A.
Minimum requirements. The design standards and improvements required
in this article are the minimum requirements for approval of a subdivision
or land development. Additional or higher type improvements may be
required in specific cases where the Supervisors determine such improvements
are clearly necessary to protect the public health and safety.
This article sets forth the design and construction standards
for required improvements, regardless of whether or not the improvement
will be dedicated to the Township.
A.
Land shall be suitable for the purpose for which it is to be subdivided
or developed.
B.
Hazardous conditions. Subdivisions or land developments subject to hazardous conditions (such as open quarries, hazardous or toxic site pollution, limestone solution channels, sinkholes, unconsolidated fill, floods, excessive erosion or unsafe water supply) shall not be approved until the developer has provided or has legally committed to provide adequate measures to overcome or eliminate the hazards. Floodplain requirements are set forth in Chapter 242, Floodplain Management, of this Code. However, the Township accepts no responsibility to identify hazards or to guarantee their resolution. See § 375-15, Liability, in Article I.
C.
Zoning. All aspects of a proposed subdivision or land development shall conform to Chapter 440, Zoning, of this Code and all other Township ordinances and specifications.
D.
Nearby development. A subdivision or land development and its street
pattern shall be coordinated with existing or approved nearby developments
or neighborhoods to help develop the area harmoniously and to help
prevent conflicts between neighboring developments.
E.
Safety. No subdivision or land development shall occur in such a
way that would significantly threaten the public health and safety,
including but not limited to hazards of toxic substances, traffic
hazards, explosive hazards and fire hazards.
A.
Maximum length. Residential blocks shall not exceed 2,000 feet in
length in subdivisions using an average lot size of one acre or larger
and shall not exceed 1,500 feet in length in subdivisions having an
average lot size less than one acre, unless permitted by the Supervisors.
(1)
Future street. Blocks may be considered to be separated by the reservation
as part of an approved subdivision plan of a 50 feet minimum right-of-way
reserved for a future cross-street, such as a street that is intended
to serve future interior lots. Such future street is not required
to be constructed until such time as the lots fronting on it are subdivided.
Ownership of such right-of-way shall be retained by the developer
until the street is completed.
B.
Minimum length. Residential blocks shall have a minimum length of
500 feet, unless otherwise approved by the Supervisors.
C.
Blocks shall be of sufficient width to permit two tiers of lots,
except where access is limited by virtue of an adjoining arterial
street or by virtue of topographic limitations, unless permitted by
the Supervisors.
A.
Zoning. All lots shall conform to all requirements of Chapter 440, Zoning, of this Code, as are in effect at the time such subdivision and/or land development plan is duly submitted.
B.
Lot frontage and access.
(1)
All lots shall front on and have direct driveway access to an existing or proposed public street or private street meeting the requirements of § 375-57.
(2)
Reverse frontage lots are encouraged for land adjoining arterial
or collector roads to restrict access to said roads or to overcome
specific disadvantages of topography or orientation. All residential
reverse frontage lots shall contain a planting screen, fence, earth
mounding, or similar screening device and barrier to vehicular access
within the rear yard.
(3)
Where access to land within a subdivision or land development will
be solely by proposed roads within an adjoining municipality, the
Supervisors may require assurance from the adjoining municipality
that adequate provisions have been made to insure construction of
the proposed access roads.
(4)
For lots proposed to abut a railroad right-of-way and when deemed
necessary by the Supervisors, a planting screen to provide a sight
and noise buffer shall be placed within those lots in the yards abutting
the railroad right-of-way. The screen shall be adequate for the intended
purpose, and a plan for the screen shall be approved by the Supervisors.
(5)
When the rear wall of apartment buildings, townhouses, or industrial
or commercial buildings will face a public street, the Supervisors
may require a planting screen, fence, earth mounding or similar screening
device between the buildings and the public street.
D.
Miscellaneous design considerations.
(1)
A lot, other than dedicated open space, that would not be suitable
for uses permitted in that zoning district shall not be created as
part of a subdivision, but instead shall be incorporated into another
lot.
(2)
When only a portion of a tract is designed at a time, and there exists
the potential for development of the remainder of the tract, lots
shall be designed such that they do not restrict access to the remainder
of the tract, unduly restrict the potential development of the remainder
of the tract, nor would result in the creation of awkward or difficult-to-develop
parcels in the remainder of the tract.
(3)
Where an ultimate right-of-way line has been provided, all setbacks
shall be measured from such ultimate right-of-way line.
(4)
For those instances where buildings will be constructed below street
grade, the developer shall indicate recommended measures to be taken
to assure proper drainage away from the buildings.
(5)
Swales shall be provided within the drainage easements along side
property lines to convey stormwater to the nearest stormwater facilities
without crossing onto a neighboring lot.
A.
General.
(1)
All proposed subdivisions and land developments shall have adequate
and safe access to the public street system.
(2)
Streets shall be logically related to topography so as to produce
reasonable grades, satisfactory drainage and suitable building sites.
(3)
Residential streets shall be laid out so as to provide for continuation
of existing or platted streets and for proper access to adjoining
undeveloped tracts suitable for future subdivision.
(4)
If lots resulting from original subdivision are large enough to permit
resubdivision, or if a portion of the tract is not subdivided, adequate
street rights-of-way to permit further subdivision shall be provided.
(5)
All stub streets of abutting subdivisions shall be incorporated into
the street system of the plan by extension or connection with proposed
streets by means of a common center line. No lots shall front on stub
streets. Stub streets greater in length than one lot depth shall be
provided with a temporary turnaround to the standards required for
culs-de-sac or shall be paved to the full width of the right-of-way
for the last 75 feet of their length.
(6)
Streets that are extensions of or obviously in alignment with existing
streets shall bear the names of the existing streets. Street names
shall not be repeated within the Township, and all street names shall
be subject to the approval of the Supervisors.
(7)
Widening. Where a subdivision or land development abuts or contains an existing street of inadequate cartway or right-of-way width, additional right-of-way and/or cartway width shall be required conforming with § 375-57E, Street standards.
(8)
Additional rights-of-way and cartway widths may be required by the
Supervisors, because of unusual densities, unusual dwelling arrangements,
increased usage of existing roadways or topographical conditions.
Separate left turn or right turn stacking lanes may be required at
intersections. A special study, which if mandated by the Supervisors
shall be paid for by the developer, may be necessary to determine
whether or not the requirements of these standards are applicable.
B.
Intersections.
(1)
The center lines of intersecting streets shall intersect at right
angles.
(2)
A seventy-five-foot leveling area shall be provided at all intersections,
measured from the intersecting center lines, with a maximum grade
of 4% through the leveling area.
(3)
Alignment of street intersections.
(a)
Where a proposed street or nonresidential driveway intersects
an existing cross street, such proposed street or driveway shall be
aligned with any street intersecting on the other side of the cross
street, unless the Supervisors or PennDOT determine that such alignment
is not reasonable or feasible.
(b)
A minimum tangent of 75 feet, measured from point of intersecting
center lines, is required between a curve and an intersection for
all approach roadways.
(c)
If a proposed street cannot intersect at the same location as
a street on the other side of the cross street, then the proposed
street shall be offset by the following minimum distances from the
nearest intersection of streets:
[1]
One hundred fifty feet along a local street;
[2]
Four hundred feet along a collector street; and
[3]
One thousand feet along an arterial street.
[4]
Measurement. The minimum distances of this subsection shall
be measured between the points where the center lines of the rights-of-way
of the intersecting streets intersect with the center line of the
cross street. (See the following figures.)
| |
|
Street Intersection
Unacceptable Design
|
Street Intersection
Acceptable Design
|
(d)
Collector and local streets shall not intersect on the same
side of an arterial street at an interval less than 800 feet.
(4)
At street intersections, lot lines shall be rounded by arcs with
the radii listed below. The Supervisors may require a larger radius
than stated below, if recommended by the Township Engineer.
|
Type of Street
|
Minimum Radius of Arc at Intersection of Cartway Edge or Curbline
(in feet)
|
Minimum Radius of Arc at Intersection of Right-of-Way
(in feet)
|
|---|---|---|
|
Arterial
|
40
|
30
|
|
Collector
|
35
|
25
|
|
Local
|
35
|
25
|
C.
Arterial and collector street frontage. Where a subdivision or land
development abuts or contains an existing or proposed arterial or
collector street, the Supervisors shall require one or more of the
following methods of layout and site design if it determines one or
more of these methods will be reasonable, feasible and necessary to
avoid increased traffic congestion and improve traffic safety. The
Supervisor's decision to use one or more of the following methods
will be based on the recommendations of the Planning Commission, the
Township Engineer/consultant, any comments from PennDOT and any professional
traffic studies that have been submitted. The aforesaid methods are
as follows:
(1)
The use of a marginal access or frontage street or access only onto
side or interior streets, to collect traffic from numerous driveways
and direct it to a select few number of entrances to the arterial
or collector street; and/or
(2)
The restriction of ingress and egress involving left-hand turns onto
or off of the arterial or collector street; and/or
(3)
The prohibition of driveways from individual dwellings entering directly
onto an arterial or collector street.
D.
Street access.
(1)
Where a subdivision abuts or contains an existing or proposed major
arterial or minor arterial street, the Supervisors may require marginal-access
streets or reverse frontage lots or such other treatment as will provide
protection for abutting properties, reduction in the number of intersections
with the major street, and separation of local and through-traffic.
(2)
Access to parking areas on commercial and industrial sites shall
be controlled and shall be so located as to provide a minimum of 80
feet between points of access.
(3)
Private driveways, where provided, shall be located not less than
that shown below from the intersecting corner of corner lots and shall
provide access to the street of lower classification when a corner
lot is bounded by streets of two different classifications as defined
herein.
(4)
No private driveway shall take access to a major arterial street. Driveways shall be so located and designed as to provide required sight distance as listed in § 375-57G.
(5)
For setback distance for driveways from side property lines, see § 440-61D(9) in Chapter 440, Zoning, of this Code.
E.
Street standards. For street classification map and tabulation of street names see Chapter 440, Zoning, of this Code.[1]
(1)
Typical roadway cross sections:
|
Local Streets
| ||||
|---|---|---|---|---|
|
Adjacent Residential Lot Size
|
ROW
(feet)
|
Cartway
(feet)
|
Curbing
|
Sidewalk
|
|
Larger than 1/2 acre
|
50
|
30
|
None
|
None
|
|
1/2 acre or less
|
50
|
36
|
Yes
|
Both sides
|
|
Collector Streets
|
ROW
(feet)
|
Cartway
(feet)
|
Curbing
|
Sidewalk
|
|---|---|---|---|---|
|
Minor: 5,000 ADT or less
|
60
|
36
|
Yes
|
Both sides
|
|
Major: greater than 5,000 ADT
|
70
|
40
|
Yes
|
Both sides
|
|
Arterial Streets
|
ROW
(feet)
|
Cartway
|
Curbing
|
Sidewalk
|
|---|---|---|---|---|
|
Minor
|
80
|
*
|
*
|
*
|
|
Major
|
100
|
*
|
*
|
*
|
|
NOTES:
| |
|---|---|
|
*
|
Arterial streets shall be designed in accordance with PennDOT
Design Manual 2 and Publication 70, "Guidelines for the Design of
Local Roads and Streets," latest edition and amendments thereto.
|
(3)
Horizontal curves shall connect street lines that are deflected in
excess of 2°.
(a)
The minimum horizontal curve design shall be:
|
Street Classification
|
Minimum Curve Radius
(feet)
|
Design Speed
(mph)
|
|---|---|---|
|
Local streets
|
200
|
30
|
|
Collector streets
|
400
|
45
|
(b)
Speed limit signs shall be installed along proposed roadways.
(c)
The minimum tangent distance between reverse curves shall be
200 feet for arterial and 100 feet for collector and local roads,
measured along the road center line.
F.
Clear sight triangle.
(1)
At any intersection of a street with another street(s) or a driveway,
clear sight triangle shall be provided. Such triangle shall be graded,
cleared and kept clear of sight obstructions (other than official
street sign posts) for a height between two feet and 10 feet above
the ground level.
(2)
Such clear sight triangle shall be protected by a permanent deed
restriction, covenant stated on the record plan, municipal easement
or other legally binding method acceptable to the Township.
(3)
The minimum clear sight triangle shall be as follows:
(a)
The two shorter legs of the triangle shall be measured from
the intersecting point of the street receiving the traffic and the
entering street, accessway or driveway. The two shorter legs shall
then be connected by a third leg to form the triangle.
(b)
The clear sight triangle shall be established by a distance
along the center line of the receiving street (established below)
and a distance (measured along the center line of the entering street,
accessway or driveway) 50 feet back from the existing legal right-of-way
line of the receiving street. The following distances shall be used
along the center line of the receiving street in each direction from
the intersection to establish the clear sight triangle:
(4)
A clear sight triangle shall be applied for each direction of approach
to an intersection.
G.
Sight distance. Safe stopping sight distance (SSSD) for roads and
driveways intersecting with existing Township roads.
(1)
The minimum acceptable sight distance values shall be computed from
the following formula:
|
SSSD
|
=
|
1.47 Vt
|
+
|
V2
|
|
30(f+g)
|
|
SSSD
|
=
|
Minimum safe stopping sight distance (feet).
|
|
V
|
=
|
Velocity of vehicle (miles per hour).
|
|
t
|
=
|
Perception time of motorist (average = 2.5 seconds).
|
|
f
|
=
|
Wet friction of pavement (average = 0.30).
|
|
g
|
=
|
Percent grade of roadway divided by 100.
|
(3)
If sight distance requirements cannot be met as specified in this
chapter, the Township may:
(a)
Prohibit left turns by an exiting vehicle;
(b)
Restrict turning movements to right turns in and out;
(c)
Require installation of a right turn acceleration lane or deceleration
lane;
(d)
Require installation of a separate left turn standby lane;
(e)
Alter the horizontal or vertical geometry of the roadway; or
(f)
Deny access to the roadway.
(4)
Shoulder upgrading shall be provided where the existing shoulder
on either side of the proposed roadway is not adequate to allow its
use by turning vehicles.
H.
Cul-de-sac streets.
(1)
Cul-de-sac streets shall not be permitted unless the applicant or
developer establishes to the satisfaction of the Supervisors that
no other street arrangement is feasible because of the topography
or other physical conditions of the land being subdivided or developed.
(2)
Cul-de-sac streets shall have a minimum length of 250 feet and a
maximum length of 1,000 feet.
(3)
Culs-de-sac shall terminate with a turnaround circle having a radius
of not less than 50 feet at the right-of-way line and 40 feet at the
edge of pavement.
(4)
A temporary cul-de-sac shall terminate with the cartway paving widened
to 50 feet for the last 75 feet.
(5)
The maximum cross slope of the cul-de-sac shall not be more than
3%.
(6)
A snow storage easement shall be established at the end of the cul-de-sac
and shall provide for proper drainage as the snow melts. The dimensions
of the easement shall be determined by the Supervisors.
(7)
There shall be no more than 24 dwelling units fronting on a cul-de-sac
street.
I.
Private streets.
(1)
Privately owned and private residential streets shall be approved
only if they are designed and constructed to meet public street standards
as provided in this chapter.
(2)
Private streets shall be indicated as such on the record plan and shall be subject to contract and guaranty requirements outlined in Article VIII, Improvements Guarantees. The contract shall indicate the corporation, association, condominium, individual or other legal entity responsible for the maintenance of the private streets.
J.
Street design and construction.
(1)
Streets shall be graded and constructed to the grades and dimensions
shown on the approved plans, profiles and cross sections, as submitted
by the developer. Plans shall be developed in accordance with the
Typical Street Cross Sections, Curb Details and Drainage Details in
Appendix C.[3]
(a)
The finished street surface shall be crowned in conformance
with the typical street cross sections.
(b)
A proper super-elevation (banked curves) shall be provided on
arterial and collector streets when required by the Township Engineer/consultant.
[3]
Editor's Note: Said appendix is included as an attachment
to this chapter.
(2)
Grading.
(a)
The entire right-of-way shall be graded to the approved cross
section. All trees, stumps and other material deemed unsuitable by
the Township Engineer/consultant shall be removed. The excavated area
shall be graded and suitably compacted to the satisfaction of the
Township Engineer.
(b)
The developer may be required to grade beyond the right-of-way
line in order to provide continuous slope from the right-of-way line
to the proposed elevation of the abutting property. Such grading beyond
the right-of-way shall generally maintain the original directions
of slope except where stormwater runoff designs dictate changes.
(c)
The portion of the approved plan, either preliminary or final,
showing proposed grading, shall constitute a covenant running with
the land, unless waived by the Supervisors.
(d)
In areas of earth excavation or earth fill, such grading shall be done to a slope not steeper than four horizontal to one vertical. In areas of rock excavation, such grading shall be done to a slope not steeper than two horizontal to one vertical, except as provided in § 440-44B of Chapter 440, Zoning, of this Code.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
(e)
In no case shall the required street grading extend onto an
adjoining property or lot with a different landowner than the developer,
unless the other adjoining property owner gives a written agreement
to the developer to accomplish such work.
(f)
The extent of all grading beyond the right-of-way line shall
be shown on the plan and shall be covered by a grading easement which
shall run with the land.
(4)
Subgrade. All roadways shall be built upon a properly rolled and
crowned subgrade. Unstable subgrade shall be stabilized to the satisfaction
of the Township Engineer/consultant before the base course is placed.
Areas deemed unsuitable may require undercutting and replacement with
suitable material. Subgrade drains or the use of geotextiles at the
subgrade elevation may be required to insure stable foundation for
the roadway.
(5)
General. All work and materials involved in the construction of these
streets shall be in accordance with applicable sections of the Pennsylvania
Department of Transportation Form 408 - Specifications, as last revised.
K.
Required traffic improvements.
(1)
Purpose. In recognition of the provisions of the state traffic impact
fee amendments to the PA Municipalities Planning Code,[4] this section is primarily intended to ensure that streets
bordering a subdivision or land development are coordinated and of
such widths and grades and in such locations as deemed necessary to
accommodate anticipated traffic, to facilitate fire protection and
to ensure that the access into and out of subdivisions and land developments
is sufficiently safe.
[4]
Editor's Note: See 53 P.S. § 10101 et seq.
(2)
Process. This subsection shall be carried out through determinations
of the Supervisors, after considering any recommendations of the Planning
Commission, the Township Engineer/consultant, the applicant, the applicant's
professional representatives, any comments from PennDOT that may be
provided regarding a state road and any professional traffic studies
that may have been submitted. See Appendix E, Traffic Impact.[5]
[5]
Editor's Note: Said appendix is included as an attachment
to this chapter.
(3)
Off-site/abutting traffic improvements. If, in the determination
of the Supervisors, there is a relationship between the need for an
on-site improvement of a street and the traffic created by a proposed
subdivision or land development, then the applicant for such subdivision
or land development shall be required to complete the needed improvement
or fund his/her fair share of the cost of such traffic improvement
and to dedicate sufficient street right-of-way for needed improvements.
(a)
Widening of abutting roads. An applicant for any land development
or major subdivision shall be required to pave any existing unpaved
street and widen the cartway and any shoulders of abutting streets
to Township standards.
(b)
On-site improvements may include, but are not limited to, a
new or upgraded traffic signal, land dedication to improve an abutting
intersection, realignment of an abutting curve in a road or the widening
of the abutting cartway and right-of-way.
(4)
Funding. In place of completing a required street improvement as
a condition of final approval, an applicant may enter into a legally
binding improvements agreement with the Township for the applicant
to fund the improvement, or his/her fair share of such improvement,
as determined by the Supervisors.
(5)
Accounting. Any such funds may be placed in escrow until such time
as sufficient funds are available for a more comprehensive improvement,
with interest being used towards the cost of the improvement. Any
such funds received under this subsection shall be accounted for separately.
(6)
Staging. Any completion or funding of a required road improvement
may occur in stages in relationship to the stages of the development,
if so stated in a legally binding development agreement and/or as
a condition of final plan approval.
A.
Curbs shall be plain cement concrete curb in accordance with Section
630, Pennsylvania Department of Transportation Specifications, Form
408, latest edition and latest amendments thereto. After completion
of adjacent bituminous paving, a seal of Class BM-1 asphalt shall
be applied to the joint between the curb and the paving for a width
of one foot from the curb face. For dimensions not included in Appendix
C,[1] refer to Drawing RC-64 of the Pennsylvania Department
of Transportation Standards for Roadway Construction, latest edition
and amendments thereto.
[1]
Editor's Note: Said appendix is included as an attachment
to this chapter.
B.
All curbing shall be built in accordance with current ADA requirements.
A.
Sidewalks shall be cement concrete sidewalks in accordance with Section
676, Pennsylvania Department of Transportation Specifications, Form
408, latest edition and latest amendments thereto, except that the
dimensions shall be as shown in Appendix C, the Typical Street Cross
Sections.[1] Concrete thickness is five inches and crushed aggregate
base course thickness is five inches (for driveway aprons, concrete
shall be six inches thick).
[1]
Editor's Note: Said appendix is included as an attachment
to this chapter.
B.
Widths of sidewalks adjacent to angle or perpendicular parking areas
shall be increased to compensate for area of restricted pedestrian
use due to car overhang. Additional width required shall be determined
by the Township Engineer.
C.
All sidewalks shall be built in accordance with current ADA requirements.
D.
Maintenance. It shall be the responsibility of abutting landowners
to maintain, plow snow and remove ice from and repair sidewalks. Sidewalks
must be repaired when they become a hazard to pedestrians.
A.
Pavement base drain shall be included in all new street construction
requiring concrete curb and in areas of new street construction not
requiring curbing where a wet subgrade condition can be anticipated.
The Township Engineer shall determine to which area this wet subgrade
criteria shall apply.
C.
Construction and materials in pavement base drain shall be in accordance
with Pennsylvania Department of Transportation Specifications, Form
408, Section 610 -Pipe Underdrain and Pavement Base Drain.
A.
Pathways or bikeways may be included in a subdivision or land development
to provide for the convenient and safe circulation of bicycles and
pedestrians. Pathways and bikeways shall conform to ADA regulations,
current edition.
B.
Construction.
(1)
Pathways shall generally be not less than four feet nor more than
eight feet in width. Width of bikeways shall conform to PennDOT Design
Manual 2, Chapter 16, latest edition and/or amendment.
(2)
Pathways or bikeways subjected to normal or heavy pedestrian or bicycle
traffic shall be constructed of one of the following, at a minimum:
(a)
Four inches of Portland cement concrete on four inches of compacted
crushed aggregate base course; or
(b)
Two and one-half inches of bituminous concrete (one inch of
wearing course on 1 1/2 inches of binder) on six inches of compacted
crushed aggregate base course.
(c)
An occasionally utilized footpath may be gravel, pine bark chips
or other material as approved by the Township. All materials shall
be ADA accessible.
(3)
Pathways and bikeways may be located within the street right-of-way,
or may be placed elsewhere within the subdivision or land development
within an easement or other right-of-way.
(4)
Pathways and bikeways located away from streets shall be adequately
lighted.
(5)
Superelevation for horizontal curves in bikeways shall be at the
discretion of the Township Engineer/consultant.
Street names are subject to the approval of the Supervisors
and shall:
The developer shall reimburse the Township for the costs of
supplying and installing needed traffic regulatory signs and street
name identification signs on public streets. The developer shall be
responsible to provide and install Township-approved signs on private
streets. All traffic regulatory signs shall meet current standards
of PennDOT.
A.
Where deemed appropriate by the Supervisors, street, intersection
and site lighting shall be provided. Such lighting shall meet lamp
and wiring standards established by the applicable public utility.
Pole types shall be acceptable to the Township. The developer shall
be responsible for making necessary arrangements with the Township
and the public utility company involved for lights as approved by
the Supervisors and shall further be responsible for providing utility
easements for lighting standards and fixtures.
B.
Private lighting. On all private streets, parking areas and other
areas requiring lighting, the developer shall provide materials, installation,
energy and maintenance for all lighting systems necessary for security
and public safety. A system acceptable to the Supervisors shall be
established for the maintenance of such lights.
A.
Street trees. New trees shall not be planted within: a) the right-of-way
of a public street or b) 15 feet of the cartway of a public street.
C.
Preservation of existing trees.
(1)
Purpose. To protect wildlife and bird habitats, encourage groundwater
recharge, reduce air pollution, avoid pollution of creeks by high
temperature runoff, maintain the attractive character of residential
areas and conserve energy.
D.
Natural and historic feature preservation.
(1)
Substantial and sensitive natural features and historic structures
and important archaeological sites worthy of protection, as determined
by the Supervisors, and/or by any outside agency responsible for such
determinations, shall be respected, incorporated into the design of
and reasonably protected in any subdivision or land development.
A.
Placement. Monuments and lot pins shall be placed so that the center
of a scored or marked point shall coincide exactly with the intersection
of the lines to be marked.
B.
Monuments.
(1)
Monuments shall consist of either a stone or concrete monument with
a flat top at least four inches in diameter or four inches square,
containing a copper or brass dowel 1/4 inches drill hole) and at least
24 inches in length with the bottom width being at least two inches
greater than the top so as to minimize movements caused by frost.
(2)
Placement:
(a)
Monuments shall be placed flush with the ground.
(b)
Monuments shall be placed upon completion of final grading of
the subdivision.
(c)
Monuments shall be set as follows:
[1]
Monumentation for 30% of the angles of the perimeter of the
entire subdivision or land development placed in groups of two, or
a minimum of two monuments at adjacent angles, whichever is more in
number.
[2]
One at the beginning and end of all new curves along street
right-of-way lines along one side of the street.
[3]
A minimum of one at each new street intersection along the street
right-of-way line.
C.
D.
Any monuments or lot pins that are removed shall be replaced by a
licensed land surveyor at the expense of the person removing it.
E.
Bench mark.
(1)
A bench mark shall be provided for all major subdivisions.
(2)
The bench mark shall be similar in material and size to that of the monument [§ 375-68B(1) above] except that a round brass disk shall be permanently attached to the top. The disk shall show the exact elevation above sea level accurate to the hundredth of a foot. Elevation reference shall be from the U.S. Geological Survey datum (U.S. Coast and Geodetic Survey) or other applicable utility datum.
B.
Changes to approved erosion and sedimentation control plan. If changes
to the approved erosion and sedimentation plan are anticipated or
required, the developer shall submit a revised erosion and sedimentation
plan to the Lehigh County Conservation District for review and approval
and a courtesy copy to the Township. None of the revised work shall
commence until approvals from the Township and the Lehigh County Conservation
District are obtained.
C.
Subdivision improvements agreement. All items and work associated with erosion and sedimentation control shall be included in the subdivision improvements agreement. (See Article VIII.)
D.
Contour grading plan. A contour grading plan is required for all
major subdivisions. The plan shall be at a scale of one inch equals
50 feet or larger. Contour interval shall be sufficient to determine
compliance with Township ordinances and requirements. In general,
an interval of two feet for slopes of less than 15% and five feet
for slopes of 15% or greater is required. Areas having slopes of 15%
to 25% and greater than 25% shall be identified by shading respective
areas on the plan. Existing contours shall be shown as dashed or hidden
lines and proposed contours shall be shown as bold lines.
A.
Placement.
(1)
All apartment developments shall include conveniently located refuse
collection facilities for the residents.
(2)
Commercial enterprises that sell ready-to-eat food for consumption
outside of a building shall provide and maintain adequate outdoor
solid waste receptacles at convenient locations on the property for
customer use.
(3)
All uses within nonresidential land developments and subdivisions
shall include appropriate refuse collection facilities.
B.
Screening.
(1)
All bulk refuse collection dumpsters shall be screened in accordance with Chapter 440, Zoning, of this Code [§ 440-55C(1)].
C.
Setback from dwellings. See Chapter 440, Zoning, of this Code [§ 440-55C(2)].
A.
Purpose. To provide adequate open spaces, recreational lands and
recreational facilities to serve new residents of new developments,
for both active and passive recreation. To recognize and work to carry
out the North Whitehall Township Comprehensive Parks, Recreation and
Open Space Plan.
B.
Land dedication.
(1)
Any subdivision or land development regulated under this section
shall be required to dedicate the specified amount of open space,
unless the Supervisors require recreation fees in lieu of land.
|
Families to be Served
|
Minimum Open Space and Recreation Acreage
|
|---|---|
|
3 to 24
|
0.06 acres per family
|
|
25 to 49
|
1.5 acres
|
|
50 to 174
|
3.0
|
|
175 to 374
|
5.5
|
|
375 to 624
|
6.5
|
|
625 to 800
|
8.0
|
|
For each additional 175 families
|
1.5 acres
|
(2)
The acreage shall exclude unusable areas such as but not limited
to water surfaces, quarries, floodplains, severe high-water table
areas, and slopes over 15%.
D.
Limitations on use of fees.
(1)
Any fees collected under this section shall be placed within an interest-bearing
account and shall be accounted for separately from other Township
funds.
(2)
Such fees shall only be used for the following: acquisition of public
open space, development of public recreational facilities, landscaping
of public open space and closely related engineering and design work.
E.
Decision on land versus fees. The Supervisors shall determine whether
a land dedication would be in the public interest or, rather instead,
whether the payment of fees is required. This determination should,
but is not required to, be made at the time of sketch plan review.
The Township should, at a minimum, consider the following in this
decision:
(1)
Whether the land in that location would serve a valid public purpose.
(2)
Whether there is potential to make a desirable addition to an existing
public or school district recreation area.
(3)
Whether the proposed land would meet the objectives and requirements
of this section and the North Whitehall Township Comprehensive Parks,
Recreation and Open Space Plan.
(4)
Whether the area surrounding the proposed development has sufficient
existing recreation and open space land, and whether it is possible
for pedestrians and bicyclists to reach those lands via public right-of-way.
(5)
Any recommendations that may be received from the Planning Commission,
the Township Engineer/consultant, Township staff, the local school
board or school district staff and the Township Parks and Recreation
Commission.
F.
Common open space to be dedicated.
(1)
Suitability. Land required to be dedicated shall be suitable for
its intended purpose, in the determination of the Supervisors. The
applicant shall state what improvements, if any, he/she intends to
make to the land to make it suitable for its intended purpose, such
as grading, landscaping, or development of trails. Such land shall
be free of construction debris at the time of dedication.
(2)
Ownership. Required open space shall de dedicated to the Township,
unless the Supervisors agree to accept a dedication to any of the
following: the Parkland Area School District, Lehigh County, the PA
Bureau of State Parks, the PA Game Commission, a homeowners' association
or an environmental organization acceptable to the Supervisors. In
the case of a rental development, the Township may permit the open
space to be retained by the owner of the adjacent residential buildings.
(a)
If required open space is to be owned by a homeowners' association,
the developer shall be required to establish such association in a
form that requires all property owners within the development to annually
contribute to the maintenance of the common open space.
(b)
Any homeowner association agreements regarding required common
open space shall be subject to acceptance by the Supervisors, based
upon review by the Township Solicitor.
(3)
Deed restriction. Any required common open space dedication shall
include deed restrictions to permanently prevent its development for
buildings, except buildings for noncommercial recreation or to support
maintenance of the land.
(4)
Lands close to buildings. For the purpose of this section, no land
shall be used to meet the minimum common open space requirements of
this section if such land is within:
(5)
Residual lands. If only a portion of a larger tract of land is currently
proposed to be subdivided, or the applicant owns one or more adjacent
tracts that are not currently proposed to be subdivided, the applicant
shall provide a sketch of a possible future land dedication on these
adjacent lands in case they would be developed in the future.
(6)
Coordination with future adjacent dedication. The Supervisors may
require that a required land dedication within a property currently
being subdivided be placed along an edge of the property so that it
may, in the future, be combined with an open space dedication on the
edge on an adjoining property when that adjoining property is subdivided
or developed.
G.
Combination of land and fees. Upon mutual agreement of the Supervisors
and the applicant, the Township may accept a combination of common
open space and fees-in-lieu of land to meet the requirements of this
section for a residential subdivision or land development. This combination
shall be based upon the common open space requirements applying for
a certain number of dwelling units and the fee-in-lieu of land requirement
applying for the remaining number of dwelling units.
H.
Timing of fees. One-half of the fees required by this section for
all of the dwelling units shall be paid prior to the recording of
the final plan, and the other half of the fee per dwelling unit shall
be paid prior to issuance of the building permit.
Easements shall be provided for the following:
A.
Storm drainage, sanitary sewers, central water, emergency access
and other utilities as determined to be needed by the Township and
as indicated on the plans.
B.
Locations. Unless waived or modified by the Township Engineer/consultant
or the Supervisors, all lots shall include a drainage and utility
easement around the perimeter of each lot, including adjacent to the
street right-of-way. However, such easements shall not be required
where buildings (such as townhouses) are to be attached at a lot line.
C.
Width. The standard minimum width of an easement shall be 20 feet,
which may be reduced to 10 feet for each lot if a 10 feet minimum
easement exists on the abutting side of the abutting lot.
E.
Additional width of easements shall be provided for additional utilities if required by the water or sanitary sewage supplier or the Supervisors, based upon advice of the Township Engineer/consultant. The easement widths along side lot lines may be reduced if Chapter 440, Zoning, of this Code allows a principal building setback that is less than the width of the easement that would otherwise be required.
F.
Separation. Minimum separation distances between utility lines shall
be as required by the applicable utility or as deemed necessary by
the Supervisors based upon advice of the Township Engineer/consultant.
G.
Pipelines. If any activity is proposed within the right-of-way of
an underground fuel or gas pipeline, the applicant shall provide written
evidence from the operator of such pipeline that such activity is
acceptable under their safety standards and the terms of that right-of-way.
H.
Easements shall be placed along lot lines or street rights-of-way,
to the maximum extent possible, as opposed to the center of a lot.
I.
Snow plow easements shall be placed as required in § 375-57H(6) or as required by the Supervisors.
J.
Maintenance and obstructions. The owner of the lot shall properly
maintain an easement or right-of-way in such a condition that does
not inhibit its intended purpose(s). Fill, structures or plantings
shall not be placed in an easement or right-of-way or adjacent thereto
in a way that inhibits its intended purpose(s). For example, structures,
grading or plantings that could alter or obstruct stormwater flows
in violation of the approved final plan shall be prohibited within
stormwater easements.
K.
"The Township at its option shall have the right to enter a stormwater
easement or any municipal easement or right-of-way to maintain it
or improve it for its intended purpose(s), although the Township does
not accept the responsibility to complete such work." This statement
shall be included in the general notes of the final plan on a sheet
which will subsequently be recorded.
See Chapter 440, Zoning, of this Code.
