A.
The design standards established in this chapter are intended to
be fundamental requirements to be applied with professional skill
in the subdividing and planning of land so as to produce attractive
and harmonious neighborhoods, convenient and safe streets, and economical
layouts of residential and other land development. The design standards
are further intended to encourage and promote flexibility and ingenuity
in the layout and design of subdivisions and land developments, in
accordance with modem and evolving principles of site planning and
development. It is further intended that subdivision and land development
designs shall promote interconnectivity and walkability within neighborhoods,
protection of natural features and resources, reservation of open
space areas and emphasize the preservation and planting of trees along
streets, within parking areas and in developed areas.
B.
It is also the intent of this chapter to require subdividers and
developers to follow all applicable codes, regulations, and standards
adopted by East Hanover Township relative to improvements to the subdivision
or development site. In all cases, the codes, regulations and standards
of the Township shall be followed and the improvements shall be approved
by the Board of Supervisors before the final plan is approved. All
improvements as specified in this chapter shall be installed before
the final plat is approved or, in lieu thereof, a guarantee of installation
shall be provided by the subdivider or developer prior to final plat
approval. The guarantee shall assure the responsible body (East Hanover
Township) that the required improvements will be installed in accordance
with the subdivision or land development plan.
C.
During the design and approval of subdivision and land development
plans East Hanover Township and the developer shall give primary consideration
to all transportation plans, watershed plans, water plans, sewer plans,
community facility plans, county and municipal Comprehensive Plans
and Official Maps as may be in effect in the Township.
In addition to the standards contained elsewhere in these regulations,
the following general standards shall be observed.
A.
Existing utilities and improvements shall be utilized wherever possible.
New roads and extended utility services shall be discouraged if existing
services and facilities may be utilized. Scattered urban development
shall be avoided.
B.
Development designs shall minimize street lengths necessary to serve
developed properties.
C.
Side lot lines should be substantially at right angles or radial
to street lines, unless the purpose of lot line orientation is to
obtain greater solar access.
D.
Depth of residential lots should be not less than one nor more than
2 1/2 times the lot width.
E.
Every lot shall abut a street. Lot frontage or access shall be physically
accessible by standard vehicles in existing conditions or East Hanover
Township shall require illustration of the site improvements planned
and necessary to alter steep banks, floodplains, visibility limitations,
etc., to a condition that will facilitate safe and adequate access.
East Hanover Township may also require that lots be arranged to reserve
a right-of-way for street access to future lots.
F.
Double or reverse frontage lots may be preferred or required when
lot access to an adjoining street is not permitted or separation from
the street is desired because of topographic, orientation, aesthetic,
congestion, safety or high noise level considerations. Landscaping
and buffering should be provided along the adjoining street.
G.
Adequate easements or rights-of-way shall be required for drainage
and utilities. Easements shall be a minimum of 20 feet in width and,
whenever possible, shall be centered on side or rear lot lines. No
structure or buildings or plantings other than grass shall be erected
within such easements.
I.
Lots shall be suitably shaped to encourage and facilitate use and
maintenance of all portions of the lot. Accordingly, lots shall be
square or generally rectangular in shape. Lot configurations which
result in L-shaped, T-shaped, triangular or otherwise inappropriately
shaped lots shall be avoided.
J.
Site design and development shall include reasonable efforts to save
existing trees and vegetation as well as illustrating a proposed tree
planting and landscaping design.
K.
The standards of this chapter shall apply to all lots being subdivided
or developed and residual land which is created by the subdivision
or land development activity.
L.
Subdivision of property with existing dwellings or development shall
be regulated by the following:
(1)
Each dwelling or use shall be serviced by separate utility connections.
Shared sewage systems are not permitted.
(2)
Each dwelling or use subdivided shall be on sufficient land area
to satisfy minimum lot area and yard setback requirements. Where adequate
land area is not available to satisfy minimum standards, subdivision
may be permitted when:
M.
Lot additions, land exchanges, agricultural use only lands, and any
other specific or special purpose subdivision or land development
shall include prominent plan notes to avoid misinterpretation of the
intent of the subdivision or land development plan. Applicable deed
restrictions may be required.
N.
Deeds filed subsequent to subdivision or land development approval
shall accurately and correctly describe the property therein. Deeds
and use of the property shall be in complete compliance with all plan
notes and conditions. Recording a deed which omits or contradicts
the information on an approved subdivision or land development plan
shall be a violation of this chapter.
O.
Subdivision/development of residential lots/units shall require the
dedication of recreation and open space land, or the payment of fees
in lieu thereof, in accordance with the following requirements:
(1)
Dedication of land or payment of fees in lieu thereof, for recreation
and open space use shall be in accordance with any duly adopted municipal
or county Recreation and Open Space Plan. Therefore, it is the intent
and scope of these provisions to apply the recreation dedication,
or fee payment in lieu thereof, requirements as follows:
(a)
As East Hanover Township has adopted a municipal Recreation
and Park Plan, the subdivider or land developer shall satisfy all
recreation and open space requirements and obligations with the appropriate
municipal officials, including, but not limited to, agreement on any
lands to be dedicated or fees to be paid in lieu thereof. Documentation
shall be provided to East Hanover Township to verify satisfaction
of municipal requirements. All subdividers and land developers who
comply with East Hanover Township Recreation and Park Plan requirements
shall be exempt from County Recreation and Open Space Plan requirements,
but are urged to adhere to recreation and open space guidance provided
within the Lebanon County Recreation and Open Space Plan.
(2)
Dedication of land for recreation and open space, or the payment
of fees in lieu thereof, shall be in accordance with the standards
established within East Hanover Township Recreation and Park Plan.
Said dedication and fee ratios may be adjusted for inflation from
time to time, as deemed necessary by the Township Supervisors. Fees
in lieu shall be paid prior to approval of the final subdivision or
land development plan. Where final plan phases are proposed, applicable
fees shall accompany each phased plan. Deeds for transfer of dedicated
land shall be executed and recorded:
(3)
Standards and criteria for land to be dedicated are as follows:
(a)
Recreation and open space shall be intended for public access,
with amenities suitable for access, use and maintenance.
(b)
Additions to adjacent existing or future public park and recreation
areas are a priority for land dedication.
(c)
Prior to plan approval, documentation shall be provided to East
Hanover Township to verify Township agreement to accept dedication
of the offered land. Absent an acceptance verification, fees in lieu
of dedication will be required.
(d)
Land suitable for recreation and open space use shall have minimal
limitations or intrusions to detract from the intended use, with no
more than 15% of the land area to contain easements, floodplain, steep
slopes, wetlands, stormwater facilities and similar limiting features
(unless such areas are vital to achieving trail and greenway initiatives
of the Lebanon County Comprehensive Plan).
(e)
With the agreement of East Hanover Township, credit toward land
dedication or fee in lieu costs may be granted to subdividers or land
developers who propose and complete acceptable public recreation site
improvements, facilities construction or equipment installation at
approved locations. Credit value shall be documented by the subdivider
or land developer and be subject to Township review to verify the
value.
(4)
All fees collected by East Hanover Township in accordance with these
provisions shall be administered in conformance with the following
guidelines:
(a)
Funds shall be deposited and held in a separate Township fund,
exclusively for recreation and open space use. Interest earned on
such funds shall become part of the fund. The fund shall be referred
to as the Recreation and Open Space Fund.
(b)
The Recreation and Open Space Fund shall be utilized to fund
acquisition and site development of public recreation and open space
sites. Expenditures shall be designed to meet the goals, objectives
and recommendations of the East Hanover Township Recreation and Open
Space Plan. Although intended principally for acquisition and site
development, a maximum of 10% of the funds expended during any calendar
year may be utilized for maintenance or administration of recreation
facilities and sites, where need is demonstrated for remediation to
create safe, accessible recreational opportunities.
Conservation of energy shall be an important principle in the
design of subdivisions and land developments. Plans shall facilitate
the energy efficient placement of homes and buildings on lots. Whenever
the following criteria are found to be appropriate to a site, development
design shall be in accordance with the standards contained herein.
A.
Orientation:
(1)
Lots shall be designed for energy efficient siting of buildings with
respect to slopes and existing trees.
(2)
Southerly exposures should be utilized for development. North slopes,
especially those over 10% slope, should be avoided because the long
shadows created severely restrict solar access.
(3)
New lots and new residences shall be oriented to make maximum effective
use of passive solar energy. The long axis (depth) of each lot should
run north-south, with a possible east-west variation of 22 1/2°.
Lot design should provide for lots of adequate width, depth, and slope
for solar orientation. Lot layout should facilitate solar access by
at least 75% of the proposed dwellings or buildings within a development.
(4)
The largest yard setback should be stipulated on the south side of
proposed buildings. Buildings should be situated to the north end
of the lot to permit maximum on-lot control of solar sky-space.
B.
Streets.
(1)
Streets should be oriented along an east-west axis, with maximum
north-south deviations of 30°. This should be required to the
maximum extent possible, although size, configuration or orientation
of the property; nature of the surrounding development; circulation
patterns; existing physical features such as topography and vegetation
(trees); and improved design potential may be considered to determine
the feasibility of this requirement for a given site.
(2)
Street systems shall be designed to reduce overall lengths and facilitate
traffic flow (minimum number of intersections).
(3)
The street system shall be bordered by trees, in accordance with
standards of this chapter.
C.
Vegetation and wind.
(1)
Site design shall emphasize the preservation of all beneficial natural
features of the site, such as existing slope, naturally wooded areas,
and watercourses. The site design should also avoid requiring removal
of large isolated trees and desirable woods and other vegetation,
particularly those existing plant materials which serve as wind barriers
and aid in energy conservation.
(2)
Developments shall be designed to maximize wind buffering and/or
breeze channelization capabilities of vegetation, topography and structure
layouts. Wind breaks and buffers should utilize evergreens to protect
north and northwesterly exposures. Cooling breezes from the southwest
should be channeled past buildings. Deciduous trees shall be located
in areas which will enable them to shade buildings from the summer
sun, but still allow penetration of the winter sun.
Subdivisions shall be planned to take advantage of the topography
of land in order to: utilize the natural contours, economize in the
construction of drainage facilities, reduce the amount of grading,
and minimize destruction of trees and topsoil. The natural features
and other distinctive characteristics of the site shall be integrated
into the plan to create functional variations in the neighborhoods.
Additionally, environmental safeguards may be mandated on slopes in
excess of 15%. On steep slopes (in excess of 15%), site and lot design
shall be adjusted, where necessary, to mitigate the detrimental effects
of development on steeper slopes. The following topographic considerations
shall be utilized in design of subdivisions and land developments:
A.
Streets. Land which is relatively flat or of very gentle slopes should
be planned so that the streets follow the natural drainage courses
and as many lots as possible shall be above the street grade. On more
irregular topography, streets shall be designed to avoid extensive
cuts and fills and follow the ridges or be planned approximately parallel
to contour lines, and adjusted, however, so that lots on one side
of the street will not be excessively below the street grade.
B.
Natural drainage. Subdivisions shall be designed, particularly on
land of very gentle slopes, to take every advantage of natural grades
so that all the land can be drained without excessive grading. Unless
watercourses or drainage ways are enclosed, the plan shall be adjusted
so that rear lot lines shall be approximately parallel to the natural
or straightened course, and only where such plan is not possible,
should side lot lines be arranged parallel to an open drainage course.
Easements for drainage ways and low-lying land which are subject to
flooding may be included as part of a lot but shall not be used as
building sites or included in calculating the required lot area or
width.
C.
Natural features. Natural features, irregularities, changes in level,
brooks, lakes, hilltops, and other focal points within the site, and
distant views outside the subdivision shall be integrated in the design
to obtain variations and interest in each neighborhood and more attractive
building sites. Trees, topsoil, and other natural resources shall
be preserved and utilized in the development of the subdivision.
D.
Driveways.
(1)
Private driveways shall be designed to furnish safe and convenient
access, with reasonable clear sight distance at intersection with
the street. Site improvements shall be required to ensure adequate
site visibility at the point of access and installation of a stable,
erosion resistant driveway surface. Driveway site distances shall
be consistent with current PennDOT requirements (specifications located
in appendix[1]) and appropriate radii shall be provided.
[1]
Editor's Note: Said appendix is included as an attachment to this chapter.
(2)
Steep slopes shall be traversed diagonally to minimize grades. Driveway grades shall not exceed 15% slope at any point. All driveways shall be designed and improved with a rolled stone or paved surface, sufficient to avoid erosion. When driveway grades exceed 10% slope driveways shall be paved to minimize erosion. Required driveway improvements shall be guaranteed in accordance with § 185-31 of this chapter.
A.
The developer shall grade each subdivision or land development to
establish street grades, floor elevations of buildings, and lot grades
in proper relation to each other and to existing topography.
B.
However, grading shall be kept to a minimum to avoid loss of topsoil
and erosion potential. Lots shall be graded to secure drainage away
from buildings. The grading shall facilitate collection of stormwater
in designated areas and avoid concentration of water in the sewage
system location.
C.
The grading of the roadway shall extend the full width of the cartway,
shoulder and swale area, if applicable. Where possible, grass strips
or channels between the curb or shoulder and right-of-way line should
be graded at 3:1 slope; however, when unusual topographic conditions
exist, standard engineering practice shall prevail.
A.
The minimum lot size and lot width requirements established by Chapter 250, Zoning, of the Code of East Hanover Township shall be utilized as minimum subdivision standards. All lots shall satisfy the municipal zoning standard for lot width and lot size at the time of subdivision. Additionally, the building setback lines established by Chapter 250, Zoning, of the Code of East Hanover Township shall be applicable and shall be noted on each subdivision or land development plan. Additionally, each subdivision or land development plan shall satisfy all other applicable zoning standards, unless variance thereto has been granted.
B.
In cases where zoning standards have not been enacted or might otherwise
be determined not to be valid, the following uniform standard shall
apply for new building lots.
|
Minimum Setbacks
| |||||
|---|---|---|---|---|---|
|
Available Utilities*
|
Minimum Lot size
|
Minimum Lot Width
|
Front
(feet)
|
Side
(feet)
|
Rear
(feet)
|
|
On-lot well and sewage
|
1 acre
|
150
|
40
|
15
|
40
|
|
Public water/on-lot sewage
|
30,000 square feet
|
135
|
40
|
15
|
40
|
|
On-lot well/public sewer
|
20,000 square feet
|
120
|
35
|
10
|
35
|
|
Public water and sewer
|
10,000 square feet
|
100
|
30
|
10
|
30
|
|
*
|
Public also includes approved community water and sewage systems.
|
Superseded by East Hanover Township Stormwater Management Ordinance.[1]
[1]
Editor's Note: So in original.
Sewage disposal facilities shall be designed and constructed
to meet the needs of the proposed subdivision or land development.
Sewage disposal facilities shall also meet all requirements of the
Pennsylvania Department of Environmental Protection, and East Hanover
Township Act 537 Sewage Facilities Plan. The following requirements
specify the design and installation standards for subsurface sewage
disposal and public and private sewerage systems.
A.
Subsurface sewage disposal. All subdivisions and land developments
proposing subsurface sewage disposal shall be designed and submitted
in compliance with the prevailing requirements of the Pennsylvania
Sewage Facilities Act (35 P.S. § 750.1 et seq.), D.E.P.
and, where applicable, the delegated local agency. It is the intent
of this section to coordinate a simultaneous review of subdivision
and land development plans with sewage planning modules, thereby avoiding
the approval of lots that are not suitable for sewage disposal. Where
required by municipal sewage plans, on-site sewage testing shall be
supplemented with a hydrogeological study which may dictate increased
lot sizes or reservation of ground water easement areas. In accordance
with those standards, application for subdivision or land development
approval shall satisfy the following procedural requirements:
(1)
Minor subdivision. The subdivider shall submit the sewage planning
module and required associated information to the sewage enforcement
officer at the time of final plat application. The subdivision or
land development plan shall not be processed until documentation is
provided to verify that the sewage enforcement officer has approved
the sewage planning module. All newly created lots, whether for immediate
or future use, shall be tested and approved for sewage suitability.
(2)
Major subdivision. The subdivider shall submit a preliminary plan
depicting general lot layout and street design, as required herein.
The subdivider shall submit the required sewage planning module and
associated information to the sewage enforcement officer at the time
of preliminary plan application. The subdivision or land development
plan shall not be processed until documentation is provided to verify
that the sewage enforcement officer has approved the sewage planning
module.
B.
Existing public sewers. When a subdivision or land development has
public sewers available on site or within 1,000 feet of the site,
sewer lines shall be included on the subdivision or land development
plan and installation must be approved by the municipal authority
responsible for the sewer system. Written documentation is required
from the authority to verify adequate capacity, agreement to provide
service, and specific design approval. The subdivider shall submit
the required sewage planning module and associated information to
the Township at the time of preliminary plan application. Approval
by PA DEP of the sewage planning module shall be a required condition
of Township approval of any subdivision or land development proposed
to be served by public sewers.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
C.
Planned sewer area. When a proposed subdivision or land development
is located in an area not presently served by public sewers, but which
has received design data preparatory to sewer system installation
within 18 months, then East Hanover Township shall determine the necessity
of installing house connections and/or capped mains, even though on-site
facilities will be required in the interim. Installation of house
connections and capped mains shall be in accordance with municipal
design data and approved by the Township Engineer prior to approval
of a preliminary or final plan.
D.
Private sewerage system. When a subdivision or land development is
to be provided with a private sewerage system, a statement shall be
submitted to the Planning Department from the Pennsylvania Department
of Environmental Protection verifying that a permit has been issued
approving the proposed facilities. Additionally, East Hanover Township
must be satisfied that adequate provisions have been made to guarantee
the construction and maintenance of the proposed private sewerage
system.
E.
Plan notice.
(1)
Subsurface sewage disposal. All subdivision and land development
plans shall contain a plan note specifying that approval of the plan
does not guarantee permit issuance for sewage disposal.
(2)
Public sewers. All subdivision and land development plans shall contain
a plan note specifying that connection to public sewer lines is required.
(3)
Lot additions in non-public sewer areas/agricultural parcels. Non-building
language to be displayed as provided in appendix and proper documentation
to be processed through Sewage Enforcement Officer and East Hanover
Township.
A.
A water supply system shall be designed and constructed by the subdivider
or developer as required by the municipality, water company, or water
authority in relation to the specific site of the proposed subdivision
or land development. The water supply system shall be capable of meeting
the domestic and fire protection needs of the site. When possible,
the subdivision or land development should be served by a public water
supply system approved by municipal water officials or a community
water system approved by the Pennsylvania Department of Environmental
Protection. If the subdivision or land development is to be supplied
by a public or community water system, the subdivider or developer
shall submit a written certification, commitment or evidence that
the municipal water company or authority or the association of lot
owners or private company, as applicable, has adequate water capacity,
has agreed to provide water service and has approved the specific
water system design.
B.
When a subdivision or land development has public water on-site or
within 500 feet of the site, public water lines shall be extended
as necessary to service the lots and uses on the subdivision and land
development plan, subject to approval by the municipal authority responsible
for the water system. In those cases where a public or community water
system is not available or practical, a well shall be provided for
each lot. Wells shall be placed uphill from sewage disposal systems.
Wells shall not be within 100 feet of any part of the absorption field
of any on-site sewage disposal system and they shall not be placed
within 50 feet of lakes, streams, ponds, quarries, etc.
C.
Subdivision or land development proposals which involve the daily
use of 10,000 gallons or more of well or surface water shall be accompanied
by a Hydrologic Study to document the adequacy of the water supply
without endangering water availability for adjoining landowners. Review
and, where applicable, approval may be required from D.E.P. and the
Delaware or Susquehanna River Basin Commission, as applicable.
D.
Subdivision and land development plans shall contain a plan note
specifying the source of water supply. Plans proposing the use of
public or community water shall contain a note specifying that connection
to the public or community water lines, as applicable, is required.
Plans proposing the use of individual wells shall contain a note specifying
that the lot(s) has not been tested for the availability of water
of adequate quality or quantity and no guarantee of water availability
is provided.
In addition to reflecting the topography, natural features and
solar orientation, streets shall be designed according to the function
served, the use of abutting land, and standards of width, intersections,
maximum grades and curvatures. East Hanover Township shall require
that all developments have adequate access. Where major subdivision
is proposed or may occur because of the patterns started by minor
subdivision activity, East Hanover Township should require reservation
for, or installation of, two or more streets to ensure safe and convenient
access. Elimination or vacation of previously approved streets shall
be approved only when East Hanover Township determines that 1) alternate
access has been provided in another, more suitable location, 2) further
development is not possible utilizing the street, and 3) any landowners
who purchased property with reliance upon the street agree in writing
to its elimination. The developer shall design and construct streets,
including pavements, shoulders, gutters, curbs, etc., as required
by municipal ordinance. Where specific municipal regulations do not
exist, the following requirements shall apply.
A.
Classification and general design goals.
(1)
Major streets. Function primarily for the movement of fast traffic
between points of heavy traffic generation. They are often known as
arterial streets or highways. They shall be planned for continuation
of existing streets in the system at the same or greater width in
accordance with adopted municipal standards. Major streets shall contain
as few intersections as possible.
(2)
Collector streets. Function to collect traffic from local streets
and distribute it into major streets, and, as such, they will normally
contain a relatively large number of intersections with local streets
and few with main streets. A collector street system may be required
wherever a residential neighborhood near a major street is over 150
acres in area or where the local street pattern is so designed as
to converge and serve over 500 one-family dwellings, or 100 multi-family
units. Collector streets shall be planned for continuity and to lead
more or less directly to one or more focal points or centers of traffic
generation, and may become bus routes.
(3)
Local streets. Provide direct access to each lot and function to
allow traffic to circulate toward the principal directions of travel,
bus routes, schools and playgrounds; however, the design shall discourage
through and high speed traffic. The street pattern shall be indirect
and yet continuous to prevent through traffic, formed of straight,
moderately winding, curved, looped or angular streets. Tee-intersections
shall predominate and cross-intersections shall be minimized. There
shall be an underlying systematic neighborhood pattern; however, gridiron
and other rigid geometrical patterns should be avoided where possible.
The street pattern shall include extensions to the boundaries of the
development to provide circulation between adjoining neighborhoods.
(4)
Cul-de-sac streets. Provide direct access to properties from other
streets. Ordinarily, a cul-de-sac is a short street with only one
outlet and having an appropriate terminal for safe and convenient
reversal traffic movement. Drainage should be towards the open end.
If drainage is toward the closed end it shall be conducted away in
an underground storm sewer. Other design alternatives such as through
or looped streets shall be used where possible.
B.
Minimum street standards. See Attachment 1, Minimum Street Standards.[1]
[1]
Editor's Note: Minimum Street Standards is included as an attachment to this chapter.
C.
Supplementary street standards. In addition to the specific standards cited in Subsection B, the following street standards shall apply to design and construction of streets:
(1)
Intersections:
(a)
Streets shall be designed to intersect at right angles (90°)
and should be at right angles for at least 100 feet from the point
of cartway intersection.
(b)
No more than two streets shall intersect at any one point.
(c)
Proposed new intersections along one side of an existing street
shall coincide with any existing intersections on the opposite side
of the street. Where intersections cannot practically be connected,
a minimum of 150 feet shall separate the center lines of offset local
streets, and 400 feet minimum shall be provided for collector and
major streets.
(d)
Street curb intersections shall be rounded with a minimum radius
of 20 feet for local streets and 30 feet for collector or major streets.
The radius point shall be concentric with that for the property lines.
(e)
Intersections shall be designed with a flat grade. In hilly
or rolling topography, a leveling area shall be provided for 75 feet
on all sides preceding the intersection, measured from the edge of
the cartway of the intersecting street. The leveling area shall have
a maximum grade of 4% for local and cul-de-sac streets and a maximum
grade of 2% for collector and major streets.
(f)
Clear sight triangles of 75 feet measured along the center line
from the point of intersection, shall be provided and maintained at
all intersection. No building, structure, planting or other obstruction
higher than 30 inches above the roadway grade shall be permitted within
the clear site triangle unless superseded by municipal zoning regulations.
(2)
Street names. Shall not duplicate others nearby, and shall be subject
to the approval of East Hanover Township. Reflective street signs
shall be erected to identify all streets.
(3)
Street expansion. Where a subdivision adjoins unsubdivided land or
future development phase's sufficient streets shall be planned to
extend to the boundary lines so that all parcels may be subdivided
and a coordinated street system obtained. Traffic circulation shall
be assured by installation of a temporary, stoned cul-de-sac for short
term use (less than two years) or paved cul-de-sac for longer use
until a through street is completed.
(4)
Streets for multifamily development. Shall be planned to connect
with major or collector streets to avoid generating large volumes
of traffic on local residential streets.
(5)
Reserve strips. The creation of reserve strips shall not be permitted
adjacent to a proposed street in such a manner as to deny access from
adjacent property to such street.
(6)
Right-of-way widths. Land for the right-of-way for the opening or
extension of any street within a subdivision shall be dedicated by
the developer. Where a property abuts a street which does not conform
to the right-of-way width required by this chapter or other ordinances
of East Hanover Township, the additional width necessary to meet current
standards shall be dedicated when such land is subdivided.
(7)
Vertical curves.
(a)
The minimum length of crest and sag vertical curves shall be
determined by multiplying the following "K" value by the percent change
in grade for the curve (expressed as a whole number):
|
Design Speed (in miles per hour)
|
"K" Crest Vertical Curves
|
"K" Sag Vertical Curves
|
|---|---|---|
|
20
|
10
|
20
|
|
25
|
20
|
30
|
|
30
|
30
|
40
|
|
35
|
45
|
50
|
|
40
|
70
|
70
|
|
45
|
100
|
90
|
|
50
|
150
|
110
|
|
55
|
220
|
130
|
(b)
Regardless of the vertical curve calculation, no street vertical
curves shall be less than 75 feet in length.
(8)
Auxiliary street improvements. In addition to the required pavement
and shoulder widths, streets shall be designed and constructed with
curbs, streetlights, gutters, culverts, catch basins, sidewalks, traffic
control signs, and other improvements required by municipal ordinance
or determined by East Hanover Township to be necessary for a proposed
subdivision or land development. Specific improvement guidelines are:
(a)
Curbs. Vertical, slant and rolled curbs are all permissible
designs, where permitted by municipal regulation, functionally coordinated
with the overall development design, and constructed in accordance
with the following:
(b)
Sidewalks. Sidewalks of a minimum four feet in width shall be
required in accordance with East Hanover Township regulations and
for townhouse or multifamily developments, within residential subdivisions
containing public sewer or lots of one acre or less, to connect to
adjacent or nearby sidewalk systems or when determined by East Hanover
Township to be necessary for the safety and convenience of the projected
pedestrians. Sidewalk specifications are:
[1]
Sidewalks shall be plain cement concrete four inches thick,
with a minimum strength of 3,500 PSI. placed on a four-inch deep base
of AASHTO No. 57 (2B) stone.
[2]
Expansion joints shall be provided at intervals of 20 feet minimum.
[3]
Sidewalks shall have a 1/4 inch per foot sloped towards the
curb and street.
[4]
In residential developments, when a grass (beauty) strip is
provided, it shall be a minimum three feet in width and shall be located
between the curbline and the sidewalk.
(c)
Traffic control signs. Signage within all subdivisions and land
developments shall be designed and installed by the developer in accordance
with PennDOT regulations and MUTCD (Manual on Uniform Traffic Control
Devices). Adequate vertical and horizontal area shall be reserved
for sign placement at intersections.
(d)
Streetlights. Streetlights shall be designed and installed to
illuminate all major subdivisions and land developments, unless a
waiver is obtained for low density developments or similar subdivisions.
Streetlights shall be placed at all street intersections and accesses
to land developments, within parking lots and along streets at intervals
of 250 feet or less.
(e)
Street trees. Street trees shall be installed on both sides
of all streets within subdivisions and land developments. Installation
shall be in accordance with the following requirements:
[1]
Trees shall be planted to avoid conflicts with utilities, roadways,
sidewalks, intersection visibility and streetlights. Small, medium
or large trees shall be utilized where appropriate. Recommended tree
species, by size, are listed within this chapter.
[2]
Plans proposing more than 25 lots or dwelling units shall be
accompanied by a detailed landscape plan.
[3]
Street tree planting between the street curb and sidewalk, within
the grass (beauty) strip, shall be in compliance with the following:
|
Mature Tree Size
|
Minimum Grass (Beauty) Strip (feet)
|
|---|---|
|
Small (Less than 30 feet height)
|
3
|
|
Medium (30 feet to 50 feet height)
|
5
|
|
Large (over 50 feet height)
|
8
|
[a]
Where adequate grass (beauty) strip width is not
available for planting because of street design, street trees shall
be planted on the lot (interior) side of the sidewalk, a maximum of
five feet from the edge of the sidewalk. Streets without sidewalks
shall require street tree planting within 10 feet of the edge of the
street cartway.
[4]
[5]
Planting specifications required for street trees are:
[a]
Trees shall be balled and burlapped, standard quality
or better nursery stock, with straight trunks and well developed branch
and root systems.
[b]
Large trees shall be a minimum of 1 W1 caliper and eight feet in height. Medium and small
trees shall be a minimum of one inches caliper and six feet in height.
[c]
Tree holes shall be a minimum of twice the diameter
of the tree root ball.
[d]
Planted trees shall be mulched and watered during
the first growing season. Dead and dying trees shall be replaced.
[e]
Trees shall be staked where necessary.
[f]
Trees planted within five feet of a sidewalk shall
have a plastic or geotextile root barrier, a minimum one foot deep
by 10 feet long, placed along the sidewalk edge closest to the tree.
[g]
Recommended tree species are listed in the Appendix
of this chapter.[2]
[2]
Editor's Note: Said Appendix is included as an attachment to this chapter.
(9)
Proposed cul-de-sac streets shall contain a fully described snow
plow easement or similar authorized snow plow area.
D.
Unimproved streets or rights-of-way. Subdivision in East Hanover
Township on unimproved (unpaved) streets or access rights-of-way is
prohibited. However, one lot may access via an unimproved right-of-way
provided that the right-of-way is a minimum of 50 feet in width and
so located and designed that a street could be installed in the event
of future subdivision activity.
E.
Private streets.
(1)
Private streets are to be discouraged. They will be approved only
if they are designed and constructed to meet public street standards
and maintenance is guaranteed in perpetuity via a bona fide homeowners'
association (or similar organization) agreement and appropriate financial
security for repair and maintenance. A minimum of 20 lots/units are
required if a private street system is proposed.
(2)
Subdivision of new lots for immediate or future development is not
permitted along private lanes, alleys or streets which have not been
designed, constructed and approved in accordance with these standards
and those of this chapter.
F.
Street construction standards. Streets and rights-of-way shall be improved to meet East Hanover Township standards. The requirements contained herein are provided as design standards and shall be used as improvement specifications where no East Hanover Township standards exist or to supplement standards of the municipalities. It shall be the developer's responsibility to satisfy all applicable construction requirements and design standards, or in lieu thereof, deposit a security in compliance with § 185-31 of this chapter and established East Hanover Township policies. All public and private streets shall meet the following standards for design and construction:
(2)
Embankment.
(a)
Placement of embankment shall be in layers not exceeding eight
inches, prior to compaction.
(b)
Embankment material shall consist of all excavation on the project,
except such materials as may be determined to be unsuitable under
PennDOT Publication 408, current edition, and when required will include
borrow excavation.
(3)
Subgrade.
(a)
All required underground utilities and storm drainage shall
be installed within the cartway area prior to preparation of the subgrade.
Trench backfilling shall be completed in layers no greater than eight
inches.
(b)
Adequate surface and subsurface drainage shall be provided,
including underdrains for springs or spongy areas. All large rocks,
boulders or ledges shall be broken off six inches below the improved
subgrade surface.
(c)
Completed subgrade shall be maintained and protected in advance
of the succeeding operation.
(d)
Disturbed areas shall be moistened as necessary to minimize
dust.
(4)
Subbase.
(a)
No subbase shall be placed on wet, frozen, or unsuitable material.
Unsuitable material such as sod, stumps, tree roots, spongy soil and
excess rock shall be removed and replaced. Disturbed areas shall be
reshaped and re-compacted. Where deemed necessary by the Township
Engineer, a geotextile material may be required before placement of
the subbase.
(b)
The subbase shall be a stone aggregate material consisting of
six inches of compacted 2A or 3A modified stone under the paved surface
of the cartway. A minimum of four inches of the same aggregate shall
be installed on the shoulder of the road, extending at least four
feet on each side of the cartway.
(c)
The stone aggregate subbase shall be compacted to the required
depth with a vibrating tamper or vibrating roller.
(5)
Base course.
(a)
The base course shall be applied as soon as possible after subbase
preparation to avoid damage to the subbase.
(b)
The base course shall be a bituminous treated aggregate consisting
of a minimum of three inches compacted Superpave Asphalt Mixture Design
HMA Binder Mix Course, PG 64-22. 0.0 to 0.3 million ESALs (or appropriate
number), 25 mm mix three inches depth in accordance with PennDOT Manual
Form 408 specifications.
(6)
Wearing course.
(a)
A bituminous tack coat is required between the base course and
wearing course.
(b)
Paving notches shall conform to PennDOT RC-28 standards.
(c)
The wearing course shall be Superpave asphalt mixture design.
HMA Wearing Course, PG 64-22, 0.0 to 0.3 million ESALs (or appropriate
number), 9.5 mm mix. 1 1/2 inches depth, with the appropriate
SRL for the anticipated ADT in accordance with PennDOT Manual Form
408 specifications.
(8)
Inspections. Inspections shall be requested from the Township Engineer
after the completion of each of the following phrases of street construction:
G.
State approval of streets and access. To ensure that street designs
comply with all applicable standards, East Hanover Township may submit
any preliminary and final subdivision or land development plans to
the Pennsylvania Department of Transportation for review and comment.
Subdivision and land development plans which will require access to
a state highway under the jurisdiction of the Pennsylvania Department
of Transportation (PennDOT) shall contain a plan note specifying that
a highway occupancy permit is required from PennDOT before driveway
access to the state highway is permitted. The plan note shall also
specify that plan approval does not guarantee that a PennDOT permit
will be issued.
H.
Transportation impact studies (TISs) and transportation impact assessments
(TIAs)
(1)
A transportation impact study (TIS) is required in conjunction with
each subdivision or land development plan which meets one or more
of the following criteria:
(a)
The site is expected to generate 3,000 or more average daily
trips or 1,500 vehicles per day.
(b)
During any one hour time period of any day of the week, the
development is expected to generate 100 or more vehicle trips entering
the site or 100 or more vehicle trips exiting the site.
(c)
For existing sites being redeveloped, the site is expected to
generate 100 or more additional trips entering or exiting the development
during any one hour time period of any day of the week.
(d)
In the opinion of East Hanover Township, the development or
redevelopment is expected to have a significant impact on highway
safety and/or traffic flow, even if none of the above warrants are
met.
(2)
East Hanover Township is especially concerned about residential developments
with 100 or more lots or dwelling units and nonresidential developments
which will have more than 100 employees, 100 parking spaces and/or
more than 25 truck trips per day. These proposed developments warrant
a scoping meeting as discussed below.
(3)
If a TIS is not warranted, East Hanover Township may require the
preparation of a transportation impact assessment (TIA). Some of the
factors in determining if a TIA is necessary include, but are not
limited to:
(4)
The purpose of the TIA is to assess the impact of the development
on specific intersections and/or on elements of state and local roads.
As such, the scope of the TIA will be limited and targeted to the
concerns of the LCPD, municipality or municipalities affected and/or
the Pennsylvania Department of Transportation (PennDOT) if state roads
(SRs) are involved. In most cases, the TIA would be limited to an
opening year analysis. It is critical that before any work begins
on a TIA or TIA that the applicant meets with the LCPD, affected municipality
or municipalities. PennDOT and/or other key parties in a scoping meeting
in order to clarify and agree upon the work to be performed and the
time table for completion of the study or assessment.
(5)
In determining the need for a TIS or TIA, the applicant should assume
only one access point; however, major residential and commercial developments
may require two access points. If the development has multiple stages
or phases, the warrant for the TIS shall be based on new trips generated
at full build out of the development. The size of the study area for
the TIS or TIA may range from a 1/2 mile radius from the development
out to several miles as outlined in the PennDOT requirements. The
size of the study area and the roads/intersections involved in the
TIS/TIA will be established during the scoping meeting.
(6)
A TIS or TIA needs to balance the safety and mobility of the traveling
public with the needs and rights of property owners. Mitigating the
impacts from development or redevelopment must occur through the TIS
or TIA process. The ultimate goal is to maintain a safe and efficient
transportation system and to enable growth and development/redevelopment
where appropriate and sustainable.
(7)
A TIS or a TIA must be conducted under the supervision of a qualified
professional who possesses a current Professional Engineer's (PE)
license issued by the Pennsylvania Department of State and preferably
possessing a Professional Traffic Operations Engineer (PTOE) certificate.
(8)
All TIS or TIAs in East Hanover Township must comply with PennDOT's
standards for these types of studies, as are outlined in Publication
170. If a PennDOT highway occupancy permit (HOP) is also needed, the
applicant must also adhere to PennDOT's HOP requirements as outlined
in Publication 282. The most current version of the Institute of Transportation
Engineer's (ITE's) trip generation manual must also be used to calculate
future trips. Where a PennDOT HOP is required along with a local/county
land development process approval, both efforts should occur in the
same general time frame so that the HOP is approved by PennDOT as
the building permit is issued by the municipality/county.
(a)
In general, in the urbanized portions of East Hanover Township,
the land developer or subdivider shall be responsible for the off-site
transportation improvements that are necessary to ensure Level of
Service "D" conditions. In the rural portions of the Township, Level
of Service "C" conditions must be met by the applicant. A copy of
the Bureau of the Census' most current urbanized area designations
for Lebanon County can be obtained from the LCPD or PennDOT.
A.
Sufficient monuments shall be set to ensure that reliable survey
points are available for all parts of the subdivision. At least one
monument shall be placed for every two lots or every 200 feet of streets,
whichever requirement is less. The monument shall consist of a concrete
monument, four inches by four inches by 30 inches, set level with
finished grade. All lot corners and changes in direction shall be
identified with 3/4-inch diameter by 15-inch steel bars.
B.
The top of the monument box shall be set at the finished grade upon
completion of the grading of the street.
A.
All subdivisions shall be designed and serviced with adequate utilities,
including electricity and telephone service. The developer shall be
responsible to cooperate with the utility companies to ensure installation
of the necessary utilities. All utilities shall be underground, except
where developments of five lots or less are exempted by the Pennsylvania
Public Utility Commission. Where required, the developer shall obtain
a letter from the utility company confirming that service may be extended
to the development.
B.
When required by East Hanover Township, the developer shall provide
a streetlighting duct system, in accordance with the specifications
of the appropriate public utility.
C.
In areas where public water lines are available, fire hydrants shall
be installed by the developer. Fire hydrants shall be located no more
than 1,000 feet apart and within 500 feet of any dwelling or inhabited
structure. The nearest fire protection unit may be contacted for input
regarding the design and placement of a fire hydrant network.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
A.
The land improvements required to be completed by the developer of
a subdivision or land development, as set forth in this chapter, shall
be designed and installed in accordance with this chapter and other
codes of East Hanover Township. The improvements shall be of such
size and capacities as are required for the development of the proposed
subdivision and of extra sizes as may be necessary to serve nearby
land which is an integral part of the neighborhood service or drainage
areas.
B.
The developer shall be required to extend the improvements to serve
adjoining unsubdivided land. If streets or utilities are not available
at the boundary of a proposed subdivision, East Hanover Township may
require the developer to construct off-site extensions of the improvements.
Procedures for providing any necessary extra-size and off-site improvements
and general standards for pro-rating costs shall be coordinated with
East Hanover Township and shall be in accordance with the following:
(1)
Extra-size improvements.
(a)
The developer shall be required to pay for a part of the materials
or construction of streets, sewers or water lines which are determined
by East Hanover Township according to the standards set forth in this
chapter to be in excess of the size required for the development of
the subdivision and the integral neighborhood, service, or drainage
area.
(b)
If a storm sewer in excess of 18 inches, or a sanitary sewer
in excess of eight inches or a water main in excess of six inches
is required, but each less in size than the sewer trunk lines or water
mains which are to be constructed and financed on a regional basis,
East Hanover Township shall construct the extra size utility and require
a deposit in advance from the developer for the cost of the utility
he is required to install and his portion of other costs which the
municipality may assess against the benefited property owners of the
service or drainage area.
(2)
Extensions to boundaries. The developer shall be required to extend
the improvements to the boundary of the proposed subdivision to serve
adjoining unsubdivided land; however, where East Hanover Township
determines that a connecting street is necessary for the future subdividing
of adjoining land, but the present construction of pavement and/or
utilities therein are not warranted, East Hanover Township may require
the dedication of land, the pavement, intersections constructed, utilities
extended at least three feet beyond the pavement, and connections
provided and made available for future extensions by other developers.
(3)
Off-site extensions. If streets or utilities are not available at
the boundary of a proposed subdivision, East Hanover Township may
require as a precedence to approval of a preliminary or final plan,
assurances that such improvement extensions shall be provided as follows:
(a)
If East Hanover Township finds the extensions across undeveloped
areas would not be warranted as a special assessment to the intervening
properties or a municipal expense until some future time, the developer
may be required, if he wishes to proceed with the development, to
obtain necessary easements or rights-of-way and construct and pay
for extensions. Such improvements shall be available for connections
by developers of adjoining land; or
(b)
East Hanover Township may construct and pay for the extensions and assess the costs to the owners benefited and require a deposit from the developer as described in Subsection B(1) herein. East Hanover Township may establish a revolving fund to pay for such development costs and not collect the assessments on the intervening land until it is developed.
(4)
Prorating costs. In making determinations for prorating costs for
the construction of off-site extensions or extra-size improvements,
East Hanover Township shall consider in addition to the standards
set forth in this chapter and other regulations of the municipality
the following conditions:
(a)
The relative location and size of the proposed subdivision;
(b)
The traffic estimated to be generated by the development in
relation to present streets;
(c)
The natural drainage area for sewers and the service area for
water;
(d)
The development benefits that will accrue to the subdivision;
(e)
The sequence of land and utility developments in the vicinity;
and
(f)
Any other condition it may find pertinent.
A.
Performance guarantee in lieu of installation. No plat shall be finally
approved unless the streets shown on such plan have been improved
to a mud-free or otherwise permanently passable condition, or improved
as may be required by the subdivision and land development ordinance
and any walkways, curbs, gutters, streets, streetlights, fire hydrants,
shade trees, water mains, sanitary sewers, storm sewers, stormwater
management facilities, required plantings, and other improvements
as may be required by the subdivision and land development ordinance
have been installed in accordance with this chapter. In lieu of the
completion of any improvement required as a condition for the final
approval of a plat, the subdivider or developer shall deposit with
East Hanover Township a fiscal security in an amount sufficient to
cover the costs of any improvements or common amenities, including,
but not limited to, roads, stormwater detention and/or retention basins
and other related drainage facilities, open space improvements, or
buffer or screen plantings which may be required.
B.
Type of guarantee. Without limitation as to other types of financial
security which East Hanover Township or Lebanon County may approve,
which approval shall not be unreasonably withheld, federal or commonwealth
chartered lending institution irrevocable letters of credit and restrictive
escrow accounts in such lending institutions shall be deemed acceptable
financial security for the purposes of this section. Such financial
security shall be posted with a bonding company or federal or commonwealth
chartered lending institution chosen by the part posting the financial
security, provided said bonding company or lending institution is
authorized to conduct such business within the commonwealth. Such
bond, or other security shall provide for, and secure to the public,
the completion of any improvements which may be required on or before
the date fixed in the formal action of approval or accompanying agreement
for completion of the improvements.
C.
Amount of guarantee.
(1)
The amount of financial security to be posted for the completion
of the required improvements shall be equal to 110% of the cost of
completion estimated as of 90 days following the date scheduled for
completion by the developer. Annually, East Hanover Township may adjust
the amount of the financial security by comparing the actual cost
of the improvements which have been completed and the estimated cost
for the completion of the remaining improvements as of the expiration
of the 90th day after either the original date scheduled for completion
or a rescheduled date of completion.
(2)
Subsequent to said adjustment, East Hanover Township may require
the developer to post additional security in order to assure that
the financial security equals said 110%. Any additional security shall
be posted by the developer in accordance with this subsection. The
amount of financial security required shall be based upon an estimate
of the cost of completion of the required improvements, submitted
by an applicant or developer and prepared by a qualified professional
licensed as such in this commonwealth and certified by such qualified
professional to be a fair and reasonable estimate of such cost. The
Township Engineer shall review and approve the cost estimate or, for
good cause, refuse to accept the estimate.
(3)
If the party posting the financial security requires more than one
year from the date of posting of the financial security to complete
the required improvements, the amount of financial security may be
increased by an additional 10% of each year period beyond the first
anniversary date from posting of financial security or to an amount
not exceeding 110% of the cost of completing the required improvements
as reestablished on or about the expiration of the preceding one-year
period by using the above cost estimate preparation procedure. A developer
who fails to complete the improvements within the allotted time specified
in the financial guarantee shall, at least 60 days in advance of the
guarantee expiration date, renew or resubmit a financial guarantee.
Failure to keep a financial guarantee in effect until the completion
and approval of all improvements shall be a violation of this chapter.
D.
Progressive installation. In the case where development is projected
over a period of years, East Hanover Township may authorize submission
of final plats by phases of development subject to such requirements
or guarantees as to improvements in future phases of development as
it finds essential for the protection of any finally approved phases
of the development.
E.
Release from guarantee.
(1)
As the work of installing the required improvement proceeds, the
party posting the financial security may request the release, from
time to time, of such portions of the financial security necessary
for payment to the contractor or contractors performing the work.
Any such requests shall be made in writing to East Hanover Township
where applicable, and within 45 days of receipt of such request the
Township Engineer, shall certify, in writing, to his employers whether
or not such portion of the work upon the improvements has been completed
in accordance with the approved plat. When the improvements are certified
to be in accordance with the approved plat. East Hanover Township
shall authorize release by the bonding company or lending institution
of an amount as estimated by the Township Engineer fairly representing
the value of the improvements completed. If East Hanover Township
fails to act within said forty-five-day period, the release of funds
shall be deemed to have been approved as requested. East Hanover Township
may, prior to final release at the time of completion and certification
by its engineer, require retention of 10% of the estimated cost of
the aforesaid improvement.
(2)
The applicant shall assume the necessary expense incurred for the
inspection of improvements. Such inspection costs shall be based upon
a schedule established and amended from time to time as deemed necessary.
F.
Maintenance guarantee. Where East Hanover Township accepts dedication
of all or some of the required improvements following completion,
East Hanover Township may require the posting of financial security
to secure structural integrity of said improvements as well as the
functioning of said improvements in accordance with the design and
specifications depicted on the final plat for a term not to exceed
18 months from the date of acceptance of dedication. Said financial
security shall be of the same type as otherwise required in this section
with regard to installation of such improvements. The amount of financial
security shall not exceed 15% of the actual cost of installation of
said improvements.
G.
Remedies to effect completion of improvements. In the event that any required improvements have not been installed as provided in this chapter or in accordance with the approved final plat. East Hanover Township is hereby granted the power to enforce any corporate bond, or other security by appropriate legal and equitable remedies. If proceeds of such bond, or other security are insufficient to pay the cost of installing or making repairs or corrections to all the improvements covered by said security. East Hanover Township may, at its option, install part of such improvements in all or part of the subdivision or land development and may institute appropriate legal or equitable action to recover the monies necessary to complete the remainder of the improvements. All of the proceeds, whether resulting from the security or from any legal or equitable action brought against the developer, or both, shall be used solely for the installation of the improvements covered by such security, and not for any other purposes. Failure to properly install the required improvements shall also constitute a violation of this chapter, punishable as provided by § 185-48 of this chapter.
The developer agrees to indemnify and save harmless East Hanover
Township against and from any and all loss, cost, damage, liability,
and expense on account of damage to property of, or injury to or death
of the parties thereto or third person, caused by, growing out of,
or in any way whatsoever attributable to the construction of said
improvements and the use of the street(s) delineated on the subdivision
plat during construction. The developer further agrees, but without
limiting its liability to indemnify the municipality or county, to
carry liability insurance contracts with a reliable insurance company
covering the period of said construction in the sum of $500,000 to
$1,000,000 for injury to or death of person(s), and in the sum of
$500,000 for damage to or destruction of property, which insurance
contracts shall include East Hanover Township as a named insured.
A building or zoning permit may be issued and building construction
started after the approval of the final plat. Occupancy shall not
be permitted prior to the completion of streets, stormwater management
facilities and other improvements necessary for the reasonable use
of the building, unless written authorization is granted by East Hanover
Township where improvements have been guaranteed by valid bond or
other security.
