Township of West Nantmeal, PA Design Standards

Any proposed lots abutting a designated arterial or major collector street in the Township shall be designed as reverse frontage lots having access to an interior street with a lower function. This requirement may be waived by the Board if, in its judgment:

The advantages to the Township of compliance with this standard are outweighed by the inability of the applicant to meet other requirements of this chapter or Chapter 215, Zoning; and

Compliance would be unreasonable or impractical due to the size of the proposed development, configuration of the site, and other characteristics unique to the site of the proposed development.

All residential lots using reverse frontage shall have a rear yard with a minimum depth of 75 feet, measured from the shortest distance from the proposed dwelling unit to the ultimate right-of-way, and shall, within such rear yard and immediately adjacent to the right-of-way, have a buffer and effective screen of at least 10 feet in width (notwithstanding any other provision of this chapter to the contrary).

Lot dimensions. Excessively deep lots shall be avoided where practicable, and the depth of residential lots shall generally not be less than one times or more than three times the lot width.

Lot lines. Wherever practicable, the side lot lines shall be perpendicular to straight street lines, and radial to curved street lines and cul-de-sac turnarounds. Where feasible, lot lines shall follow municipal boundaries rather than, cross them, in order to avoid jurisdictional problems.

Building numbers. The numbers for all dwellings, buildings and other structures shall be assigned by the Board in accordance with Chester County Emergency Management numbering systems.

Flag lot(s). Flag lots shall meet the requirements of the definition of such in this chapter. Each proposed flag lot access strip shall be separated from any other proposed such access strip by a minimum distance of 200 feet.

§ 170-40 Monuments and lot pins.

Monuments of four-inch by four-inch by thirty-inch concrete shall be placed at tract perimeter corners, street intersections, angle points, beginning and ending of all curves, and at such other locations along the right-of-way lines as the Township Engineer shall designate. All such monuments shall be shown on the preliminary plan, final plan and record plan.

Lot pins of not less than three-fourths-inch iron pipe three feet in length shall be placed by the applicant at all lot corners and driven flush with the ground.

All monuments and pins shall be shown on the required as-built plans.

§ 170-41 Sewage treatment and disposal.

General requirements.

Each lot shall have approved sewage facilities in accordance with the provisions of the Pennsylvania Department of Environmental Protection and the Chester County Health Department.

All sanitary sewer facilities shall be subject to the requirements of the Pennsylvania Sewage Facilities Act and the rules and regulations there under of the Pennsylvania Department of Environmental Protection including without limitation, those at 25 Pa. Code Chapters 71, 72, and 73, as amended, and the rules and regulations of the Chester County Health Department.

The applicant shall provide the highest type of sanitary sewage disposal facility consistent with existing physical, geographical, and geological conditions of the site. The highest type of facility is considered to be a facility which provides adequate protection against pollution of the environment over the lifetime of the development.

All lots which cannot be connected with an operational public or operational community sanitary sewage disposal system at the time of construction of a principal building shall be provided with an on-site sanitary sewage disposal system which shall, as a minimum requirement, meet the design standards of prevailing regulations of the Pennsylvania Department of Environmental Protection and the Chester County Department of Health.

All subdivisions and land developments proposing individual or community subsurface or land application sewage systems shall provide either an alternative disposal area for a community sewage system or an alternative disposal area for each individual lot for on-lot disposal systems, which meet the required horizontal isolation or setback distances and other requirements under the rules and regulations of Pennsylvania Department of Environmental Protection. The applicant shall clearly indicate these areas on the preliminary and final plan for each lot requiring such a system in the proposed subdivision or land development.

In no case shall sanitary sewers and storm sewers be combined. No on-site sewage disposal system shall be connected with a capped sewer.

If any individual on-lot sewage system is approved by DEP or the Chester County Health Department which results in stream discharge of a treated sewage effluent, such discharge shall be to a stream located on the lot or tract. Otherwise, off-lot easements for such effluent flow shall be obtained to the point of discharge.

Sanitary sewage disposal systems.

Wherever an applicant proposes that individual on-site sanitary sewage disposal systems shall be utilized, the applicant shall either install such facilities or shall require by deed restriction or other means and/or manner acceptable to the Board, as a condition of the sale or lease of each lot, that such facilities shall be installed by the purchaser of such lot or parcel at the time that the first principal building is constructed, and in accordance with this chapter.

Where studies by the Township indicate that start of construction or extension of sanitary trunk, sewers to serve the property being subdivided or developed appears probable within a period of five years, the Board may require the installation and capping of sanitary sewer mains and all laterals to the street right-of-way line. All mains shall be terminated at manholes or suitably capped as directed by the Township Engineer.

Where any buildings are to be occupied or conveyed prior to the extension of a sewer system to the subdivision of land development, the applicant shall install approved on-site sewage disposal facilities or require as a condition of sale that such facilities shall be installed in accordance with this section in addition to the provision of capped sewers as required in this chapter. The cost of such installation shall be the responsibility of the applicant.

All sanitary sewer systems to be located in any designated floodplain district shall comply with the provisions of this chapter.

Soil suitability analysis requirements.

Deep hole and percolation tests shall be made in accordance with the procedure required by the Pennsylvania Department of Environmental Protection and the Chester County Health Department.

The results of the above tests shall be analyzed in relation to the physical characteristics of the tract being developed and of the general area surrounding the tract. The lot layout of the preliminary and final plan shall be based on this analysis. The analysis shall indicate that each lot to be served by on-site sanitary sewage disposal facilities is of a size and shape to accommodate the necessary size of absorption area and alternate area at a safe isolation distance from water supply wells and proposed and existing buildings, in accordance with the isolation distance rules and regulations of the Pennsylvania Department of Environmental Protection, as administered by the Chester County Health Department. The location of the deep hole tests, the location and size of existing and proposed-on-site sanitary sewage disposal facilities, and the location of existing and proposed buildings and water supply wells shall be shown on the preliminary and final plans.

Backfilling of all percolation test holes and related test pits shall be accomplished within the time period specified in accordance with the Pennsylvania Sewage Facilities Act and/or the rules and regulations thereunder of the Pennsylvania Department of Environmental Protection. All test holes must be secured overnight for safety.

Community systems. In such cases where public sanitary sewage disposal facilities are not available and on-site facilities are not approved, the applicant shall provide a complete community sanitary sewage disposal system. The design and installation of any community system shall be subject to the approval of the Township and the Pennsylvania Department of Environmental Protection (DEP), and such systems shall be further subject to satisfactory provisions for the maintenance thereof. A copy of the approval of such, system shall be submitted with the final plan application or as soon as permitted by the DEP.

§ 170-42 Water supply.

Purpose. The following are the purposes of this section which are not in limitation of but are in expansion of the purpose of this chapter set forth at § 170-2:

To protect the public health and welfare by monitoring and evaluating the demands of development on the water supply and firefighting capabilities.

To establish reasonable standards when applicants for subdivisions must submit a detailed study on the impact of their subdivision and/or land development on the water resources and firefighting capabilities in the Township.

To recognize that West Nantmeal Township may be designated as a groundwater protection area (GPA) requiring applicants to prove they are in conformance with Delaware River Basin Commission withdrawal regulations.

To otherwise ensure that subdivisions and land developments incorporate adequate provisions for a reliable, safe and adequate water supply to support intended uses within the capacity of available resources.

General requirements.

Water supply shall in all cases be in accordance with the requirements of the DEP and the Chester County Health Department.

For any subdivision and land development which involves more than 25 residential dwellings of any type or for any land development plan involving commercial and/or industrial building(s) exceeding 20,000 square feet in gross floor area, the applicant shall provide evidence that each such dwelling unit, commercial, or industrial building shall be connected to an adequate supply of central, potable water meeting:

The water quality standards established and administered by county, state and federal agencies; and

The fire protection and domestic water supply standards established by this chapter.

For any subdivision or land development proposing an average monthly water withdrawal of 10,000 gallons per day or more from a single well, the applicant may be required to show evidence of compliance with the Delaware River Basin Commission Ground Water Protection Areas regulations, as required by this chapter.

Any water system to be located in any designated floodplain district shall comply with the provisions of Chapter 215, Zoning, of this Code.

In the event that water is to be provided to a subdivision or land development by means other than by private wells owned and maintained by the individual owners of lots within the subdivision or land development, the applicant shall present evidence to the Board that water to the subdivision or land development is to be supplied by a private water association, by a certificated public utility, by a bona fide cooperative association of lot owners, or by a municipal corporation, authority or utility. A copy of a certificate of public convenience from the Pennsylvania Public Utility Commission or an application for such certificate, a cooperative agreement or a commitment or agreement to serve the area in question, whichever is appropriate, shall be acceptable evidence. Such evidence shall be submitted as part of the preliminary plan submission of the subdivision or land development.

On-site water facilities. On-site water systems shall be designed and installed in accordance with all the applicable standards of the Pennsylvania Department of Environmental Protection and the Chester County Health Department.

Central (public) water facilities.

Each central water system shall comply with the regulations of the Pennsylvania Public Utilities Commission (PUC), where applicable, and the Pennsylvania Department of Environmental Protection.

If the applicant proposes that the subdivision or land development be served by a central water supply system, the applicant shall submit a proposed water supply study as evidence of sufficient water quality and quantity. The contents of this study shall include those specific items as described in the Public Water Supply Manual of the Pennsylvania Department of Environmental Protection. Where the water supply system occurs under the jurisdiction of the PUC, the water supply study shall also include those items of information required by the PUC. Said study shall be submitted and reviewed as part of a preliminary plan submission.

The design and installation of a central water system shall be subject to the review by the Township and shall be subject to the approval of the Pennsylvania Department of Environmental Protection, and such system shall be further subject to satisfactory provisions for the maintenance thereof. Standards and materials for the construction of any central water supply system shall meet or exceed those requirements described in the Public Water Supply Manual of the Pennsylvania Department of Environmental Protection and the rules and regulations of that Department at 25 Pa. Code Chapter 109 and shall be subject to the approval of the Township Engineer.

Where a permit is required by the Pennsylvania Department of Environmental Protection, it shall be presented as evidence of Department review and approval before construction commences.

Fire hydrants. Wherever a public or nonpublic water system is provided, the Supervisors may require, where necessary to ensure public safety, fire hydrants (or dry hydrants connected to ponds) suitable for coupling of firefighting equipment serving the Township. The location of hydrants shall be approved by the Township and shall be located and installed in accordance with the regulations in the West Nantmeal Township Fire Code or this chapter, whichever is more stringent.

Evidence of groundwater protected area compliance. If and when West Nantmeal Township is designated as a GPA, the applicant shall submit with the final plan evidence of compliance with groundwater protection area (GPA) regulations. Where the rules and regulations of GPA do not apply to the subdivision or land development, the applicant shall include as evidence a statement to this effect on the final plan. Where rules and regulations of GPA do apply to the subdivision or land development, the applicant shall submit a copy of a completed and approved GPA permit to the Township with the final plan including the following:

A map showing local existing wells and perennial streams;

A hydrogeologist's report indicating the effects of the proposed withdrawal on existing wells, flows of perennial streams and long-term lowering of groundwater levels;

A log indicating the type of subsurface material found during exploration or installation of wells;

Results from the pump test, which must extend for 48 hours to 72 hours, and drawdown results from local existing wells during tests; and

Withdrawals in excess of 100,000 gallons per day shall also indicate compliance with Article III of the Delaware River Basin Commission rules and regulations.

Additional regulations. Any subdivision or land development which involves more than 25 residential dwellings of any type or any industrial or commercial building(s) exceeding 20,000 square feet in gross area may be required to provide a proposed public water supply study in accordance with the following:

The applicant shall submit with the preliminary plan, five copies of documentation which shall be designated as "Proposed Public Water Supply Study."

The water supply study shall contain the name, address and telephone number of the proposed public water supplier (the company, public utility, association, or municipal corporation or authority proposed by the applicant to supply water to the subdivision or land development). In addition, there shall be provided a complete description of the source of the water supply, the quantity of water available, from the source or sources, the capacity of existing or proposed reservoirs and their locations, and other pertinent data if surface water is to be utilized.

If wells are to be utilized as part of the proposed water supply system, the following shall be supplied with or as part of the water supply study: the number of wells, the pumping capacity of each well, the number of hours per day that each well pump operates, the depth of each well, depth of water table in each well, diameter of well casing, drawdown rated capacity of each well, and the maximum sustained yield from the well test, together with a copy of the well test data.

The study shall outline the size of proposed water mains to be utilized for the subdivision or land development and the number and location of proposed fire hydrants within or near the development. Further, the study shall contain the number of residential customers on the existing system (if any), the number of proposed new residential, commercial or industrial customers, and the estimated number of gallons required to service both the existing (if any) and proposed system when the subdivision or land development plan is completed.

Within the study, a description shall be provided outlining the service area of customers to be provided. If the utility is regulated by the Public Utilities Commission of the Commonwealth of Pennsylvania, notations shall be made as to whether the proposed subdivision or land development falls within the supplier's approved franchise area. If it is necessary to obtain PUC approval to extend a franchise area to the site to be covered, such approval shall become a condition precedent to final subdivision or land development approval.

The proposed public water supply study submitted by the applicant shall be reviewed by the Township Engineer in conjunction with the preliminary plan. The Township Engineer shall make a recommendation to the Board with respect to the applicant's compliance with this section of this chapter. The Board reserves the right in its sole discretion to require a further independent engineering study as to the adequacy of the proposed water supply system in the event the Township Engineer recommends that a further study is warranted. The applicant shall bear the cost of such independent engineering study. A final subdivision or land development plan shall not be approved unless and until all requirements of this chapter are fully met.

With regard to minimum water supply requirements, each residential dwelling shall be provided with a minimum domestic pressure of 30 pounds per square inch at the house connection and a minimum of 300 gallons of potable water per dwelling unit per day. For each commercial or industrial use, a minimum pressure of 30 pounds per square inch shall be provided which meets all potable water supply requirements for the intended use. In addition, each commercial or industrial use must provide sufficient water for fire flow for a minimum duration of two hours of not less than 500 gallons per minute at residual pressures of 20 pounds per square inch.

Fire hydrants for residential, commercial or industrial development shall be spaced at intervals as required by the Township Fire Code, or at intervals of every 600 feet within the proposed development when fire storage is required, whichever is more stringent.

All required potable water shall meet the water quality standards as established by the Chester County Health Department.

§ 170-43 Other utilities.

All other utility lines including, but not limited to, electric, gas, streetlight supply, cable television, and telephone shall be placed underground and within appropriate easements or rights-of-way. Installation of all utilities shall be in strict accordance with the engineering standards and specifications of the Township, any duly formed municipal authority, or other public utility concerned. All such underground utilities shall be approved before the streets are constructed, where such utilities lie under the proposed cartway, and before any person is permitted to occupy any building to be served by such utilities. Utilities shall be installed before the base and screenings are put into place within the cartway, with service connections extended to the street line.

In accordance with the provisions of Act of December 10, 1974, P.L. 852, No. 287, as amended, 73 P.S. § 176 et seq., any applicant shall contact all applicable utilities and accurately determine the locations and depths of all underground utilities within the boundaries of the tract proposed for development prior to excavation. A list of the applicable utilities and their phone numbers shall appear on the plans submitted for review, and proof of contact shall be presented to the Township prior to final plan approval.

All electrical, telephone, television and other cable laid under the cartway shall be placed in approved "pull-through" conduit.

§ 170-44 Stormwater management, erosion and sedimentation control.

General requirements.

No grading, excavating, removal or other movement of the topsoil and no removal or destruction of trees or other vegetative cover of the land shall commence until such time that a conservation plan as required by this chapter has been reviewed by the Township Planning Commission and approved by the Board, or until a determination that such plan is not necessary has been made by the Board upon recommendation of the Planning Commission.

No subdivision or land development plans shall be approved unless either i) there has been a plan approved by the Board that provides for minimizing erosion and sedimentation consistent with this section and an improvements guarantee in accordance with the regulations of West Nantmeal Township, which will ensure the installation and completion of the required improvements, is deposited, or ii) there has been a determination by the Board that a conservation plan for minimizing erosion and sedimentation is unnecessary, according to the procedure for waivers outlined in this chapter.

Subdivision or land development plans shall preserve salient natural features, keep cut-and-fill operations to a minimum, and ensure conformity with topography so as to create the least erosion potential and adequately handle surface water runoff.

Stormwater management regulations are governed by the Chapter 158, Stormwater Management and Erosion and Sediment Control, which includes the provision of the Act 167 Chester County Water Resources and Conestoga Watershed Act 167, as amended.

§ 170-45 Community facilities and public open spaces.

Provision shall be made for reservation and/or dedication of suitable areas for parks, playgrounds or other recreation areas (or fees in lieu of such provisions as set forth in the Township's fee schedule, as amended).

[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]

In reviewing any subdivision plan, the Planning Commission and the Board will consider the adequacy of existing open space or proposed community facilities to serve the additional dwellings proposed by the subdivision.

Land provided or reserved for such community facilities should be adequate to provide for active and passive open space, building sites, landscaping and off-street parking as appropriate to the use proposed. Such areas should be located in a manner to best serve the public likely to use the same and to utilize, to the greatest extent, any topographical features.

For any subdivision exceeding 25 lots, an open space/recreational area shall be set aside on the basis of 10% of the gross site area. As a minimum, 60% of such open area shall: have slopes of less than 7%; be free of all flood hazards and wet soils; be free of rock outcrops; and shall generally be suitable for the intended use. Ownership and maintenance of such open space shall be determined by the Board prior to final plan approval. The Board shall not be obligated to accept open space areas, tracts or parcels. Any offer of such dedication, if accepted by the Board, shall be clearly indicated on the final plan. A fee in lieu of open space (as set forth in the Township's fee schedule, as amended) shall be required if the Board determines that the quality of open space proposed is inadequate.

[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]

§ 170-46 Landscaping and screening.

Screening. A screen as defined in this chapter shall be required in the following situations:

When a proposed nonresidential use in any zoning district abuts an existing residential use in any zoning district or a residential zoning district boundary (R-1, R-2 and R-3).

When a residential use proposal of greater density abuts an existing residential use or residential zoning district boundary.

Screening requirements. A landscape screen with a minimum width of 10 feet shall be installed to separate the incompatible uses. The screen shall be composed of evergreen and deciduous trees spaced in two alternating rows on ten-foot centers. The plantings shall be so placed that at maturity they will be no closer than three feet from any street or right-of-way line.

Earthen berm. In the event such plantings do not alone provide an effective screen, the Board, upon recommendation of the Township Planning Commission, may require plantings to be placed on an earthen berm having a height from three feet to five feet to increase the effectiveness of the screen.

Use of existing vegetation. Wherever possible, existing tree lines, stands of trees, individual trees, and specimen trees shall be preserved and incorporated into the screen.

Landscaping. Any part or portion of a lot or tract which is not occupied by buildings nor used for loading and parking spaces and aisles, sidewalks and designated storage areas shall be landscaped in accordance with a landscape plan, prepared and approved as part of applicable subdivision/land development plan(s). The landscape plan shall be prepared by a registered landscape architect.

Landscape plans shall be submitted at the time when all other required applications and/or plans are submitted (i.e., preliminary subdivision or land development plan submission, conditional use approval application where applicable, etc.).

The landscape plan shall depict all proposed plantings required to complement, screen or accentuate buildings, roads, parking areas, sidewalks, walkways, sitting areas, service or maintenance structures, courtyards, and other site features and/or structures.

All landscape plans shall be designed in conformance with the provisions of West Nantmeal Township natural and historic features protection standards of Chapter 215, Zoning, of this Code regarding conservation of woodlands and riparian buffer areas. Applicants shall make all reasonable efforts to harmonize their plans with the conservation of existing vegetation and natural features. Care shall be exercised to protect remaining vegetation from damage during construction.

Minimum planting standards. All required plantings shall meet the minimum planting standards, criteria for selection of plant material, and design standards of this section.

The total number of plantings required in a subdivision or land development shall be no less than the total calculated from all columns in Table 170-46D. The total number of required plantings may be dispersed throughout the tract to meet the objectives of this section subject to the approval of the Township Engineer. Additional plantings may be provided.

Table 170-46D
Minimum Plant Standards
Improvement/Conditions	Deciduous Trees	Evergreen Trees	Shrubs
Per 1,000 square feet gross building area, ground floor only (building footprint)	2	1	8
Per 2,000 square feet, off-street parking or loading area, excluding driveways less than 18 feet wide	1	1	4
Per 100 linear feet of new and existing public or private road frontage, measured on both sides where applicable	2	1	5
Per 100 linear feet of existing tract boundary, where not coincident with existing or proposed road frontage	1	2	8

Where calculation of the minimum number of plantings required above results in fractions of plants required, the minimum number of plants required shall be rounded up to the nearest whole number.

Plantings used to comply with the minimum number of plantings required as above shall be:

Deciduous trees: 2 1/2 inch caliper, minimum.

Evergreen trees: eight feet in height, minimum.

Shrubs: 24 inches to 30 inches in height, minimum.

Plantings and their measurement shall conform to the standards of the publication "American or U.S.A. Standard for Nursery Stock," ANSI or U.S.A.S. Z60.1 of the American Association of Nurserymen, as amended. All plant material used on the site shall have been grown within the same USDA hardiness zone as the site, shall be free of disease, and shall be nursery grown, unless it is determined by the Township that the transplanting of trees partially fulfills the requirements of this section.

Additional plantings may be provided to further the purposes of this section. Plantings provided in excess of the minimum required need not comply with the dimensional standards herein. Use of linear measurements for purposes of calculation is not intended to specify linear arrangement of plantings. Groupings of plantings are encouraged in lieu of linear arrangement, consistent with the provisions of this section.

Landscape design standards.

Consistent with the terms of this section, the applicant shall plant trees and shrubs and make other landscape improvements (e.g., berms, fencing) as necessary to mitigate any adverse impacts, including visual impacts, which applicant's proposed subdivision or land development will have on his property, adjoining properties, and the Township in general, and otherwise address landscape issues identified through review of the required plans.

Plantings and other landscape improvements shall be provided in arrangements and locations in response to specific site conditions and which best mitigate impacts of the applicant's proposed land disturbance actions. Consideration of the type, quantity and arrangement of plantings must consider the mature plant size and lifecycle. Plans shall be submitted by a professional register landscape architect with current license in the Commonwealth of Pennsylvania.

Earthen berms. If berms are used as a landscape or screening feature, plantings are to be installed on both sides of the berm, not solely at the ridgeline or top of the berm, and shall be subject to the review and approval of the Township. Side slopes shall not exceed a 4:1 ratio, and berms shall be designed to blend with adjoining property topographic conditions or similarly landscaped buffered areas rather than end abruptly at the property line.

Street trees. Shade trees of varying species shall be planted as street trees along all streets, located five feet outside of the ultimate right-of-way line, spaced not less than 40 feet nor more than 50 feet apart, staggered where appropriate, along both sides of all existing streets adjoining the subject property and all proposed streets.

No trees shall be planted closer than 15 feet to fire hydrants, streetlights, or stop signs.

Off-street parking. All off-street parking areas, except those intended solely for use by individual single family residences, shall be landscaped with trees and shrubs of varying species, in accordance with the following:

Off-street parking areas shall be landscaped to reduce wind and air turbulence, heat and noise, and the glare of automobile lights; to reduce the level of carbon dioxide; to provide shade; to ameliorate stormwater drainage problems; to replenish the groundwater table using bioretention islands; to provide for a more attractive setting; to protect the character and stability of residential, business, institutional, and industrial areas; and to conserve the value of land and buildings on surrounding properties and neighborhoods.

Planting areas shall be placed so as to facilitate snow removal and to provide for safe movement of traffic without interference of proper surface water drainage. Planting areas shall be bordered appropriately to prevent erosion or damage from automobiles. Bollards may be used to afford protection of trees from vehicular movement.

The landscaping and planting areas shall be reasonably dispersed throughout the parking lot, except where there are more than 20 spaces in which the following shall apply.

[1]

Landscaped areas at least 10 feet wide shall be provided around the periphery of parking areas. Such areas shall, at a minimum, extend the full length and width of the parking areas, except for necessary accessways, to prevent the encroachment of moving vehicles into parking areas.

[2]

Landscaped islands at least 10 feet wide shall be provided between each set of two parking bays.

[3]

Landscaped islands at the end of each parking bay shall be provided and shall be the length of two parking spaces and at least 10 feet in width.

[4]

Permitted parking lots not conforming to the criteria listed above shall be planted with the same ratio of trees to parking spaces as conventional parking lots but these may be planted in more varied configurations.

[5]

All parking lots shall be designed to provide for safe, reasonable pedestrian access. Parking lots with more than 50 spaces shall include paved pedestrian walkways. Pedestrian walkways may be located along or through landscaped islands or other landscaped areas adjacent to the parking lot.

Criteria for selection of plant material. Species selected by the applicant shall reflect careful evaluation of the required existing features plan and, in particular, the following considerations:

Existing and proposed site conditions and their suitability for the plant materials, based upon the site's geology, hydrology, soils, and microclimate.

Specific functional and design objectives of the plantings, which may include but not necessarily be limited to provision for landscape buffer, visual screening, noise abatement, energy conservation, wildlife habitats, and aesthetic values.

Maintenance considerations such as hardiness, resistance to insects and disease, longevity, and availability.

Because of the many benefits of native plants (ease of maintenance, longevity, wildlife habitat, etc.), an applicant is strongly urged to conform to the requirements of this section through the use of nursery grown native trees and shrubs. A suggested plant list is included in Table 170-46F.

Species for shade trees, including street trees, shall be selected with particular emphasis on hardiness, growing habit for pedestrian and vehicle passage, minimal need for maintenance, and compatibility with other features of the site and surrounding environs.

For the purposes of promoting disease protection, minimum maintenance, diverse natural plant associations, and long-term stability of plantings, the applicant is encouraged to choose those combinations of species which may be expected to be found together under more-or-less natural conditions on sites comparable to those where the trees and shrubs are to be planted.

Plant list will be verified against the Department of Conservation of Natural Resources Invasive Plant List as amended. Any proposed plants that are listed on the invasive plant list must be removed from the plan.

Table 170-46F
Suggested Plant List
Scientific Name	Common Name	Mature Height (feet)	Native
Evergreen trees and shrubs
Juniperus virginiana	Eastern red cedar	50 to 75	Yes
Pinus strobus	Eastern white pine	75 to 100	Yes
Rhododendron maximum	Rosebay rhododendron	4 to 15	No
Deciduous shade trees
Acer rubrum	Red maple	75 to 100	Yes
Acer saccharum	Sugar maple	75 to 100	Yes
Carya ovata	Shagbark hickory	75 to 100	Yes
Catalpa speciosa	Northern catalpa	40 to 60	No
Fagus grandifolia	American beech	75 to 100	Yes
Fraxinus americana	White ash	75 to 100	Yes
Fraxinus pennsylvanica	Green ash	50 to 75	Yes
Gleditsia triacanthos	Thornless honey locust	30 to 70	Yes
Liquidambar styraciflua	American sweet gum	75 to 100	Yes
Liriodendron tulipifera	Tulip poplar	75 to 100	Yes
Phellodendron amurense	Amur corktree	30 to 45	No
Platanus acerifolia	London plane tree	75 to 100	No
Platanus occidentalis	American sycamore	75 to 100	Yes
Prunus serotina	Black cherry	50 to 75	Yes
Quercus alba	White oak	75 to 100	Yes
Quercus rubra	Northern red oak	60 to 95	Yes
Quercus coccinea	Scarlet oak	50 to 75	Yes
Tilia americana	American basswood	60 to 100	Yes
Small street trees
Ostrya virginiana	Ironwood	35 to 50	Yes
Oxydendrum arboreum	Sourwood	35 to 50	Yes
Medium to large street trees
Acer rubrum	Red maple	75 to 100	Yes
Acer saccharum	Sugar maple	75 to 100	Yes
Fraxinus americana	White ash	75 to 100	Yes
Fraxinus pennsylvanica	Green ash	50 to 75	Yes
Juniperus virginiana	Eastern red cedar	50 to 75	Yes
Liquidambar styraciflua	American sweet gum	75 to 100	Yes
Prunus serotina	Black cherry	50 to 75	Yes
Quercus alba	White oak	75 to 100	Yes
Quercus coccinea	Scarlet oak	50 to 75	Yes
Small trees and shrubs
Acer ginnaia	Amur maple	15 to 18	No
Amelanchier arborea	Shadbush/serviceberry	15 to 20	Yes
Cercis canadensis	Redbud	20 to 30	No
Cornus florida	Flowering dogwood	25 to 50	Yes
Crataegus phaenopyrum	Washington hawthorn	25 to 30	No
Ginkgo biloba	Gingko (male only)	50 to 80	No
Ilex mantana	Mountain winterberry	30 to 40	No
Ostrya virginiana	Ironwood	35 to 50	Yes
Oxydendrum arboreum	Sourwood	35 to 50	Yes
Vaccinium corymbosum	Highbush blueberry	6 to 12	Yes
Viburnum dentatum	Arrowwood	6 to 12	Yes
Viburnum obovatum	Small leaf viburnum	6 to 15	No

Site maintenance and guarantee.

All landscape improvements to be provided in accordance with this section shall be installed and maintained by accepted practices as recognized by the American Association of Nurserymen. Planting and maintenance of vegetation shall include, as appropriate, but not necessarily be limited to, provisions for surface mulch, guy wires and stakes, irrigation, fertilization, insect and disease control, pruning, mulching, weeding, and watering.

Applicant shall make arrangements acceptable to the Township that all landscape improvements installed in accordance with this article shall be guaranteed and maintained in a healthy and/or sound condition, or otherwise be replaced with equivalent improvements, for a period of at least 18 months. After installation and prior to Township acceptance of the site improvements, representatives of the Township shall perform an inspection of the finished site for compliance with approved landscape plan(s).

Installation of landscape improvements shall be guaranteed along with all other site improvements in accordance with provisions of this chapter. The costs of landscape material and installation shall be considered in determining the amount of any performance guarantee required. At the Township's discretion, the applicant may be required to provide a letter of credit, escrow sufficient additional funds, or provide a bond with surety, for the maintenance and/or replacement of landscape improvements during the eighteen-month replacement period. In addition, a letter of credit or escrow may be required for the removal and replacement of specimen vegetation damaged during construction. At its sole discretion, the Township may remedy failure to complete installation or to maintain required landscape improvements in accordance with the provisions of this article.

§ 170-47 Construction standards.

Stripping, piling, replacement or removal of topsoil. Construction on the tract subdivided or developed shall consist of stripping and piling of topsoil from all areas planned to be disturbed. Upon completion of other construction the entire amount of topsoil stripped shall be replaced on the tract subdivided or developed. No topsoil shall be disposed of, by sale or otherwise, off the site of the tract subdivided or developed. Subsoil may be disposed of at the option of the applicant.

Cut and fill regulations.

Cut and fill slopes shall be a maximum of 3:1.

Adequate provisions shall be made to prevent surface water from damaging the cut face of excavations or the sloping surface of fills.

No cuts or fills shall endanger adjoining property and shall be located a minimum of five feet from any adjacent property line.

Fill shall be placed and compacted so as to minimize sliding, slumping, and erosion of the soil.

Fills shall not encroach upon or be placed adjacent to wetlands, natural watercourses or constructed channels.

Disposal of debris. All debris, such as tree roots, leaves, branches, stones exceeding one foot in diameter and miscellaneous construction debris, shall be removed from the site prior to finished grading and seeding of the site.

Natural features protection.

Purpose. The purpose of this subsection is to maintain the supply of natural vegetation, prevent erosion of the topsoil on the site and surrounding properties, foster retention of groundwater supply, preserve aesthetic and cultural resources of the Township, and to generally promote the health, safety, and welfare of citizens.

Consideration shall be shown for all natural features such as large trees, watercourses, historic areas and structures, and similar community assets, which, if preserved, will add attractiveness and value to the remainder of the subdivision or land development. Trees shall be preserved wherever possible.

If, in the opinion of the Township Planning Commission, a subdivision or land development proposes streets or building development which will unnecessarily destroy existing tree growth or other natural features whether by reason of street alignment, grading, or otherwise, the Planning Commission shall either:

Refuse to recommend approval of the subdivision or land development plan; or

Suggest alternate methods of subdivision or land development which would preserve as many of the existing trees as possible which measure six inches caliper in diameter and above; or

Recommend to the Board that as a condition of their approval the applicant be required to plant one new tree of not less than two-inch caliper for every existing tree measuring 12 inches in diameter and above which will be destroyed, such new trees to be planted on the lots and not as street trees, as directed by the Board.

Where a proposed subdivision or land development necessitates the clearing of trees or portions of tree masses, applicants shall be guided by the following criteria in selecting trees and ornamentals for retention or clearing:

Aesthetic values, including autumn coloration, type of flowers and fruit, bark and crown characteristics, amount of dieback present;

Susceptibility of tree to insect and disease attack and to air pollution;

Species longevity;

Resistance to wind and the existing soil characteristics for supporting trees;

Existence of and resistance to disease, rot or other tree damage; and

(f)

Protection of buildings, including, but not limited to, the removal of dead and large limbs hanging over buildings.

Developers shall exercise care to protect trees from damage during construction. Tree removal shall be limited to the actual construction site necessary to build and to move construction equipment.

Grading and excavation regulations.

Grading and excavation operations shall not result in the diversion of water or the deposit of sediment onto public streets.

Grading and construction equipment shall not be allowed to cross flowing streams. Culverts and bridges used for stream crossings shall be designed in accordance with Chapter 158, Stormwater Management and Erosion and Sediment Control, of this Code and all applicable county and state regulations.

§ 170-48 Street design.

The following provisions shall apply to the design and construction of streets, curbs, bridges, culverts, and lot access associated with subdivision and land development applications and are intended as the minimum standards for the promotion of public health, safety and welfare. Any proposed subdivision involving or proposing four or more new residential lots or units shall provide lot frontage and access to such lots by way of a proposed new public or private street.

Street arrangement.

Location. A proposed street shall not be centered upon a boundary line of a tract to be subdivided or developed unless the owner of the adjoining property shall enter into joint or simultaneous application for the subdivision or land development of his land. Location of a proposed street abutting and parallel to a boundary line of a tract to be subdivided or developed will be discouraged.

Interconnection of streets. Residential or local streets shall be laid out so as to discourage through traffic, but provisions for street connections into and from adjacent areas may be required by the Supervisors where circulation patterns warrant such connection.

Alignment relative to surrounding residential streets. Where a proposed subdivision or land development abuts an existing subdivision having a dedicated residential street dead-ending at or near a common property line, the proposed subdivision or land development shall make provision for extension of such dedicated residential street within the proposed subdivision or land development.

Alignment relative to surrounding collector streets. A proposed subdivision or land development shall make provision for continuation of the width, gradient, general alignment and direction of traffic flow of an existing street.

Relationship to the site. Thoughtful and sensitive design of streets and their relationship to the site and arrangement of lots is required. Streets shall be logically related to the topography so as to produce optimum safe access to lots, reasonable grades, proper alignment and drainage, and to provide for adequate sight distance.

Future streets. If lots resulting from original subdivision or land development are of sufficient size to permit resubdivision or further development or when a portion of the tract is not subdivided or developed, adequate street rights-of-way to permit further subdivision shall be provided to be no less than the rights-of-way required for collector, residential or local streets, as applicable.

Traffic control signs. The applicant shall provide standard PennDOT-approved traffic control signs for all streets within a subdivision or land development. The proposed street signs shall be provided in accordance with this chapter and the locations of such signs shall be shown on the final plan.

Relationship to existing or proposed collector streets. Where a subdivision or land development abuts or contains an existing or proposed collector or arterial street, the Board, to the extent permitted by law, may require dedication of additional right-of-way to meet the minimum right-of-way specified hereinafter.

Grid-iron street pattern. A rigid "grid-iron" pattern of straight, parallel streets which disregards topography shall be discouraged where some variation in alignment or sweeping curves with tangents would be more compatible with topography. Tangents which are up to three times the length of connecting curves are to be encouraged, but shall not be mandatory.

(10)

Single-access streets shall not be utilized if a through street is practical.

General street requirements.

Obstructions. No fences, hedges, freestanding walls, or planting (except approved street trees) shall be located or remain within the right-of-way of a street.

Streetlights. Poles and standards for streetlights with appropriate shielding and underground parkway cable service lines shall be furnished and installed by the applicant, when and wherever required by the Board, and shall be approved by the Board as to type and location along each right-of-way, spaced not more than 500 feet apart and each providing 0.2 footcandle of illumination.

Street trees. Deciduous street trees shall be planted by the applicant 15 feet behind the ultimate right-of-way line, staggered, where appropriate, along both sides, spaced not less than 40 feet nor more than 60 feet apart. Street tree planting shall be required along all new or existing streets where quality trees do not currently exist. Such trees must be properly balled and burlapped. Tree caliper at time of planting shall be no less than 2 1/2 inches. Applicants may use Table 170-46F, Suggested Plant List, or propose alternatives for approval.

Fire hydrants. Where public water supply is available, the applicant shall install fire hydrants in locations required by the West Nantmeal Township Fire Code or this chapter, whichever is more stringent.

Street names and signs. Street names shall be approved by the County 911 Coordinator prior to the presentation to Board for approval. Duplication shall be avoided unless as a continuation of an existing street or projection of same. The applicant shall install sign posts, street name plates, and such other signs as approved and required by the Board. At least one street name sign shall be erected at each street intersection. With respect to culs-de-sac, the applicant shall also install, at each street intersection thereof, a "dead end" or "no outlet" sign.

Street design.

Safe sight stopping distance. A minimum sight distance, measured along an unobstructed line of sight within the paved area of the road surface with the height of driver and the height of object being viewed each being measured 3.5 feet above the pavement surface, shall be provided as follows, with respect to horizontal or vertical alignment:

Arterial streets shall be in accordance with minimum standards of the Pennsylvania Department of Transportation (PennDOT), but in no case less than 500 feet; and

Collector streets shall not be less than 400 feet;

Residential or local streets shall not be less than 250 feet;

Single-access streets shall not be less than 250 feet.

Horizontal curves. Horizontal curves shall have a minimum radius on the center line, as follows:

Arterial streets: in accordance with minimum standards of the Pennsylvania Department of Transportation;

Collector streets: 300 feet;

Residential or local streets: 150 feet;

Single-access streets: 100 feet.

Tangents with a maximum difference in bearing of 5° may intersect at the center line of intersection with cross streets; otherwise such intersections shall not be permitted and, in addition, reverse curves shall be separated by tangents of not less than 100 feet, and superelevation shall be provided on collector streets having horizontal curves of less than 600 feet radius and on residential streets for less than 300 feet radius. Sweeping curves of comparatively long radius are preferable to tangents connecting curves leading in the same direction.

(f)

A combination of minimum radius horizontal curve and maximum grade is not permitted.

Vertical curves. Vertical curves shall be used in all changes in gradient of more than 1%, and the length at such changes shall be 25 feet for each 1% change in grade or not less than that required for a 35 mile per hour design speed for all residential streets. All other roads shall be in accordance with the Pennsylvania Department of Transportation requirements for the respective functional class of road.

Gradients. The following shall be the maximum and minimum gradients, measured on the center line, for all vehicular traffic ways:

Type	Maximum	Minimum
Residential and single-access streets	8% (10% for up to 200 feet if approved by the Board)	1%
Collector streets	7%	1%
Driveway entrances within street rights-of-way	4%	1%
Intersections	4%	1%
Private driveways	10%

Street right-of-way, paving and shoulder widths. The minimum widths of rights-of-way, cartway, and shoulders shall not be less than those widths of an existing street of which a new street is to be a continuation, but in no case less than the widths set forth below:

Minimum width of right-of-way, paving and shoulders.

Type	Right-of-Way	Cartway	Shoulders (each)
Arterial street	PennDOT standard	PennDOT standard	PennDOT standard
Collector street	60 feet	24 feet	10 feet
Residential street	50 feet	24 feet	10 feet
Single access (cul-de-sac)	50 feet	24 feet	10 feet
Private driveway (one-way not more than one/lot)	As required	10 feet to 12 feet	4 feet for driveway exceeding 100 feet in length

Additional right-of-way, shoulder, and cartway widths may be required by the Board for the following purposes:

To promote public safety and convenience;

To provide parking space in commercial districts and in areas of high-density residential development;

To provide for turning movements, as needed; and

To accommodate special topographic circumstances which may result in cut/fill slopes extending beyond the standard right-of-way in all circumstances to assure accessibility for maintenance and operations; and

To provide for proper drainage and snow removal.

Rights-of-way of lesser width than prescribed in this section shall not be permitted.

Subdivision and land developments abutting existing streets shall provide the minimum right-of-way widths for those streets in accordance with the provisions of this section for dedication.

Where a subdivision or land development abuts an existing street with a cartway or right-of-way width or alignment which is insufficient and/or does not otherwise comply with the provisions of this chapter, the Board, to the extent permitted by law, shall require the dedication of land sufficient to widen the street, construct a shoulder, or correct the alignment, and shall further require the escrow of funds where deemed necessary in order to improve said cartway and its appurtenances.

Proper sight lines shall be maintained at the intersections of all streets. A required clear sight triangle shall be measured along the center lines of intersecting streets to a point 75 feet from the center of intersection where a street is controlled by a stop sign and to a point 200 feet from the center of intersection on all other streets. At the discretion of the Board, a clear sight triangle of 75 feet may be required at the intersection of potentially dangerous or hazardous intersections of private driveways with any public street or road.

All driveways must be designed and construction must be paved from the cartway to a minimum of 25 feet of paved material past the designated right-of-way for erosion control.

Intersections (streets).

No more than two streets shall cross at the same point.

Right angle 90° intersections shall be used whenever practical, especially when collector or residential streets empty into major collector or arterial streets. There shall be no intersection created with an angle of less than 75°, or more than 105°.

Right-of-way. Wherever practicable, right-of-way lines shall intersect at 90°, but in no case less than 75°, and shall be rounded by a tangential are having a minimum radius of 30 feet.

Curbs. When curbs are required, curb radii shall be either concentric with rights-of-way radii or shall conform with the minimum edge of pavement curve radii as defined in this chapter, and the grid lines of such curb shall meet at a common point of elevation if projected.

Grade. The intersection area and approach areas, within 100 feet of the center of the intersection, shall be designed with a relatively flat grade; the maximum grade on the approach leg shall not exceed 2% where practical but may average 4% in difficult terrain. Where the potential for hazardous conditions caused by ice and snow exist due to shaded conditions or northern exposures, the desirable grade on the approach leg should be 1%, but in no case shall exceed 2% where practical.

To the fullest extent possible, intersections with arterial and collector streets shall be located not less than 1,000 feet apart, measured center line to center line. Exceptions shall be those cases deemed by the Board to require close spacing without endangering the safety of the public.

Streets entering from opposite sides of another street shall either be directly across from each other or offset by at least 150 feet for residential and collector streets, and 300 feet on arterial streets, measured center line to center line.

Intersection design. The minimum edge of pavement for intersections shall be designed according to the following standards:

	Residential, Collector and Single-Access Streets	Simple	Arterial Streets	Curve Radius with Taper
Angle of Turn	Simple Curve Radius (feet)	Radius (feet)	Offset	Taper (feet:feet)
60 or 120	40	95	3.0	15:1
75 or 105	35	65	3.0	15:1
90	30	60	4.0	15:1

Safe sight stopping distance. A safe sight stopping distance shall be provided at all new street and driveway intersections. No wall, fence, tree, building, other structure or vegetation, or any other obstruction whatsoever, shall be erected, planted, altered and/or maintained, in this area which obstructs, or may ultimately obstruct, sight in accordance with the following standards.

Safe sight stopping distance shall be measured from a point in the minor road or driveway at least 10 feet from the edge of the major road pavement and measured from a height of eye at 3.5 feet on the minor road to a height of object at 3.5 feet on the major road. Sight distance at intersections shall be provided in accordance with the following standards:

Existing Road Design Speed (mph)	Safe Intersection Sight Distance (feet)
55	845
45	635
35	440
25	250

The Board, upon recommendation of the Township Engineer, may allow modifications to the foregoing standards, provided the applicant demonstrates that the standards cannot be achieved and the applicant agrees to install traffic control devices to mitigate the lack of adequate sight distance.

Single-access streets, cul-de-sac and loop roads.

General requirements.

A single-access street shall not be more than 1,000 feet long and shall not furnish access to more than 20 dwelling units unless clearly impractical due to tract dimensions or topography. The measurement of said length shall be taken between the end of the street or turnaround and the edge of the cartway of the through street to which it connects. The Board may allow additional dwelling units to be served by the street or an extension of the street length beyond the aforesaid maximum requirements upon the recommendation of the Planning Commission and after consideration of the feasibility of a through street, the land uses adjacent to the parcel, lot dimensions, topography and drainage.

The Board may, upon recommendation by the Planning Commission, require the following for single-access streets:

[1]

Provision of constructed street stub(s) extending to the end of the tract where appropriate to provide future connection with adjoining lands.

[2]

Provision of emergency access designed to the satisfaction of the Supervisors.

[3]

Right-of-way for future interconnection.

The Supervisors may require, as a condition of approval and to be noted on the plan of record, that parcels with access only by a single-access street which are capable of further subdivision or land development under current zoning regulations shall not be further subdivided and/or developed until the single-access street becomes a through street.

Any single-access street shall have no less than 250 linear feet of cartway if it is to be offered for dedication as a public street.

Culs-de-sac.

All standards for single-access streets shall apply to culs-de-sac.

Upon recommendation by the Planning Commission and when required by the Supervisors, the turnaround of a cul-de-sac shall extend to the boundary of the tract. The Planning Commission shall consider the existing or proposed land uses of adjoining lands and the topography, drainage and other site characteristics affecting the cul-de-sac design.

Any cul-de-sac street serving more than two families shall be provided with a vehicular turnaround having a minimum diameter, or a minimum side if square, of 100 feet for the right-of-way and 80 feet for the cartway.

Dead-end streets are prohibited unless designed as permanent cul-de-sac streets in accordance with the provisions of this chapter.

Whenever a future extension of the cul-de-sac is found to be practical by the Supervisors and Planning Commission, a fifty-foot-wide easement, extending from the cul-de-sac to an adjacent property line, shall be provided with an offer of dedication thereof, to the extent permitted by law, to allow such extension.

(f)

Drainage of cul-de-sac streets shall preferably be towards the open end.

(g)

The center-line grade on a cul-de-sac street shall not exceed 8% and the grade of the diameter of the turnaround shall not exceed 4%.

(h)

Temporary cul-de-sac. Where streets are temporarily terminated at a property line or phase line with a temporary vehicular turnaround, thus forming a cul-de-sac until such time as such street is extended, all regulations pertaining to cul-de-sac streets shall apply, except that the temporary cartway turnaround need not be curbed.

Construction of paving. All street paving must conform to the specifications incorporated in this section and the applicable requirements of the Pennsylvania Department of Transportation Specifications, Publication 408, as most recently published, and shall be approved by the Township Engineer prior to acceptance by the Board. All design standards, including but not limited to grades, horizontal curves, vertical curves, intersections, sight distances, and tangents, shall conform to the requirements established by this chapter and shall be subject to the approval of the Township Engineer. Street paving shall have a minimum total compacted depth of 10 inches, consisting of a two-inch subbase of 2A type "C" stone, a five-inch bituminous concrete base course, and a three-inch bituminous surface course Superpave 9.5 mm.

Subgrade. Wherever practical, the subgrade shall be in cut or undisturbed subsoil, and in no case shall the subgrade be made of filled or undisturbed topsoil or frozen soils. All deleterious material such as tree roots, leaves, branches, trash, stones exceeding six inches in diameter, and miscellaneous construction debris shall be removed from the subgrade. Compaction shall be accomplished by sheep's foot, smooth wheel, or rubber tired roller, at the discretion of the Township Engineer. Subgrade shall be compacted to a minimum of 95% of its determined density, tight and dry, and shall not be soft and spongy under the roller. Compaction of the subgrade shall exceed by eight inches the full width of the cartway, including the width to be occupied by shoulders. The required road crown shall be built into the shaped subgrade.

After the excavation for rough grading has been performed and all drains have been constructed, the subgrade shall be fine graded and shaped to the proper cross-section. It shall be brought to a firm unyielding surface by rolling the entire area with an approved three-wheel power roller having a metal weight of not less than 10 tons. Solid rock, boulders, soft clay and all spongy material which will not consolidate under the roller shall be removed from the subgrade to a depth to be determined by the Township Engineer or other person designated by the Township Supervisors. The space shall be filled with suitable material from the excavation and the subgrade rerolled until it presents a smooth and firm surface of the proper shape and cross section.

Screenings. Before placement of the base course, the subgrade shall be covered with a cushion course of sand, stone screenings or cinders, at the discretion of the Township Engineer and meeting the requirements of PennDOT Publication 408.A, No. 10, of fine material and having a minimum thickness of two inches after placement. Compaction of screenings layer is not required.

Subbase. The subbase shall be a 2A Type "C" stone placed to a compacted thickness of two inches. The subbase shall be solidly compacted to a firm and unyielding surface by rolling the entire area with a ten-ton or larger power roller and shall extend in width eight inches beyond the width of finished surface course paving. Subbase will be checked by the Engineer for lines, grade, crown and contour before any succeeding courses are placed. Proper compaction will be determined by the Engineer based on non-movement of the material under the specified compaction equipment.

Bituminous concrete base course.

The bituminous concrete base course shall have a compacted thickness of six inches and shall extend in width eight inches beyond the width of finished surface course paving. It shall be mixed, delivered, placed and protected in accordance with the requirements of Pennsylvania Department of Transportation Specifications, Form 408, as revised. The base course shall be primed with PA DL-2 bituminous material. The amount of primer required shall be determined by the Township Engineer. The priming of the base course shall be allowed to cure for a minimum of 48 hours (weather permitting) before the surface course is applied. No traffic shall be permitted to travel over the base course during the curing period.

Base course.

[1]

Base course shall consist of five inches of 3A aggregate premixed at the plant to be applied in two lifts and rolled uniformly and thoroughly with a ten-ton vibratory roller or its equivalent. Rolling shall continue until the material does not creep or wave ahead of the roller wheels. Base and subbase shall be six inches wider on each side than finished macadam cartway expect when curbs are installed.

[2]

After compaction of the above alternative base stone, five inches of bituminous concrete base course shall be applied in two lifts which shall be thoroughly rolled and does not exhibit any creep ahead of the roller wheels. The second lift of the BCBC may be utilized as a binder course when additional asphalt is added at the plant. When this option is used, the normal binder course may be eliminated and a one-half-inch wearing course applied composed of ID-2A.

Pavement shall consist of minimum of 4 1/2 inches of Superpave PG 64-22 25mm binder course and 1 1/2 inches Superpave PG 64-22 wearing 9.5mm or the latest material specification as approved by the Pennsylvania Department of Transportation. All construction and materials shall conform to the requirements of PennDOT Publication 408, as amended from time to time.

All wearing courses shall be sealed to the concrete curb (if required) with a one-foot-wide Grade BM-1 or A-1 bituminous gutter seal (where applicable).

Duplicate delivery slips for all materials will be required. These slips will become the property of West Nantmeal Township.

Crown. All Township roads shall have a crown of 1/4 inch per foot sloping away from the center line unless otherwise directed by PennDOT or the Township Engineer. Crown board and straight edge shall be used for checking street construction. Maximum tolerance shall not exceed 1/4 inch in the finished surface.

(10)

Shoulders. Earth shoulders 10 feet wide shall be graded having a cross slope of 3/4 of an inch per foot away from the edge of pavement. Supporting shoulder shall be constructed on all sections or projects where a base course of pavement is to be constructed without other permanent support along the sides. All shoulder shall be thoroughly compacted and graded to provide drainage from the macadam surface. Where concrete curbing has been waived by the Board and is not to be constructed, shoulders are to be constructed adjacent to the paving of the proposed road. The width and type of construction, grade, and construction methods of these shoulders is to be determined by or must meet the approval of the Township Engineer or other person designated by the Board.

(11)

Finished grading of streets. The finished grading for a street or cul-de-sac shall extend the full width of the required right-of-way. The maximum slope between the right-of-way line and top of curb shall be 3/4 per foot, unless otherwise directed by the Board.

(12)

Seeding. All unpaved areas between the street line and the curb or shoulders (as the case may be) shall be covered with not less than four inches of topsoil, fertilized, seeded, and mulched in manner and materials approved by the Board.

(13)

Failure to adhere to the above specifications shall give the Board cause to refuse to accept streets for dedication.

§ 170-49 Curbing construction.

Approved type of curbs meeting ADA requirements shall be required on all streets and/or at other locations deemed necessary by the Board. Rolled concrete curb and gutters or battered face curbs shall be constructed in accordance with the following:

Curbing shall be rolled curb-and-gutter type (except on streets where grade exceeds 6%) for all residential, collector, and single-access streets. For any street with grades exceeding 6%, an 180-inch vertical curb with a seven-inch reveal shall be formed in place. No precast curbing shall be permitted. The transition from one type of curb to another shall be made only at a street intersection.

Concrete for curb construction shall be plant mix certified to 3,000 pounds per square inch at 28 days.

Depressed curbs at driveways shall be 1 1/2 inches above the finished street surface. Pipes, grates, wood planks or other materials shall not be placed in the gutter to form a driveway ramp.

[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]

Where it is necessary to replace existing vertical curbs with depressed curbing, two ten-foot-long sections of existing curb shall be removed down to the subgrade without disturbing the adjacent cartway paving. The depressed curb shall then be formed and poured in place. Any portions of the cartway disturbed during curbing removal or installation shall be repaired to new condition.

When curbing must be cut for depressed curb installation, the length of the remaining section shall be no less than four feet between expansion joints and the cut shall be made in a neat manner with a power saw equipped with a proper masonry cutting blade.

Any depressed curb sections that are unused when a subdivision or land development or phase of a subdivision or land development is completed shall be completely removed and replaced with full section upright curbing to line and grade of adjacent curbing. Forming and pouring vertical curbing on top of an existing curb depression shall not be permitted.

§ 170-50 Sidewalks.

Criteria. Paved sidewalks meeting ANSI A117.1, or successor standards adopted by the commonwealth, shall be provided when recommended by the Township Planning Commission and required by the Board of Supervisors in the following circumstances: i) on at least one side of all collector streets; ii) within a subdivision or land development; iii) on all streets within 1,000 feet of and leading to a school; and iv) at such other locations deemed by the Board to be necessary for the safety and convenience of the public.

Location. Paved sidewalks shall be placed within the street right-of-way parallel to and three feet from the street line. Gradient and paving of sidewalks shall be continuous across all private driveways. Sidewalks shall be maintained by the abutting property owner.

Construction. Where required, sidewalks shall not be less than four feet in width and four inches in thickness, except for crossing driveways where the minimum thickness shall be eight inches, and shall be constructed of plant mix certified to 3,000 pounds per square inch at 28 days.

Curb ramps are required at street intersections and as recommended by the Township Planning Commission or Board. The grade and construction of curb ramps shall be in compliance with the current PennDOT standards.

§ 170-51 Bridges and culverts.

Bridges and culverts and other water obstructions shall be designed in accordance with the regulations of West Nantmeal Township and shall meet the requirements and approval of the Township Engineer with regard to adequacy and location. Whenever required, a permit for such bridges, culverts and other water obstructions shall be obtained from the Pennsylvania Department of Environmental Protection and submitted to the Board who shall make appropriate notation of receipt of same upon and prior to approval of the final plan. In no case shall a bridge, culvert or other water obstruction reduce the effective width of the cartway.

§ 170-52 Access design.

To minimize traffic congestion and hazard, control street access and encourage orderly development of street or highway frontage, the following regulations shall apply:

General.

Lots which abut two or more streets shall have direct access only to a street of lesser functional classification.

All vehicular access points to any street shall be located at least 100 feet from any intersection of a street, measured from center line to center line, except for commercial uses on corner lots as provided for in this section.

Driveways on residential corner lots shall be no closer than 40 feet to the point of radius of the curb at the corner.

Each proposed nonresidential use with less than 100 feet of frontage on any one street shall have only one access to that street; and no nonresidential use with 100 feet or more of frontage on any one street shall have more than two accessways to that street for each 400 feet of street frontage.

A common access point for two or more commercial or industrial uses is encouraged where practical to minimize vehicular access points along streets other than rural and residential streets. Common access points, where permitted, shall be in accordance with this chapter.

Provision shall be made for safe and efficient ingress and egress to and from public streets, without undue congestion or interference with normal traffic flow within the Township.

The applicant shall be responsible for the design and construction, including costs thereof, of any necessary traffic control devices and highway modifications required by the Board or the Pennsylvania Department of Transportation.

All driveways shall be paved for the first 20 feet from the right-of-way.

Access design for multifamily, commercial and industrial uses. Where any proposed subdivision or land development for multifamily dwellings, townhouses, mobile home park, shopping center, or industrial or commercial uses propose vehicular access to and from an arterial or collector street, all vehicular entrances and exits shall be provided with deceleration and acceleration lanes as approved by the Board and/or the Pennsylvania Department of Transportation. In no event shall vehicles be permitted to back directly into any street from an off-street parking area. Interior drives for such uses shall be in accordance with this chapter.

Access design for single-family use.

Driveways for single-family residences.

Private driveways on corner lots shall be located at least 40 feet from the point of intersection of the nearest street right-of-way lines.

In order to provide a safe and convenient means of access, grades on private driveways should not exceed 6%, unless specifically authorized by the Board, and in no case shall the grade exceed 4% for the first 30 feet of driveway as measured from the road cartway.

Safe sight stopping distance must be measured from a point on the driveway 10 feet from the edge of the public road cartway upon which the driveway opens and meet the standards in this chapter.

In order to provide safe and convenient ingress and egress, private driveway entrances shall be rounded at a minimum radius of five feet, or shall have a flare constructed that is equivalent to this radius, at the point of intersection with the cartway edge (curbline).

Driveways for multiple residences.

Privately owned (undedicated) driveways shall be permitted to provide access to not more than two single-family dwellings. However, in unusual circumstances, the Board may approve, in writing, the design of a portion of a subdivision in which up to four single-family dwellings may be served by a private driveway. In such event, the paving width, thickness and intersection details must be approved by the Township Engineer.

Driveways for two or more residences will require a recorded access easement and maintenance agreement to be reviewed and approved by the Township.

Private streets. The Board shall have the sole authority in unusual circumstances to approve private streets intended for the use of more than two families in a subdivision or land development, or in a commercial development where usage by the occupants requires a private street. Such driveways shall be privately owned, and the Township shall have no maintenance obligation with respect thereto; maintenance in such case shall be the responsibility of a single person or entity, such as the landlord, or a homeowners' association or similar large association. Such responsibility shall not be fragmented among co-owners or easement right owners.

Construction specifications for private streets shall conform to the same standards for public streets.

§ 170-53 Interior circulation design.

The following regulations shall apply to all uses except single-family detached dwellings, unless otherwise specified:

Design of access aisles and drives.

Interior drives shall be designed to prevent blockage of vehicles entering or leaving the site. Drives may be one-way or two-way. Areas designed for loading and unloading, refuse collection, fuel delivery, and other service vehicles, and areas for the use of automobile parking or pedestrianways shall be arranged as to prevent blocking or interfering with accessways and shall have adequate turnaround surface so egress to the street is in a forward direction.

Accessways, parking areas and loading areas shall have clearly defined parking bays and traffic circulation lanes designated by markings, curbs, barriers, and landscaped islands so that operators of vehicles intending to use such accessway areas and loading areas shall not impede traffic as a result of any confusion as to the location of entrances and exits and manner of reaching them.

To assist in traffic channelization, islands shall be placed at the ends of parking bays so that the end of the bay adjacent to a driving aisle or ring road is clearly delineated. Such islands shall be landscaped, but shall be designed so as not to impair visibility needed for traffic flow and turning movements.

Traffic channelization shall be planned in such a way that a main driving aisle, from which vehicles can flow off the street and into the site and parking bays, is remote from the primary building(s) so as to avoid traffic conflicts in front of the primary building(s).

Parking areas shall be designed so that a vehicle within a parking area will not have to enter a street to move from one location to any other location within a parking lot. Adequate turnaround surface shall be provided so that egress to the street is in a forward direction.

All interior drives and accessways shall be paved with an approved all-weather surface and shall be graded, properly drained and maintained in good condition. Interior drives shall have a maximum grade of 4%, measured along the center line, for a distance of not less than 50 feet from the street right-of-way. Beyond that point, interior roads and drives shall have a maximum grade of 6%.

Minimum interior drive cartway widths (with no abutting parking).

Use	Two-Lane Two-Way Drives (feet)	One-Lane One-Way Drives (feet)
Multifamily	24	15
Commercial/office	24	15
Industrial	24	15