be surfaced in accordance with
the following specifications and shall be properly graded and drained
to dispose of all surface water in accordance with the approved stormwater
management plan.
(3)
All residential parking areas providing space for four or more passenger
vehicles shall be paved with asphalt, concrete or a masonry-type material.
Stone or gravel is not considered a masonry-type material. Where asphalt
paving is proposed the parking lot shall have a minimum of six inches
PA 2A stone subbase, three inches depth 25 mm base course and 1 1/2
inches depth 9 mm wearing course.
(4)
Commercial and industrial parking areas shall be arranged and marked
for the orderly and safe movement, loading, parking, and storage of
vehicles and shall be adequately illuminated if designed for use by
more than 10 cars after dusk. All commercial and industrial parking
areas shall be paved with asphalt, concrete or a masonry-type material.
Stone or gravel is not considered a masonry-type material. Where asphalt
paving is proposed, the parking lot shall have a minimum of eight
inches PA 2A stone subbase, four inches depth 25 mm SUPERPAVE base
course and 1 1/2 inches 9 mm SUPERPAVE wearing course.
(5)
All off-street parking facilities designed for 25 or more vehicles shall be landscaped in accordance with § 160-50 of the this chapter.
(6)
Any lighting used to illuminate any residential, commercial or industrial
parking area shall be so arranged as to reflect the light away from
adjoining premises and public rights-of-way.
(7)
Each off-street parking area shall be designed to provide for each
usable space, dimensions in accordance with the Township's Zoning
Ordinance, and where access to such area is from a public street,
adequate turnaround space shall be provided behind the right-of-way
line.
(8)
Where a use contains more than one type of use, the number of required
parking spaces will be calculated as the sum of the required parking
for each separate use, minus 10%.
B.
Loading and unloading space.
(1)
All commercial and industrial establishments shall provide loading
and unloading and commercial vehicle storage space adequate for their
needs. This required space will be provided in addition to established
requirements for patron and employee parking.
(2)
The minimum size loading space shall be 50 feet in depth, 12 feet
in width, with an overhead clearance of 14 feet or designed in accordance
with the Township's zoning ordinance.
A.
General. The length, width and shape of blocks shall be determined
with due regard for:
B.
Block length. The length of blocks shall not exceed 1,600 feet or
be less than 800 feet. In any case blocks should be designed as close
to 1,000 feet in length as possible. In the design of blocks longer
than 1,000 feet, special consideration shall be given to the requirements
of satisfactory fire protection and pedestrian connections.
C.
Pedestrian crosswalks. Where blocks exceed 1,000 feet in length, mid-block, pedestrian rights-of-way of not less than 12 feet in width shall be provided where needed for adequate pedestrian circulation. Paved walks of not less than six feet shall be placed within the right-of-way. All paved pedestrian areas shall be constructed in compliance with § 160-33 of this chapter and the Germany Township Construction and Materials Specifications Manual.[1]
D.
Block depth. Residential blocks shall be of sufficient depth to accommodate
two tiers of lots, except:
E.
Commercial and industrial blocks. Blocks in commercial and industrial
areas may vary from the elements of design detailed above if required
by the nature of the use. In all cases however, adequate provision
shall be made for off-street parking and loading areas as well as
for traffic circulation and parking for employees and customers.
A.
General.
(1)
The size, shape, and orientation of lots shall meet all requirements
as set forth in the zoning ordinance currently applied in Germany
Township and be appropriate for the type of development use contemplated.
Side lot lines shall be at right angles to straight street lines or
radial to curved street lines.
(2)
Lot lines shall follow municipal boundaries rather than cross them,
in order to avoid jurisdictional problems.
(3)
The depth of residential lots shall be not less than one nor more
than 2 1/2 times their width.
(4)
Where the lots in a subdivision are large enough for resubdivision
or where a portion of the tract is not developed, suitable access
to these areas shall be provided.
(5)
Depth and width of parcels intended for nonresidential uses shall
be adequate for the use proposed and sufficient to provide satisfactory
space for on-site parking, loading and unloading, setbacks, landscaping,
etc.
(6)
If after subdividing, there exists remnants of land they shall either
be incorporated into existing or proposed lots, or legally dedicated
to public use, if acceptable to the Township.
(7)
No lot shall be created in any manner whatsoever which does not meet
the minimum requirements of this chapter.
(8)
Where dictated by topography, location, sewage disposal requirements,
or other such conditions, the Township may require that the minimum
lot size be increased.
B.
Lot frontage.
(1)
All lots shall front on a dedicated public street (existing or proposed),
or upon a fully improved private street constructed to Township specifications
as set forth in this chapter and the Township Construction and Materials
Specifications Manual[1]. Lots fronting upon unimproved private streets or not
fronting upon a street shall not be approved.
(2)
Double or reverse frontage lots shall be avoided except where required
to provide separation of residential development from major streets
or to overcome specific disadvantages of topography, orientation,
or location. All reverse frontage lots shall provide access onto a
minor street.
(3)
There shall be no right of access to any residential reverse frontage
lots from the street opposite the minor street which carries the property
address.
C.
Lot soils evaluation tests.
(1)
Soil tests shall be performed for each lot of a proposed subdivision,
whether minor or major, and all land developments, wherein buildings
at the time of construction will not be connected to a live public
sewage disposal system. Each lot must be found satisfactory for on-site
sewage disposal prior to approval of the final plan.
(2)
The soils tests called for above shall be performed in accordance
with the regulations of the Pennsylvania Department of Environmental
Protection. The Township Sewage Enforcement Officer will observe the
tests and certify the results.
(3)
A sewer planning module for any new subdivision or land development
shall be prepared by the developer and approved by the Township and
the Pennsylvania Department of Environmental Protection prior to approval
of the final plan.
D.
Lot on slopes.
(1)
The minimum lot area herein established shall be increased in accordance
with the Township's requirements, based on reports from the Pennsylvania
Department of Environmental Protection and the Adams County Conservation
District indicating that, because of slope, surface runoff or subsurface
drainage of septic tank effluents are likely to result in hazardous
conditions.
E.
Unique lots.
(1)
In the case of wedge-shaped lots, no lot shall be less than 35 feet
in width measured along the arc at the front street right-of-way line.
(2)
Flag lots or panhandle lots or lots having a narrow strip of property
for the sole purpose of providing access to a public road from a lot
which would not otherwise front on a public road are prohibited unless
no other reasonable method of providing access is available. In no
case should this be used as a method of avoiding construction of a
street.
(a)
Minimum width of the panhandle at the street right-of-way line
shall be 25 feet. This minimum width shall be maintained for the entire
length of the panhandle.
[1]
In the event that a panhandle provides shared access to more
than one lot, the minimum width shall be increased proportional to
the number of lots accessed through the panhandle.
[2]
A right-of-access easement shall be executed and recorded for
all shared panhandles insuring no barriers, fences or other obstructions
shall restrict the free use of said easement.
(b)
There shall be no sewerage disposal septic tanks or absorption
field, permanent outdoor storage, parking or accessory uses or structures
located within any panhandle.
(3)
Corner residential lots shall have enough extra width to permit appropriate
setbacks from both streets.
F.
Building setback and yard measurement.
(1)
Building setbacks shall be provided in accordance with the zoning
ordinance currently applied in Germany Township.
G.
Lot dimensions.
(1)
The dimensions for lot area, lot width and setback lines shall be
in accordance with the zoning ordinance currently applied in Germany
Township.
(2)
All lot areas shall be calculated from the street right-of-way lines.
All setback lines shall be measured from the right-of-way lines. All
lot widths shall be measured at the minimum setback line.
A.
The minimum width of easements for underground and overhead public
utilities shall be 20 feet.
B.
Whenever possible, easements for public utilities shall be centered
on side and/or rear lot lines.
C.
Electric and telephone facilities shall be installed underground
unless conditions require otherwise.
D.
Drainage easement shall be such adequate width as to serve the purpose
for which they are intended. Such easements shall preserve the unimpeded
flow of natural drainage or provide for the construction of drainage
facilities. In no case shall they be less than 20 feet.
Environmental assessment studies shall include statements for
each of the following topics:
A.
Steep slopes. All plans involving lands that possess slopes exceeding
20% shall require the preparation of a statement which includes the
following minimum considerations:
(1)
A topographic map of the site which highlights those areas that possess
slopes exceeding 20%. Also reflected on this map should be all existing
and proposed site improvements.
(2)
A detailed description of the methods proposed to do the following:
(a)
Protect and stabilize areas that have a high potential for soil
erosion.
(b)
Prevent the construction of structures and other site improvements
on areas with slopes exceeding 20%, or a description of the specific
design and construction techniques used to assure structural safety
and minimize harm to the environment associated with development on
steep slopes.
(c)
Minimize grading throughout the site.
(d)
Protect and preserve any valuable natural wildlife and/or plant
habitats that coincide with the steep-slope areas of the site.
(e)
Protect water quality on and around the site from the adverse
effects of the proposed use.
(f)
Protect any steep slopes on adjoining properties.
B.
Wetlands and threatened/endangered species/habitats. An assessment
of wetlands and threatened or endangered species habitats shall be
completed to determine presence on the site and mitigation methods.
(1)
Perform wetlands delineation in accordance with methodologies outlined
in the "Federal Manual for Identifying and Delineating Wetlands."
A report summarizing the findings of the delineation shall be attached
to the preliminary plan.
(2)
A search of the Pennsylvania Natural Diversity Inventory to identify
any threatened or endangered species and their habitats or lack thereof
on or near the site. If such species or areas are identified, a statement
of proposed measures to protect the species or areas shall be included.
This statement shall be supplemented by correspondence from appropriate
state or federal agencies regarding the adequacy of the proposed protective
measures.
(3)
A detailed description of the measures proposed to avoid, minimize
or mitigate the following:
(a)
Avoid the disturbance of any wetland and/or other important
wildlife habitats during and following construction on the site.
(b)
Mitigate the loss of existing wetlands and habitats.
(c)
Replace and/or create additional land areas that will be characterized
by similar environmental traits as the site's important wetlands and
habitats.
C.
Riparian corridors and stream bank restoration. All plans impacting
riparian corridors shall include a site plan identifying areas for
restoration and replanting of riparian habitat to re-establish wildlife
migration corridors and linkages between fragmented habitats. The
environmental assessment shall include:
(1)
A detailed description of the methods proposed, such as vegetated
buffer strips, to mitigate impacts to riparian corridors and other
significant habitat as a result of stormwater runoff from developed
areas and construction activities.
(2)
A detailed description of the methods proposed for riparian habitat
restoration.
(3)
No development shall be allowed within 50 feet of the top of a stream
bank.
D.
Water quality and demand. A description of the site's existing hydro
geologic and surface water characteristics, both quantity and quality,
shall be provided in addition to the projected impact and demands
of the project on these characteristics. The following additional
information shall be provided:
(1)
In areas where protection of surface-water or groundwater quality
is of critical concern due to soil type, near-surface groundwater,
or similar factors, a description of methods to minimize or avoid
potential adverse impacts to surface water or groundwater resources
during and after construction.
(2)
If applicable, a description of methods to be used to store pesticides,
herbicides and fertilizers and a letter from the appropriate Adams
County agency indicating that proposed methods are in conformance
with all established state and county regulations for the storage
of hazardous materials.
E.
Cultural resources. Those plans involving properties of, or ones
adjacent to, a site listed with the National Register of Historic
Places and/or a site listed on the Pennsylvania Register of Historic
Places shall require the preparation of a statement which includes
the following minimum considerations:
(1)
A description of the site's historic features and their historic
significance at the local, state and national level.
(2)
A letter from the Historical Society of Adams County commenting on
the proposed development's impact on the historic sites contained
on or around the site. This letter should also contain any additional
design and/or use recommendations that would further protect nearby
historic resources.
F.
Socioeconomic and public service impacts. In order for the Township
to meet future demands for public services, the assessment shall include
a description of the following:
