Township of Upper Allen, PA Article V Design Standards

§ 220-5.1 General.

A. The standards and requirements contained in this article are intended as a minimum for the promotion of the public health, safety and general welfare and shall be applied as minimum design standards for subdivisions and/or land developments. Land subject to hazards of life, health or property, such as may arise from fire, flood, diseases or other causes, shall not be subdivided for building purposes unless the hazards have been eliminated or unless the plans show adequate safeguard against them. Land included as having unsuitable characteristics for development would be the following:

(1) Land subject to flooding which has a seasonal high groundwater table which will interfere with the construction of basements or habitable areas below grade.

(2) Land which, if developed, will create or aggravate a flooding condition upon other land.

(3) Land subject to subsidence.

(4) Land subject to underground fires.

(5) Land containing significant areas of slopes greater than 25%.

(6) Land which, because of topography or means of access, is considered hazardous by the Board of Commissioners of Upper Allen Township.

(7) Land which is subject to ground pollution or contamination.

(8) Land which is defined as wetland area.

B. All improvements shall be in conformance with Township's Standard Construction and Material Specifications Manual, latest edition,[1] and engineering standards and specifications, as contained herein. Wherever and whenever the requirements of this chapter are at variance with the requirements of any lawfully adopted laws, rules, regulations, standards, or ordinances, the most restrictive or that imposing the higher standards shall govern.

[1] Editor's Note: The Construction and Material Specifications are on file in the Township offices.

§ 220-5.2 Streets and roadways.

[Amended 3-5-2025 by Ord. No. 844]

A. Design standards. The general arrangement, character, extend and location of all streets proposed shall conform to the Township's Comprehensive Plan and shall be considered in their relation to existing or proposed streets, topographical conditions, the public convenience and safety, and in the appropriate relation to the proposed uses of land to be served by such streets. The arrangement, width, grade and other design standards of streets shall conform to the provisions found herein and with the requirements of the Township's Standard Construction and Material Specifications Manual, latest edition.[1]

[1] Editor's Note: The Construction and Material Specifications are on file in the Township offices.

B. Design and arrangement.

(1) In general, all streets shall be continuous and in alignment with the existing streets. All streets shall be designed to comprise a convenient system to ensure that all motorists, bicyclists, pedestrians and transit users of all ages and abilities can safely move along and accords the streets.

(2) Where a subdivision abuts or contains an existing or proposed street, the newly proposed streets shall be planned and designed in order to protect residential areas from heavy traffic and also to provide separation between local and through traffic.

(3) Streets shall be logically related to the topography so as to produce usable lots and reasonable grades.

(4) Half or partial streets shall not be permitted. Wherever a tract to be subdivided borders an existing half or partial street, the remaining portion of the street shall be platted within such tract.

(5) Dead-end streets shall be prohibited except as stubs utilizing temporary culs-de-sac to permit future street extension into adjoining tracts of ground or when designed as a permanent cul-de-sac of less than or equal to 800 feet in length. Culs-de-sac shall be a minimum of 250 feet in length, measured from the center line of the intersecting street to the midpoint of the cul-de-sac. Culs-de-sac shall have a minimum radius of 40 feet to the outside edge of the cartway and 50 feet to the outside edge of the right-of-way and tangent, whenever possible, to the right side of the street. The closed end of all proposed culs-de-sac must be provided with a twenty-foot by ten-foot easement to be used to stockpile snow for winter road maintenance. Temporary and permanent culs-de-sac shall not exceed 800 feet in length or serve more than 20 dwelling units.

(6) Cul-de-sac and loop streets shall be prohibited off of cul-de-sac streets within the same subdivision.

(7) Drainage of cul-de-sac streets shall preferably be toward the open end. If drainage is toward the closed end, water shall be conveyed away from private property via underground storm sewer or by other means approved by the Township. Where drainage is proposed towards the closed end of a cul-de-sac, provisions must be made for the safe conveyance of the 100-year storm flow away from the road and private property. The minimum grade of the stormwater pipe on culs-de-sac shall be designed to ensure a minimum of 1% and a maximum of 5% along the curbline to the designed low points.

(8) Where adjoining areas are not subdivided, the arrangement of streets in new subdivisions shall make provision for the proper projection of streets. Where a new subdivision adjoins unsubdivided land capable of future subdivision, then the new streets shall be carried to the boundaries of the tract proposed to be subdivided.

(9) The vacation of any street or part of a street dedicated for public use shall not be approved if such vacation interferes with the uniformity of the existing street pattern or any future street plans prepared for the area.

(10) A design speed of 30 miles per hour shall be utilized unless traffic patterns and volumes dictate a variation from said design speed. Said variations shall be as approved by the Board of Commissioners of Upper Allen Township.

(11) If undeveloped property has an alternate means of vehicular access, a single-family lot in an adjoining recorded plan shall not be used as a future right-of-way for a public street, private street or other vehicular access.

(12) Improvement of existing streets and intersections. Where a subdivision or land development abuts an existing Township and/or state street or shall have a traffic impact on an existing Township and/or state street as indicated by a traffic study required to be performed in accordance with this chapter, the developer shall be required to make the following improvements:

(a) In cases where a subdivision or land development abuts an existing Township and/or state street, the street shall be reconstructed to the widths specified in this chapter.

(b) In cases where the development is situated only on one side of an existing street, the Township may require that only that side of the street be reconstructed.

(c) Where the developer of the subdivision or land development is required to provide a traffic study and report and the traffic study and report indicates that improvements are required, the developer shall install the improvements, including, but not limited to, traffic signals, traffic control devices, additional traffic lanes, traffic dividers, and highway markings.

(d) When the Township determines that the required improvements are not feasible at the time of development of the use, the developer shall deposit funds with the Township in the amount of 110% of the cost of improvements, computed in accordance with Article IV of this chapter. The amount of the deposit shall be submitted for approval by the Township Engineer.

(13) The extension of existing streets which are presently constructed with a cartway different from current Township standards shall be provided with a transition area, the design of which is subject to Township approval.

(14) Dedication of additional right-of-way. If a subdivision or land development abuts an existing Township and/or state street which has a right-of-way width of less than the widths as set forth in this chapter, the developer shall dedicate to the Township or commonwealth, as applicable, the amount of land necessary so that the distance from the center line of the street to the edge of the right-of-way abutting the proposed development is 1/2 the ultimate right-of-way width set forth in this chapter. Additional right-of-way dedicated to the Township shall be used to improve safety, drainage and future maintenance of Township roads.

(15) When the proposed development requires construction within an existing street right-of-way, such a sewer, water, or stormwater lines, the Township may require construction of a new full-width wearing course along the entire frontage and/or disturbed area.

(16) If lots resulting from original subdivision are large enough to permit resubdivision or if a portion of the tract is not subdivided, adequate rights-of-way for streets and other required improvements shall be provided as necessary to permit further subdivision.

(17) A loop street shall not exceed an average daily traffic volume (ADT) of 300 trips per day.

C. Street grades.

(1) The minimum grade on all streets shall be 1%. The maximum grade exceeding on arterial and collector streets shall be 6%, and on local streets, 10%.

(2) The through street at intersections shall be approached by side streets in accordance with the following standards: where the grade of a side street exceeds 5%, there shall be a leveling area on the side street with a minimum length of 100 feet (measured from the intersection of the center lines), within which no grade shall exceed a maximum of 4%.

D. Vertical and horizontal curve design.

(1) Horizontal curves.

(a) Horizontal curves shall be used at all horizontal alignment deflections in excess of 2°.

(b) The minimum radius at the center line for the horizontal curves on arterial streets shall be 600 feet; for collector street, 300 feet; and for local streets, 150 feet. Proper superelevation shall be provided for curves on arterial streets.

(c) There shall be a tangent of at least 100 feet between reverse curves for all collector and arterial streets.

(d) Proper sight distance shall be provided with respect to both horizontal and vertical alignment. Measured along the center line, 400 feet for arterial streets, 275 feet for collector streets, and 200 feet for local streets.

(2) Vertical curves.

(a) Vertical curves shall be used in changes of grade exceeding 1%.

(b) The length of the vertical curve shall be based on the formula L = KA; where "L" is the minimum length of curve in feet, "K" is the length of vertical curve per percent change in "A," and "A" is the algebraic difference in grade (in percent). Values for "K" shall be based on the following criteria:

Design Speed (in miles per hour)	"K" Crest Vertical Curves	"K" Sag Vertical Curves
20	10	20
25	20	30
30	30	40
35	45	50
40	70	70
45	100	90
50	150	110
55	220	130

(c) Notwithstanding the length of vertical curve calculated using the above formula, the minimum length of vertical curve shall be 100 feet.

E. Intersections.

(1) Streets shall be laid out to intersect as nearly as possible at right angles; in any event, no street shall intersect another at less than 75°. Intersections of more than two streets shall be prohibited. Streets entering opposite sides of another street shall be laid out directly opposite one another.

(2) No more than two streets shall intersect at the same point.

(3) Street center line intersections shall be offset by a minimum of 200 feet.

(4) Intersections with collector streets entering into arterial streets shall not be located less than 1,000 feet apart on the same or opposite side of the arterial street, measured center line to center line of the collector streets.

(5) Intersections on collector streets shall not be located less than 800 feet apart on the same or opposite side of the street as measured from center line to center line of the intersecting streets.

(6) A seventy-five-foot clear sight triangle (150 feet for collector and arterial streets) shall be provided and maintained at all street intersections. The triangle shall be provided and maintained at all street intersections. No building, planting or other obstruction above the height of three feet and below 10 feet in height that would obscure the vision of the motorists shall be permitted within the area. The height shall be measured from the center line grade of the intersecting streets. This requirement shall not apply to traffic signals, traffic signs, street name signs, public utility poles and similar-type structures.

(7) The cartway edge at street intersections shall be rounded by a tangential arc with a minim radius of 35 feet for local streets and 50 feet for intersections involving collector or arterial streets. The right-of-way radii at intersections shall be substantially concentric with the edge of the cartway.

(8) At least two street name signs shall be placed at each four-way street intersection, and one street name sign shall be placed at each "T" intersection. Signs shall be installed in a location and manner where they will be clearly visible at all hours. The design of street name signs shall be approved by the Board of Commissioners.

(9) All streets intersecting a state highway shall be subject to the approval of the Pennsylvania Department of Transportation.

(10) Clear sight distances. In addition to the other requirements of this article, there shall be required unobstructed clear sight distance at all intersections as specified below.

(a) Required clear sight distances shall be at least as large as the minimum safe stopping sight distance (SSSD).

SSSD = 1.47 Vt + V2/30 (f+G)
Where:
SSSD	=	Minimum safe stopping sight distance (feet)
V	=	Speed of vehicle in miles per hour
t	=	2.5 seconds (perception/response time of driver)
f	=	0.3 (wet pavement friction)
G	=	Roadway grade in percent divided by 100 (positive for upgrade, negative for downgrade)

(b) Required sight distances shall be measured between a driver approaching along the through street from either allowed direction and:

[1] A driver awaiting egress onto a through street and whose eyes are 10 feet back from the nearest cartway edge of the through street.

[2] A driver stopped at a reasonable location on the through street waiting to make a left turn into the cross street.

[3] A driver having just completed a left or right turn from the stop street onto the through street.

[4] For purposes of measuring clear sight triangles, the height of the driver's eye and the observed vehicle (or object) shall be assumed to be 3.5 feet above their respective road surfaces.

(c) Inadequate sight distance remedies. If it is impossible to achieve required clear sight distance in both directions, the Township may:

[1] Prohibit left turns by entering or exiting vehicles;

[2] Require alteration of the horizontal or vertical geometry of the roadway or access; all such work shall be at the expense of the applicant;

[3] Require removal of physical obstruction from the line of sight, at the expense of the applicant;

[4] Require installation of a separate left turn standby lane; or

[5] Deny access to the roadway.

F. Street width and types.

(1) Functional classifications are hereby established for the streets and roads in the Township of Upper Allen and are defined in Article II.

(2) Minimum street right-of-way and cartway widths shall be in accordance with Table V-1 below:

Table V-1
Street Types and Widths
	Street Widths and (minimum)**
Street Type	Right-of-Way	*Shoulders	Cartway
Arterials	As determined by the Commission after consultation with Board of Commissioners, Township Engineer and the Pennsylvania Department of Transportation
Collectors	60 feet	*16 feet (8 feet per side)	*24 feet (with shoulders)
			32 to 42 feet (curbed)
Local (public and private)	50 feet	*10 feet (5 feet per side)	*24 feet (shoulders)
			28 to 34 feet (curbed)
Turn around or cul-de-sac (residential)	100 feet diameter	—	80 feet diameter (to the edge of the pavement or face of curb)
Turn around or cul-de-sac (industrial)	As determined by the Commission after consultation with Board of Commissioners, Township Engineer and the Pennsylvania Department of Transportation.

NOTES:
*	Width provisions for shoulders shall only apply where curbs are not required by § 220-5.3A of this chapter or where the Board of Commissioners elects to waive requirements for curb.
**	Various cartway widths may be considered by the Board of Commissioners depending on site condition and other considerations. Construction standards shall comply with the design requirements in the Township's Standard Construction and Material Specifications Manual, latest edition.[2]

[2] Editor's Note: The Construction and Material Specifications are on file in the Township offices.

G. Minimum required street improvements.

(1) Standards. The gradations and consistency of all materials and the methods of construction, unless otherwise authorized herein, shall be in accordance with current standards of the Township's Standard Construction and Material Specifications Manual, latest edition.[3]

[3] Editor's Note: The Construction and Material Specifications are on file in the Township offices.

(2) Notice. No road construction activity shall be permitted in the Township of Upper Allen until and unless the contractor shall notify the Township at least one week in advance to commencing the work. The contractor shall at all times during the progress of the work have a competent superintendent or foreman on the job site. Inspection of the road work shall be done by the Township or its designee.

(3) Grading and utilities.

(a) The entire right-of-way for each street in a proposed subdivision shall be graded and suitably prepared for installation of drainage structures, curbs, gutters and sidewalks in accordance with the appropriate standards for the class of street.

(b) Roadway subgrade shall be free of sod, vegetative matter, boulders, spongy soil or other unsuitable material. Where poor subsurface drainage conditions exist, adequate drainage shall be installed. Subgrade preparation and construction shall conform to standards in the Township's Standard Construction and Material Specifications Manual, latest edition.[4]

[4] Editor's Note: The Construction and Material Specifications are on file in the Township offices.

(c) All utilities, under drains, sewer lines, including laterals and service lines, being placed in the roadway shall be installed prior to the commencement of road construction at the following minimum depths:

[1] Gravity sewer lines: six feet.

[2] Force main sewer: four feet below finish grade.

[3] Water lines: four feet.

[4] Gas lines: 2 1/2 feet.

[5] Telephone, electrical and television cable: two feet, not to be located within the paved cartway.

[6] Sewer and water lines shall have a minimum separation distance of 10 feet or be located on opposite sides of the street or roadway.

[7] PA DEP and private utility regulations and procedures will prevail where applicable.

(d) All backfill for utilities under new or existing roadways shall be in accordance with the Township's Standard Construction and Material Specifications Manual, latest edition.[5] The Township may require flowable fill or other alternate backfill material where conditions may warrant such measures.

[5] Editor's Note: The Construction and Material Specifications are on file in the Township offices.

(4) Preparation of road subgrade. The preparation of road subgrade shall conform to the standards established in the Township's Standard Construction and Material Specifications Manual, latest edition.[6]

[6] Editor's Note: The Construction and Material Specifications are on file in the Township offices.

(5) Preparation of road base.

(a) The preparation of road base shall conform to the standards established in the Township's Standard Construction and Material Specifications Manual, latest edition.

(b) Pipe underdrain shall be provided in wet areas, in areas of roadway sag conditions, or any other areas as required by the Township Engineer.

(6) Preparation of road surface. The preparation of road surface shall conform to the standards established in the Township's Standard Construction and Material Specifications Manual, latest edition.[7]

(a) Subject to said inspection, the wearing course shall be placed no later than the time when 90% of the lots have been issued a certificate of occupancy by the Township.

[7] Editor's Note: The Construction and Material Specifications are on file in the Township offices.

H. All roadways and streets constructed in the Township of Upper Allen shall provide for the proper flow of stormwater and natural water in the areas of new streets and roads and shall conform to the Upper Allen Township Stormwater Ordinance, as amended.[8]

[8] Editor's Note: See Ch. 214.

I. Shoulders/improved berms.

(1) Where curbs are not required, each street or road shall have shoulders and/or berms beyond the edges of the travel lanes.

(2) Shoulders along the edge of travel lanes shall be improved with full depth road base and road surface materials. Improved berms shall extend beyond the edge of the cartway.

(3) Any berms or embankments beyond the curb or shoulder edge shall be graded in accordance with the standards established in the Township's Standard Construction and Material Specifications Manual, latest edition.[9]

[9] Editor's Note: The Construction and Material Specifications are on file in the Township offices.

J. Inlets. All inlets shall conform to the shape and dimensions outlined in the Township's Standard Construction and Material Specifications Manual, latest edition.[10]

(1) The inlet grades and frames shall conform to the standards in the Township's Standard Construction and Material Specifications Manual and Pennsylvania Department of Transportation's Design Standards for Road Construction, latest addition. The type of inlet grates and frames used shall be suitable for the particular construction situation. Lightweight frames shall not be used. Bicycle-safe grates shall be used in all areas likely to receive pedestrian traffic. A detailed drawing of the inlets shall be included on the preliminary and final subdivision or land development plans.

[10] Editor's Note: The Construction and Material Specifications are on file in the Township offices.

K. Bridges and culverts.

(1) All bridges or similar structures to be constructed on any Township roads or any road which is to be dedicated to the Township for acceptance must be designed in accordance with the requirements of the Pennsylvania Department of Transportation's Design Manual and Part 4, as amended, entitled "Structures," as well as the requirements of the American Association of State and Highway Transportation Officials (AASHTO) "Standard Specifications for Highway Bridges."

(2) Plans and design calculations meeting the foregoing requirements shall be submitted for review and approval by the Township Engineer.

(3) All materials and workmanship for construction must be in compliance with the Township's Standard Construction and Material Specifications Manual and the Pennsylvania Department of Transportation Specifications Publication 408, latest edition.

L. Crown. All proposed Township roads shall conform to the standards in the Township's Standard Construction and Material Specifications Manual, latest edition.[11]

[11] Editor's Note: The Construction and Material Specifications are on file in the Township offices.

M. Bicycle infrastructure.

(1) Separate bicycle paths, lanes or tracts and associated facilities shall be required when such infrastructure is specified as part of a recommendation in the applicant's park and recreation report, or are part of the Township's Comprehensive Plan, Trail Plan, Recreation Report/Plan, or other regional transportation or park and recreation report/plan.

(2) Bicycle paths shall be a minimum width of eight feet and preferably located outside of the public right-of-way, unless otherwise determined by the Board of Commissioners. Surface materials shall be either bituminous mixes, concrete, or an equivalent stabilized material, to be approved by the Board of Commissioners. Gradients of bicycle paths shall not exceed 8%, except for short distances.

(3) Bicycle paths placed outside of the public right-of-way shall be encompassed within a minimum ten-foot-wide pedestrian access easement. The easement shall be identified on all plans and/or on a recorded easement agreement in the office of the Recorder of Deeds of Cumberland County. The agreement shall indicate the party responsible for such maintenance of the path.

(4) Bicycle lanes, when necessary to be located along a public right-of-way, shall be a minimum of four feet wide and placed in the outside lane adjacent to the curb or shoulder. For roadways with on-street parking, the bicycle lane shall be placed between the parking lane and the outer lane for vehicular travel. All lanes shall be delineated with markings such as striping, full pavement coloring, recessed reflectors, pavement markers, etc.

N. Improvement plan.

(1) Construction and paving plans. The paving width, curbing requirements, grades (existing and proposed), sight distance for the individual lots and type of paving shall be established by and noted on detailed plans and profiles submitted to the Board of Commissioners.

(2) Drainage plans. Detailed plans of the existing and proposed drainage facilities of said street or road and contiguous territory shall be submitted to the Planning Commission prior to the Board of Commissioners for its approval. Said plans must cover a scope large enough to show the effect of the facility or facilities on any land or stream above and any land or stream below. This scope shall be determined by the Board of Commissioners and/or the Township Engineer and must be set forth on a separate plan.

(3) Certification of plans. All plans, profiles or drawings required under the provisions of this chapter shall include a certification by a Pennsylvania-registered professional engineer attesting that all elements of the plan are in conformity with Township Code and any applicable state regulations.

(4) Number of plans. Plans and profiles for streets, roadways, drainage or other items required under the terms of this chapter must be submitted to the Township on drawings not to exceed 24 inches by 36 inches. Match sheets may be used where necessary.

(5) As-built drawings. Within 30 calendar days of the completion of the street, roadway and/or drainage system, the Upper Allen Township and its Engineer shall each be supplied with one detailed drawing of said streets, roadways and/or drainage systems as the same have been completed. Said drawings must include a certification by the Pennsylvania-registered professional engineer that all elements of the approved plan have been constructed as designed and improved.

O. Inspection fees. Inspection shall be required for all phases of road construction work: subgrading, stormwater inlets, manhole and piping installation, base installation, binder placement and finish course applications. The contractor and/or builder, prior to any approval by the Board of Commissioners, must pay an inspection fee in an amount not less than the actual cost of the inspection.

§ 220-5.3 Curbs, sidewalks and vehicular parking spaces.

A. Curbs.

(1) Curbs shall be required along all proposed streets in subdivisions; along all proposed streets, access drives, alleys, parking compounds and along building fronts in land developments. The developer shall submit the location and grade of proposed curbs to the Township for review.

(2) Curbs shall be provided along all existing Township and/or state roads that adjoin any portion of any subdivision and/or land development. Lot add-on subdivision plans, as set forth in § 220-3.1A(1) of this chapter, shall be exempt from this section if no curbs exist adjacent to the lots to be subdivided or are not logical extensions of or links to other existing or proposed curbs.

(3) Curbs shall be installed to the dimensions and construction standards of the Township's Standard Construction and Material Specifications Manual, latest edition.[1]

[1] Editor's Note: The Construction and Material Specifications are on file in the Township offices.

(4) Curb depression for driveways, handicap ramps or drainage shall not be saw cut after the curb has been installed but shall be formed and poured as depressed curb sections. Curb sections installed between sections of existing curb shall be anchored to the existing curb sections with two No. 5 rebar dowels at each end.

B. Sidewalks.

(1) The Township shall require installation of curbs and sidewalks in any subdivision and land development as provided herein. Sidewalks are required to provide access to and/or within a commercial, industrial or community facility. Sidewalks which are provided as part of such nonresidential facilities shall be designed and constructed to service the projected pedestrian needs. All public areas shall be designed barrier free in accordance with applicable federal and state standards, including, but not limited to, the Rehabilitation Act and Americans with Disabilities Act. Appropriate details shall be provided on the plans.

(2) Sidewalks shall be constructed shall be installed to the dimensions and construction standards of the Township's Standard Construction and Material Specifications Manual, latest edition.[2] A minimum five-foot-wide grass area shall be provided between the curb and sidewalk.

[2] Editor's Note: The Construction and Material Specifications are on file in the Township offices.

(3) Sidewalks shall be provided along all existing Township and/or state roads that adjoin any portion of any subdivision and/or land development, except for the following:

(a) Lot add-on subdivisions as set forth in § 220-3.1A(1) of this chapter, if no sidewalks or trails exist adjacent to the lots to be subdivided or are not logical extensions of or links to other existing or proposed pedestrian facilities.

(b) Residential single-family detached lots with a required minimum lot frontage of 125 or greater, as set forth in Chapter 245, Zoning.

(c) The subdivision of land into three lots or less, provided sidewalks or trails are not proposed, deferred, planned or existing along adjacent properties.

(d) A planned or existing trail in a greenway area as part of an approved Conservation Design subdivision plan may satisfy this requirement.[3]

[3] Editor's Note: See Ch. 245.

(4) Sidewalks shall be installed on both sides of all proposed streets in subdivisions and/or land developments, as herein specified.

(5) Sidewalks shall be located within the street right-of-way line and shall be a minimum of either four-feet-wide with a passing space at least every 200 lineal feet, or five-feet-wide with no passing space, as per the requirements of the Rehabilitation Act and Americans with Disabilities Act, latest edition.

(6) Pedestrian easements may be required by the Township to facilitate pedestrian circulation or to give access to community facilities. Pedestrian easements shall be a minimum of 10 feet wide with suitable improvements, in the sole opinion of the Township, to serve their intended purpose.

(7) Sidewalks shall conform to the adjacent earthen areas as to elevations.

(8) Fee in lieu of installation of sidewalks.

(a) The Board of Commissioners of Upper Allen Township may accept an offer by the applicant for a fee in lieu of installation of required sidewalks when it is determined that one or more of the following conditions exist:

[1] Sidewalks are scheduled to be installed as part of a Township, county, or state project that has been funded for construction.

[2] Where the District Executive of PennDOT recommends, in writing, that no sidewalks be constructed, and the Township agrees.

[3] The sidewalks are not logical extensions of or links to other existing, planned or proposed pedestrian facilities.

[4] Where a combination of conditions exists (such as, but not limited to, topography, hazardous conditions, impacts to environmentally sensitive areas, or other conditions warranting same upon the recommendation of the Township Engineer) which make it impractical or not feasible to construct a sidewalk.

[5] The sidewalks are not a proposed feature as depicted in the Township's Comprehensive Plan or any Official Map as may have been adopted by the Township.

(b) Fees. The fee in lieu of the sidewalks shall not exceed 110% of the current cost of construction for said sidewalks. Construction cost estimates shall be submitted by an engineer and reviewed and approved by the Township.

(c) Payment of fees. The fee paid and contributed to the fund shall be paid upon approval of the subdivision or land development plan or any phase or section thereof. Payment of the required contribution shall be included as a condition of approval of such subdivision and land development plans.

(d) Use of fees. All fees collected by the Township pursuant to these provisions shall be accounted for separately from other monies and placed in an interest-bearing account and shall be accounted for separately from other Township funds. Interest earned on this account shall likewise be the funds of the Township. The Township shall maintain records indicating the source of the funds and the projects where the funds are expended. Such fees shall only be used in the following manner:

[1] For construction or expansion of sidewalks, trails, pedestrian accesses, or other facilities that are available to the public or located in a public right-of-way or easement.

[2] For design, engineering, acquisition of rights-of-way or easements and utility relocation associated with installation of facilities described above.

C. Vehicular parking facilities.

(1) Off-street vehicular parking facilities shall be provided in accordance with the Upper Allen Township Zoning Ordinance, as amended.[4] Landscaping islands, as required, shall be in accordance with § 220-5.13B(2) of this chapter.

[4] Editor's Note: See Ch. 245.

(2) Landscape screening and interior landscaping shall be provided in accordance with the requirements of the Upper Allen Township Zoning Ordinance. Landscape screening and interior landscaping shall not restrict sight distances.

(3) Not less than five-foot radius of curvature shall be permitted for horizontal curves in parking spaces.

(4) All dead-end parking lots shall be designed to provide sufficient backup areas for all end stalls.

(5) Painted lines, arrows and dividers shall be provided and maintained to control parking when necessary to direct vehicular circulation.

(6) All parking compounds and access drives shall be constructed in accordance with the Township's Standard Construction and Material Specifications Manual, latest edition.[5]

[5] Editor's Note: The Construction and Material Specifications are on file in the Township offices.

§ 220-5.4 Driveways and access drives.

[Amended 3-5-2025 by Ord. No. 844]

A. Driveways. Driveways shall only be used to provide vehicular access between a parking area for a single residential unit of occupancy, a single two-family dwelling unit, or a farm and a street, service or marginal access drive. Driveways shall conform to the Upper Allen Township Zoning Ordinance,[1] as amended, and to the following standards:

(1) Each dwelling unit may have one driveway connection per every 100 feet of lot frontage but no more than two driveway connections per lot are permitted.

(2) Driveways shall be laid out to intersect as nearly as possible at right angles; in any event no driveway shall intersect another at less than 75°.

(3) Driveways on either side of a street shall not connect with a public street within 50 feet of the center line of any intersecting streets nor within 300 feet of the center line of a signalized intersection. Driveways shall not be constructed within five feet of a fire hydrant.

(4) Driveways shall be located and constructed so clear sight triangles are provided in accordance with the Upper Allen Township Zoning Ordinance, as amended.

(5) Driveway grades shall be in accordance with the Upper Allen Township Zoning Ordinance, as amended. Driveway intersections with streets shall be constructed to allow the flow of stormwater parallel to the street and shall comply with the requirements of the Upper Allen Township Stormwater Management Ordinance,[2] as amended. Driveways shall be designed to intercept runoff, preventing it from entering the road or street. Detailed grading must be provided where driveways cross existing or proposed drainage swales.

[2] Editor's Note: See Ch. 214.

(6) Driveway access shall be provided to the street of lesser classification when there is more than one street classification involved.

(7) Driveways which intersect shall provide adequate turnaround within the lot so egress to the street is in a forward direction.

(8) All intersections with a state route shall be subject to the approval of the Pennsylvania Department of Transportation. Any driveway intersecting with a state route shall obtain a highway occupancy permit from PennDOT prior to receipt of a building and/or zoning permit, unless otherwise required by § 220-3.6A(10) in this chapter.

(9) Driveways shall be paved with bituminous concrete or an equivalent stabilized material from the edge of the street right-of-way a minimum distance of 15 feet toward the interior of the lot and be provided in a manner consistent with the design, construction and stormwater drainage of the street to prohibit runoff onto Township roadways.

(a) Where existing or proposed sidewalks cross a driveway, a concrete apron shall be provided from the edge of the street cartway to the far edge of the sidewalk. Concrete driveway aprons shall have a minimum depth of six inches and be constructed with reinforced wire or fiberglass substitute for strengthening purposes, or as required by the standards set forth in the Township's Standard Construction and Material Specifications Manual, latest edition.[3]

[3] Editor's Note: The Construction and Material Specifications are on file in the Township offices.

(b) Driveway pavement materials shall be separated from street pavement with concrete depressed curb, constructed in accordance with the Township's Standard Construction and Material Specifications Manual, latest edition.

(10) All driveways shall also comply with the sight distance requirements outlined in § 220-5.2E(10) of this chapter.

[1] Editor's Note: See Ch. 245, Zoning.

B. Access drives are private drives, which provide vehicular movement between a street and a tract of land, lot or contiguous lots containing any use other than one single-family dwelling unit, one two-family dwelling unit, or a farm. Access drives shall conform to the Upper Allen Township Zoning Ordinance,[4] as amended, and to the following standards:

(1) The vertical alignments of access drives shall conform to the specifications for streets, as stated in § 220-5.2 of this chapter.

(2) The horizontal alignments of access drives shall be measured along the center line. Horizontal curves shall be used at all angle changes in excess of 2°. All curves shall be tangential arcs. The minimum horizontal curve radius shall be 75 feet.

(3) All access drive intersections shall be:

(a) Subject to approval of the Pennsylvania Department of Transportation when intersecting a state route. Copies of the highway occupancy permits from the Pennsylvania Department of Transportation shall be submitted for all proposed intersections with a state route prior to final plan approval and recording of the subdivision and/or land development plan.

(b) Set back 50 feet from the center line of any intersecting streets and 300 feet from the center line of a signalized intersection.

(c) Set back from any side and/or rear property lines per requirements contained in the Upper Allen Township Zoning Ordinance,[5] as amended.

[5] Editor's Note: See Ch. 245, Zoning.

(d) Located in relationship to access drive intersections on adjacent properties to provide safe and efficient movement of vehicles.

(e) Located directly across from any intersecting street, driveway or access drive on the opposite side of the street, where applicable.

(f) Designed with right-angle intersections whenever possible. No access drive intersection shall utilize an angle less than 75°, unless turning movement restrictions are imposed.

(g) Rounded by a tangential arc with a minimum radius of 30 feet. The Township may require a larger radius where large vehicle turning movements are anticipated.

(h) Provided with a clear sight triangle, in accordance with § 220-5.2 of this chapter.

(i) Compliant with the site distance requirements outlined in § 220-5.2E(10) of this chapter.

(j) Landscaped with street trees, as required for public streets.

(4) Access drives which form a cul-de-sac shall not exceed 800 feet in length, measured from the center line intersection of a street or access drive which is not a cul-de-sac. Access drive culs-de-sac which do not terminate in a parking compound shall be provided at the terminus with a fully paved turnaround with a minimum diameter of 100 feet.

(a) The Board of Commissioners of Upper Allen Township, upon the recommendation of the Planning Commission, may permit an alternative turnaround design, including a turnaround incorporated in a parking court or a landscaped island, provided safe movement of traffic is ensured.

(5) Access drive grade profiles within 50 feet of the street right-of-way shall conform to standards outlined in PennDOT Publication 44. The grades on access drives shall not exceed 8%.

(6) When vehicular parking is prohibited along access drives, the prohibition must be acknowledged on the plan and properly signed along the cartway.

(7) The cartway of all access drives shall be constructed in accordance with the minor street construction standards set forth in the Township's Standard Construction and Material Specifications Manual, latest edition.[6]

[6] Editor's Note: The Construction and Material Specifications are on file in the Township offices.

(8) Access drive width. Access drives shall provide a twelve-foot-wide cartway for each travel lane. However, in no case shall any access drive cartway be less than 18 feet wide. Table V-2 specifies various access drive width requirements:

Table V-2
Access Drive Width Requirements
Function	Required Cartway Width (feet)
Three lanes of traffic or more*	12 for each travel lane
Two lanes of traffic with parking on both sides	40
Two lanes of traffic with parking on one side	36
Two lanes of traffic without parking	24
One lane of traffic with one lane of parking*	20
On lane of traffic without parking*	12

NOTE:
*	The one-way direction of traffic must be identified along the cartway.

(9) The maximum slopes of banks located within 20 feet of the cartway shall not exceed 3:1 for fills and 2:1 for cuts.

[4] Editor's Note: See Ch. 245, Zoning.

C. Recreation or nonlicensed vehicle crossing of streets, alleys, access drives and driveways. The following standards shall apply for all recreation or nonlicensed vehicle trail crossings (e.g., equestrian, golf carts, off-road vehicles, snowmobiles):

(1) Crossings shall be provided in a manner consistent with the design, construction and stormwater drainage of the street, alley, access drive or driveway.

(2) Crossings shall be easily identifiable.

(3) Crossings shall be perpendicular to the vehicular traffic movements.

(4) No crossing shall be located between 15 feet and 150 feet from the cartway edge of a street, alley, access drive or driveway intersection.

(5) Crossings shall be provided with a clear sight triangle of 75 feet measured along the center line of the street, access drive or driveway and five feet from the edge of the roadway at the center line of the recreation vehicular crossing. No obstructions, grading and/or planting greater than three feet above the cartway grade are permitted in the clear sight triangle. A public right-of-way shall be reserved for the purpose of removing any object, material or other obstruction to the clear sight.

(6) Crossings shall not exceed a slope of 8% within 25 feet of the cartway being crossed.

(7) Crossings shall be signed to warn motorists and pedestrians of the crossing. The surface of the crossing shall be brightly painted with angle stripes.

(8) Crossing of major streets shall consist of a tunnel, bridging or other suitable measures to ensure safe crossing.

(9) Crossings shall also comply with the site distance requirements outlined in § 220-5.2E(10) of this chapter.

§ 220-5.5 Blocks and lots.

[Amended 3-5-2025 by Ord. No. 844]

A. General. The configuration of blocks and lots shall be based upon the lot area requirements, traffic circulation, salient natural features, existing man-made features, and land use. Lot configurations should provide for flexibility in building locations, while providing safe vehicular and pedestrian circulation.

B. Residential blocks. All blocks in a residential subdivision shall have a maximum length along any side of 1,500 feet and shall be of sufficient depth to permit two tiers of lots, except as otherwise provided for herein.

C. Nonresidential blocks. Block configurations in nonresidential areas shall be based primarily upon safe and efficient traffic circulation and salient natural features.

D. Lot configuration.

(1) Whenever practical, side lot lines shall be radial to street lines.

(2) Whenever practical, side lot lines shall align when two or more lots share a common rear lot line.

(3) In order to avoid jurisdictional problems, lot lines shall follow municipal boundaries rather than cross them. Where a lot is divided by a municipal boundary, the minimum standards of both municipalities shall apply.

(4) Lot areas that are two or more times the minimum area requirements shall be designed with configurations that allow for additional subdivision. The Township may require a sketch plan of such large lots that indicates the potential future subdivision is generally in conformance with the design standards.

(5) All lots shall front on a public or private street. No residential lots shall be created which front upon an interstate highway. Furthermore, no lots in a subdivision and/or land development shall be created which front upon a collector or arterial street. The only exception is reverse frontage lots.

(6) Double frontage lots are prohibited. A double frontage lot which fronts upon two roughly parallel streets or upon two streets which do not intersect and vehicular access is provided to both streets. The Township permits reverse frontage lots as provided in § 220-5.5D(7), below.

(7) Reverse frontage lots front upon two parallel streets or upon two streets which do not intersect, and vehicular access is provided to only one of the streets. All residential reverse frontage lots shall designate one frontage as the rear yard with a minimum depth of 75 feet. Vehicular access shall be prohibited from the rear of reverse frontage lots.

(a) All reverse frontage lots shall include an identification of the frontage for use as a road access. The street designated for frontage must be consistent with contiguous lots. Reverse frontage lots must meet the required lot width along the street of lesser classification.

(8) When a residential subdivision or land development is proposed, a maximum of four proposed lots or dwelling units shall gain access in whole or in part via driveways connecting to existing streets for each parent tract in existence, as of the effective date of this chapter.

(9) Proposed lot lines shall be configured such that when one area of a lot is connected to another area of the lot via a strip of land, the width of said strip of land shall have a minimum width of not less than 75% of the minimum lot width for that zoning district. The width of the connecting strip of land shall be measured along the shortest path between lot lines.

(10) The maximum lot-depth-to-width ratio shall be 3 1/2: 1.

(11) Flag lots. Flag lots shall only be permitted were specifically provided for within the Upper Allen Township Zoning Ordinance,[1] and then only in compliance with the following:

(a) Flag lots shall only be permitted when they will enable the preservation of some important natural or cultural feature (including productive farmland), which would otherwise be disturbed by conventional lotting techniques. Further subdivision will require road frontage as specified in the Upper Allen Township Zoning Ordinance. Flag lots shall be restricted from future subdivision.

(b) For purposes of this section, a flag lot shall be described as containing two parts: 1) the "flag" shall include that portion of the lot that is the location of the principal and accessory buildings; 2) the "pole" shall be considered that portion of the site that is used for vehicular access between the site and its adjoining road.

(c) Requirements for the flag.

[1] The minimum lot area and lot width requirements of the Upper Allen Township Zoning Ordinance[2] shall be measured exclusively upon the flag.

[2] Editor's Note: See Ch. 245.

[2] For purposes of determining required yards and setbacks, the following shall apply:

[a] Front yard. The area between the principal structure and that lot line of the flag which is most parallel to the street providing vehicular access to the site. Additionally, all areas of the pole shall be considered to be within the front yard;

[b] Rear yard. The areas between the principal structure and that lot line of the flag that is directly opposite the front yard, as described above; and

[c] Side yard. The area between the principal structure and that one outermost lot line which forms the flag and pole, plus the area on the opposite side of the principal structure.

[d] The flag lot shall contain adequate driveway dimension for vehicular backup so that ingress to and egress from the lot is in the forward direction.

(d) Requirements for the pole.

[1] The pole shall maintain a minimum width of 50 feet.

[2] The pole shall not exceed 800 feet in length.

[3] No part of the pole shall be used for any portion of an on-lot sewage disposal system, nor any other improvement except a driveway and other permitted improvements such as landscaping, fencing, utility connections to off-site facilities, mailboxes and signs.

[4] The cartway contained on the pole shall be located at least six feet from any adjoining property line and 20 feet from any existing structures on the site or any adjoining property.

[5] No pole shall be located within 200 feet of another on the same side of the street.

[1] Editor's Note: See Ch. 245, Zoning.

§ 220-5.6 Building setback lines and building separations.

A. A building setback line shall be provided along each right-of-way and property line. The area within the building setback shall be preserved from structural development.

B. The building setback lines and building separations shall conform with the prevailing Upper Allen Township Zoning Ordinance[1] requirements.

[1] Editor's Note: See Ch. 245, Zoning.

C. In the case of corner lots, the setback from each adjacent street shall apply.

§ 220-5.7 Sewage disposal.

A. As required by Article III of this chapter, all plan submissions must be accompanied by the appropriate sewage facilities planning module for land development, provided by the PA DEP. All planning module reviews shall conform to the Pennsylvania Sewage Facilities Act of 1965, P.L. 1935, No. 537, as amended[1]; PA DEP Chapter 71 Regulations, Administration of Sewage Facilities; the Upper Allen Township Act 537 Plan; and this and any other Township ordinances.

[1] Editor's Note: See 35 P.S. § 750.1 et seq.

B. Each new dwelling created in the Township shall be self-sufficient for sewage disposal and the sewage disposal system shall be public, community or individually owned, maintained or operated. The proposed sewer design must be based upon the results of the sanitary sewer feasibility report required by Article III of this chapter.

C. Measures to mitigate the impact of the proposed development upon archaeological and historic resources, agreed to with the Pennsylvania Historic and Museum Commission, shall be reviewed by the Township during the planning process, shall meet the requirements of any Township ordinance, and shall be subject to review and approval by the Board of Commissioners of Upper Allen Township.

D. Public sewage facilities.

(1) Where a public sanitary sewer system is within 1,000 feet of, or where plans approved by the municipality provide for the installation of such public sanitary sewer facilities to within 1,000 feet of a proposed subdivision or land development, the subdivider shall provide the subdivision or land development with a complete sanitary sewer system if, in the Board of Commissioners' opinion, on the recommendation of the Commission, it is feasible.

(2) Where a public sanitary sewage system does not currently exist within 1,000 feet of the development site, but in the opinion of the Board of Commissioners will become available within five years, the subdivider shall install a complete sanitary sewer collection system in accordance with the following requirements:

(a) Collector mains shall be installed in the street or approved rights-of-way;

(b) Sewer laterals shall be installed in the right-of-way lines of streets, lot or parcel property lines, or sewer easement right-of-way lines, whichever pertains to the individual situation;

(c) The system shall be connected to an approved community on-lot system or a temporary package treatment plant until connection to a public sanitary sewer system is made;

(d) All termini shall be capped in a manner that will ensure that all collector mains, laterals and house line connections shall be watertight pending connection with the public sanitary sewer system.

(3) Design and construction.

(a) The construction of the system, including all service connections, pumping stations and interceptors, shall be constructed at the developer's expense and shall not commence until application has been made to and written authorization to proceed with construction has been obtained from the Township.

(b) The system shall be designed by a registered professional engineer and approved by the Township Engineer.

(c) When a public sanitary sewer system is installed and capped by the applicant, the applicant may also install on-site sewage disposal facilities, provided the system is designed to allow connection to the public sewer when it becomes available.

(d) Sanitary sewers and sewage disposal systems shall not be combined with stormwater sewers and shall not be constructed to receive effluent from any stormwater collection system.

(e) Pipe sizes for sanitary sewer mains and sewer laterals and locations for manholes shall meet the Township's specifications. The Township Engineer shall inspect the sewer line before it is backfilled.

(4) Central community sanitary sewage facilities.

(a) A central community sanitary sewage facility shall be permitted if it can be shown that such an approach would provide more reliable and effective treatment of waste than individual on-lot systems, or a central community system is required as part of cluster or open space development.

(b) The design and installation of a central community sanitary sewage facilities shall be subject to the approval of the Board of Commissioners and the PA DEP.

(c) The system shall be designed by a registered professional engineer and approved by the Township Engineer. The construction of the system, including all pumping stations, interceptors, drainage fields and treatment plants, shall be at the developer's own expense.

(d) All suitable agreements, including financial guarantees shall be established for the ownership and maintenance of the system. Ownership and maintenance of the central community sanitary sewer system shall be the responsibility of an organization formed and operated in accordance with § 220-4.2D of this chapter.

(e) Central community sanitary sewage facilities shall be located on a separate lot under the ownership of an organization approved by the Township. The lot shall be used solely for the community sanitary sewage facility. The area of the lot shall be of sufficient size to accommodate the system, the required area for a complete alternate or replacement system, and all require setbacks.

(f) The Township shall have the right to inspect and test community sanitary sewage facilities at any time. The Township may require the owner to provide the results of regular professional testing of the system when the Township deems necessary. The cost of inspections and testing shall be the responsibility of the owner.

E. On-lot sewage disposal.

(1) Where public sanitary sewers are not feasible, the use of on-lot sewage disposal systems shall be permitted. The use of such on-lot systems is governed by regulations of the PA DEP and enforced by the Township Sewage Enforcement Officer (SEO).

(2) Prior to approval of any plan depicting on-lot sewage disposal systems, the developer shall have had soils testing performed on each lot to determine suitability for such systems and shall have secured the approval of the Township SEO and/or PA DEP through the use of planning module for land development. The Township SEO and PA DEP must approve each on-lot sewage disposal system, including the primary and alternate absorption areas.

(3) An individual sewage disposal system shall be located on the lot it serves or within adjacent open space that is designated for that purpose.

§ 220-5.8 Water supply.

Each new dwelling created in Upper Allen Township shall be individually self-sufficient for water supply and the water supply system. The applicant shall provide an adequate and potable water supply and distribution system to service the proposed subdivision and land development which shall be: 1) individual; 2) public; or 3) private community and maintained and operated in accordance with the PA DEP. The purpose of these provisions is to ensure that each dwelling unit and each commercial and industrial building in all subdivisions hereafter granted approval shall have an adequate supply of potable water for domestic use, and where feasible, for fire protection.

A. Public water supply. Where there is an existing public water supply system within 1,000 feet from a proposed subdivision or land development and such system has adequate planned capacity and is willing to serve that subdivision or land development, a complete water supply system connection to the existing water supply system must be provided, and fire hydrants shall be installed in accordance with § 220-5.9 of this chapter.

(1) Where plans approved by a public water supplier provide for the installation of such public water supply system within four years, the developer shall provide a complete water system for connection to the planned water main supply system.

(2) Where connection to a public water supply is possible or feasible, the plan for the installation of such water supply must be prepared for the development with cooperation of the appropriate water utility company and approved by the Township Engineer. Upon completion of the water supply system, a reproducible as-built plan of the system shall be filed with the Township.

(3) Where a public water supply system is not feasible for the proposed development as evidenced in the hydrogeologic/water facilities study, the developer shall provide information related to the construction and installation of a central community water supply system, as described in § 220-3.7 of this chapter.

B. Central community water supply system. The design and installation of a central community water supply system shall be subject to the approval of the Board of Commissioners of Upper Allen Township and the PA DEP.

(1) Standards and materials for the construction of any central community water supply system shall meet or exceed those requirements described in the Public Water Supply Manual of the PA DEP, the Township's Standard Construction and Material Specifications Manual, latest edition, and the local service provider, and shall be subject to approval by the Township Engineer. Where a permit is required by PA DEP, it shall be presented as evidence of such review and approval before construction of the system will commence.

(2) Where the central community water supply system occurs under the jurisdiction of the Pennsylvania Public Utilities Commission (PUC), the water supply study shall also incorporate those items of information as required by the Public Utilities Commission.

(3) The central community water supply systems hall be designed to furnish an adequate supply of water to each lot, with adequate water main sizes and fire hydrant locations to meet the specifications of the Middle Department Inspection Agency (MDIA) (3901 Hartzdale Drive, Suite 112, Camp Hill, PA 17011, 717-761-5340, fax: [phone]). A technical study shall be submitted to the Township for review by the Township Engineer and Fire Company representatives. Fire hydrants should also be placed and constructed in accordance with § 220-5.9 of this chapter.

(4) All suitable agreements, including financial guarantees, shall be established for the ownership and maintenance of the system. Ownership and maintenance of the central community water system shall be the responsibility of an organization formed and operated in accordance with § 220-4.2D of this chapter. Such a system shall be designed and constructed in a manner that would permit adequate connection to a public water supply system in the future.

(5) All water systems located in flood-prone areas, whether public or private, shall be floodproofed to a point of 1 1/2 feet above the 100-year-flood elevation.

(6) Groundwater control for central community water systems. Groundwater for central community water systems must conform with the PA DEP requirements and standards. A minimum of two sources of groundwater must be provided for each community water system. Each should be capable of supplying the average daily demand of the proposed dwelling units.

C. On-lot water supply.

(1) Where there is no existing public water supply and hydrogeologic/water facilities study indicates that connection to a public water supply system and central community system is not feasible, each lot in the development must be provided with an individual on-lot water supply system in accordance with the standards required by the PA DEP. The Board of Commissioners shall approve the use of individual on-lot water supply systems when:

(a) The hydrogeologic/water facilities study indicates that justification of the project necessitates the use of this type of water supply;

(b) The anticipated water supply yield is adequate for the type of development proposed;

(c) The installation of an on-lot system(s) will not endanger or decrease the groundwater supplies to adjacent properties.

(2) Construction of wells for individual small water supplies shall conform to PA DEP's Construction Standards for Individual Water Supplies, as revised.

§ 220-5.9 Fire hydrants.

A. Where public and central community water systems are provided for subdivision and land development, fire hydrants suitable for coupling with fire equipment serving the Township shall be installed as specified by the Insurance Services Offices of Pennsylvania. The fire protection system shall be designed by a registered professional engineer and approved by the Township Engineer and the Township Fire Chief.

B. Fire hydrants shall meet the following standards herein and, in the Township's Standard Construction and Material Specifications Manual, latest edition,[1] and shall be approved by the Board of Commissioners of Upper Allen Township upon review and recommendation by the Township Engineer and the Township Fire Chief.

(1) All fire hydrants will be located on an eight-inch line or a looped six-inch line. Where a dead-end line is required to contain a fire hydrant, the portion of the line between the main loop and the hydrant shall have a minimum diameter of eight inches.

(2) Fire hydrants shall be spaced in a development so that all proposed buildings will be no more than 600 feet from the hydrant, measured along traveled ways.

(3) All central community water systems must provide a minimum of 500 gallons per minute (GPM) at a residential pressure of 20 psi for a two-hour period.

(4) Fire hydrant adapters shall be a five-inch Storz hydrant adapter.

[1] Editor's Note: The Construction and Material Specifications are on file in the Township offices.

C. The cost of a hydrant is charged to the governing body of Upper Allen Township by the appropriate water authority. The developer shall post monies sufficient to cover the cost of the installation of said fire hydrants with the Board of Commissioners prior to the approval of the development plan.

§ 220-5.10 Utility easements.

[Amended 3-5-2025 by Ord. No. 844]

A. Utilities.

(1) Easements shall be provided for poles, wires, conduits, storm and sanitary sewer lines, gas, water and heat mains, and other utilities intended to serve the abutting lots and for access to facilities. Wherever possible, such easements shall be centered on the side or rear lot lines or along the front lot lines. The minimum width of utility easements shall be as follows:

(a) Sanitary sewer and storm drainage facilities: 30 feet.

(b) Underground and overhead public utilities: 20 feet.

(2) Nothing shall be placed, planted, set or put within the area of an easement or planting strip that would adversely affect the function of the easement or planting strip or conflict with an easement agreement. No structures shall be placed in any easement or planting strip unless otherwise noted in an agreement. No easement shall be offered for dedication to the Township unless it is free of any structures or other encroachments. All structures and other encroachments which may impact the function of the easement shall be removed at the expense of the property owner prior to the offer for dedication. This requirement shall be noted on the final plan.

(3) Where any natural gas, petroleum or high-tension electric transmission line traverses a subdivision or land development, the applicant shall confer with the applicable transmission or distribution company to determine the minimum easement requirements for the transmission line. Additionally, the Township will require, with the final plan application, a statement from the owner of the transmission line stating any conditions on the use of the tract which shall contain the above.

(4) The applicant shall provide the Township with copies of easement agreements or statements from public utility providers, as applicable, to confirm the adequacy of proposed easements.

B. Stormwater, sanitary sewer and clear water collection systems. Where a subdivision and/or land development are traversed by stormwater, sanitary sewer or clear water collection system facilities, a utility easement shall be provided. In no case shall the easement be less than 30 feet in width. Additional width may be required by the Board of Commissioners of Upper Allen Township depending on the purpose and use of the easements.

C. Stream, watercourse, drainage channel, pond or lake.

(1) Where a subdivision and/or land development is traversed by a watercourse, drainageway, channel or street, there shall be provided a drainage easement conforming sustainability with its location for the purpose of widening, deepening, relocating, improving or protecting such watercourses, providing proper maintenance, or for the purpose of installing a stormwater or clear water system. The following standards shall apply:

(a) Perennial streams: 15 feet from the stream bank.

(b) Intermittent stream, drainageway, channel or swale: 15 feet from the center line of the watercourse.

(c) An access easement shall be provided to the drainage easement. The width of such access points shall not be less than 30 feet.

(2) In no case shall any drainage easement be less than 30 feet in width.

D. Conservation.

(1) Where environmental protection and floodplain overlay zones exist, a conservation easement shall be depicted on the plan within the overlay area.

(2) In all subdivisions and land developments, a fifteen-foot conservation easement shall be provided around all delineated wetland areas to ensure minimal disturbance and encroachment in these areas.

E. Pedestrian.

(1) Where necessary for access to public or common lands, a pedestrian easement shall be provided with a width of no less than 10 feet. Additional width, fencing and/or planting may be required by the Board of Commissioners, depending on the purpose and use of the easement.

(2) When a subdivision proposed multifamily dwellings or single-family attached and semidetached dwellings, the plans shall include an access easement for the purposes of property maintenance along the front and rear property lines of all units and side property lines of the end units, to allow all lot owners access to the front and rear yards. The access easement shall have a minimum width of 10 feet. This requirement shall be noted on the final plan and shall be included in all deeds for lots which contain the easement. This easement is intended only for pedestrian access or for small and nonlicensed motorized maintenance equipment.

§ 220-5.11 Monuments and markers.

A. Monuments must be so placed that the scored or marked point coincides exactly with the point of intersection of the lines being monumented. They must be set so that the top of the monument or marker is level with the surface of the surrounding ground. Monuments must be marked on top with a copper or brass dowel.

B. Location of monuments.

(1) At the intersection of lines forming angles in the boundaries of the subdivision.

(2) At the intersection of street right-of-way lines.

(3) At change in alignment of streets.

(4) At each lot in a subdivision, with each lot having at least two monuments.

(5) At such intermediate points as may be required by the Township Engineer.

C. Markers shall be set at the beginning and ending of all curves along street property lines; at all points where lot lines intersect curves, either front or rear; at all angles in property lines of lots; and at all other lot corners.

D. Monuments and markers shall be made of the following size and material:

(1) Monuments shall be six inches square or four inches in diameter and shall be 30 inches long. Monuments shall be made of concrete, stone or by setting four-inch cast iron or steel pipe filled with concrete. Monuments must be marked on top with a copper or brass dowel.

(2) Markers shall be 3/4 of an inch square or 3/4 of an inch in diameter and 15 inches long. Markers shall be made of iron pipes or iron or steel bars.

E. All monuments shall be placed by a registered engineer or surveyor so that the center of the monument shall coincide exactly with the point of intersection of the lines being monumented.

F. Removal. Any monuments that are removed must be replaced by a registered engineer or surveyor at the expense of the person removing them.

§ 220-5.12 Street names and name signs.

A. Names of new streets shall not duplicate or approximate existing or platted street names, or approximate such names by use of suffixes such as "land," "way," "drive," "court," and "avenue." In approving the names of new streets, cognizance shall be given to existing or platted street names within the Township and postal district. New street names shall bear the same name or number of any continuation or alignment with an existing or platted street. All proposed street names must be approved by the Township.

B. The contractor or developer shall install street name signs at each street intersection. All traffic control signs and devices are to be installed prior to any certificates of occupancy being issued.

C. Street sign and pavement marking specifications. Street signs and pavement markings shall conform to the standards set forth in Pennsylvania Department of Transportation's Publication 236M, dated April 1997, and Publication 111, latest edition.

§ 220-5.13 Landscaping, buffer yards and screening.

[Amended 3-5-2025 by Ord. No. 844]

In residential subdivisions of 10 or more units, all commercial and industrial subdivisions and land developments with greater than 10 parking spaces, the developer shall provide buffer yards and landscaping in accordance with this section. For commercial and industrial subdivisions and land developments, a minimum of 10% of the developed area shall be landscaped or in buffer yards.

A. General buffer and screening regulations.

(1) Buffer yards shall be provided in accordance with the Upper Allen Township Zoning Ordinance, as amended.[1] Screening and screens in buffer yards shall be installed in accordance with § 220-5.13B of this chapter.

[1] Editor's Note: See Ch. 245.

(2) All plantings shall be performed in conformance with good nursery and landscape practice. Plant materials shall conform to the standards recommended by the American Association of Nurseryman, Inc., in the American Study of Nursery Stock, ANSIZ60, current edition, as amended.

B. Screening.

(1) Screening and screens required by this chapter are intended to provide an effective visual barrier at the street level between conflicting uses related to noise, heat, glare, dust and traffic. Screening and screens are used to preserve property values and ensure the compatibility of different land uses as well as improve the appearance of individual properties and neighborhoods in the Township. This section provides standards and options for the design and installation of plants, fences and walls used as screening in the Township. Screening shall be in accordance with the following table. An exhibit showing examples of the Buffer Yard Types is available at the Township building. The buffer yard types relate to the Township's zoning districts as described in the Upper Allen Township Zoning Ordinance, General buffer regulations, as amended.[2]

Buffer Yard Type and Minimum Screening
Buffer Yard Type	Minimum Screening
1	One shade tree per 50 linear feet and one evergreen tree per 40 linear feet of buffer yard screen
2	One shade tree per 40 linear feet and one evergreen tree per 30 linear feet of buffer yard screen and one deciduous or evergreen shrub per 20 linear feet of buffer yard screen At least 60% of shrub plantings shall be of the evergreen type
3	One shade tree per 30 linear feet and one evergreen tree per 10 linear feet of buffer yard screen and one deciduous or evergreen shrub per 10 linear feet of buffer yard screen At least 70% of shrub plantings shall be of the evergreen type

(a) All screening materials and landscaping shall not encroach upon the adjoining property line at full maturity.

(b) Landscaping shall be a combination of shade trees, ornamental trees, evergreen trees, deciduous shrubs, evergreen shrubs and ground covers. The following buffer yard planting shall be of the minimum planting height:

[1] Evergreen trees, including arborvitae trees or shrubs: minimum five-foot planting height.

[2] Deciduous trees: minimum two-inch caliper and six-foot planting height.

[3] Evergreen or deciduous shrubs: minimum eighteen-inch planting height, reaching a minimum of 30 inches within two years. All shrubs must have a minimum spread of 12 inches to 15 inches when planted.

[4] Minimum planting width: 10 feet.

(c) Selected plant materials shall be in accordance with § 220-5.13B(3), recommended plant species, herein.

(d) All loading and service areas shall meet the following screening requirements when adjacent to a residential zone or use; one shade tree per 60 linear feet and one evergreen per 10 linear feet of visible loading and service area.

(e) All dumpsters, transformers, fuel storage tanks and unsightly utilities shall meet the following screening requirements regardless of location or district: one shade tree per 40 linear feet and one evergreen tree per five linear feet of visibility. In addition, all trash disposal areas shall be effectively screened with no less than a six-foot solid fence so as not to be visible from parking areas, roadways or adjacent properties. Refuse collection systems shall also be in accordance with § 220-5.17 of this chapter.

(f) Existing acceptable vegetation should be retained when feasible. Credit may be applied to required perimeter landscape plantings if the existing trees can be maintained and are of acceptable size and health.

(g) Screening of stormwater management facilities shall be in accordance with the following standards:

[1] Landscape buffering and screening techniques shall be required for stormwater management facilities that are adjacent to dissimilar adjoining properties and public and private roads.

[2] The stormwater management screening and buffering shall not be applied to fulfill any other of the required landscape buffering requirements of the site.

[3] If stormwater facilities and ponds are required to provide fencing, the required fencing cannot be credited towards stormwater facility landscape requirements.

[4] When fences abut public or private roads or dissimilar land uses, the proposed plantings shall be on the exterior of the fence, facing adjacent roadways and properties.

[5] Stormwater management buffering and screening requirements may be exempt from industrial zoned districts if they are not adjacent to dissimilar uses. When stormwater facilities adjoin or are adjacent to residentially zoned districts, residential uses, and/or public roadways, the required screening shall be in compliance with buffer yard type 3 above.[3]

[3] Editor's Note: See the "Buffer Yard Type and Minimum Screening" table in § 220-5.13B(1).

[6] The means in which to quantify required plant material will be measured from the top of the dam elevation in linear feet.

[7] Plant material shall not be permitted in fill areas which may compromise the structural integrity of the stormwater management facility. This restriction shall not supersede the required landscape screening and buffering requirements.

[8] The required plant material shall be of native vegetation or an acceptable equivalent site-tolerant plant type in accordance with this chapter.

[9] The proposed plant material and landscaping requirements for the stormwater management facility should be designed in a manner that will minimize excessive maintenance.

[10] If the side slopes of the stormwater facility are too steep (3:1 slope or greater) to mow and maintain, it is recommended that they be planted with acceptable ground covers which do not require excessive mowing.

[11] The proposed required landscape shall not encroach or impede the ability to access and maintain the stormwater facility. Woody vegetation that includes deciduous evergreen trees and shrubs shall not be on the embankments or within 50 feet of an inlet structure, standpipe or drainageway. Proposed vegetation that has excessive leaf and seed litter will not be permitted.

[12] Existing acceptable vegetation should be retained around the proposed stormwater management facility when feasible. Credit may be applied to required perimeter landscape plantings if the existing trees can be maintained and are of acceptable size and health.

[2] Editor's Note: See Ch. 245, Zoning, § 245-16.5.

(2) Landscaping islands.

(a) Any off-street parking area (except a parking garage or parking spaces underneath a building), for a use other than single-family dwellings or a farm, containing 25 or more parking spaces, constructed whole or in part, shall require raised planting islands and shall be landscaped in accordance with the Upper Allen Township Zoning Ordinance[4] and this chapter.

[1] No more than 25 parking spaces shall be placed in a continuous row without an intervening landscaping island. The landscaping island shall be parallel to the row of parking. Landscaping islands within the parking row may be raised, curbed or contain different materials such as permeable paving blocks or bricks as an alternative design, or other acceptable material as approved by the Board of Commissioners of Upper Allen Township.

[2] The ends of the parking rows shall be designated by landscaping islands, with continuous concrete curbing, and shall be equal to the width of one parking space and the depth or length equal to the parking stalls for each row of parking measured from inside the curbing. The minimum curb radius around the planting island shall be no less than four feet.

[3] Landscaping islands may be lowered or flush when designed to collect stormwater runoff from adjacent paved parking areas.

[4] For existing parking lots to be improved to include 25 parking spaces or more, the required landscaping islands shall be provided for the entire parking lot.

[4] Editor's Note: See Ch. 245, Zoning.

(b) Each required planting island shall contain at least one shade or canopy tree, chosen from the list of approved plantings in Subsection D(3) or (7)(a)[1] herein.

(c) Additional landscaping shall include a combination of three or more of the following elements: shade tree, canopy tree, deciduous tree, ground covers, evergreens, shrubs, flowers, vines, earth mounds, gravel, rocks, or other materials approved by the Board of Commissioners. Ground cover alone is not sufficient to meet the landscaping requirement. Artificial plants, trees and shrubs may not be used to satisfy these requirements.

(d) Additional planting is encouraged in landscaping islands and may include a variety of trees, ornamental trees, shrubs and ground cover chosen from the list of approved materials in this chapter, or at the discretion of the Board of Commissioners provided that:

[1] At the ends of the landscaping islands of the interior and exterior intersections, drivers' visibility is maintained by limited planting.

[2] Limited planting shall mean:

[a] Not more than one shade or canopy tree within the area.

[b] No shrubs or ground cover plants exceeding two feet in height.

[c] No evergreen trees.

[3] Artificial plants, trees and shrubs may not be used to satisfy these requirements.

(e) Lighting for parking lots may be located within the planting islands but may not count as a required landscaping element.

(f) Landscaping islands shall not be included as part of any buffer yard requirement. Landscaping islands shall be behind the building setback line, except where buffer yards are required, in which case such landscaping islands may not encroach on the buffer yard area.

(3) Recommended plant species for landscape screens and landscaping islands.

(a) Medium-to-large shade trees:

Acer rubrum	Red maple
Betula alleghaniensis	Yellow birch
Betula lenta	Black birch
Betula nigra	River birch
Fagus grandifolia	American beech
Fraxinus Americana	White ash
Fraxinus pennsylvanica	Green ash
Liriodendron tulipfera	Tulip poplar
Nyssa sylvatica	Black gum
Pinus strobes	Eastern white pine
Platanus occidentalis	Sycamore
Quercus alba	White oak
Quercus montana	Chestnut oak
Quercus palustris	Pin oak
Quercus rubra	Red oak
Sassafras albidum	Sassafras
Tilia Americana	Basswood
Tsuga canadensis	Canadian hemlock

(b) Small trees and shrubs:

Alnus serrulata	Smooth alder
Amelanchier arborea	Serviceberry
Aronia melanocarpa	Black chokeberry
Ceanothus americanus	New Jersey tea
Cephalanthus occidentalis	Buttonbush
Cercis Canadensis	Redbud
Cornus alternifolia	Alternative-leaved dogwood
Cornus amomum	Silky dogwood
Cornus florida	Flowering dogwood
Hamamelis virginiana	Witch hazel
Hydrangea arborescens	Wild hydrangea
Ilex verticillata	Winterberry
Kalmia latifolia	Mountain laurel
Lindera benzoin	Spicebush
Physocarpus opulifolius	Ninebark
Prunus Americana	Wild plum
Rhododendron maximum	Rosebay
Rhododendron periclymenoides	Pinxter flower
Salix nigra	Black willow Salix
Salix sericea	Silky willow
Sambucus canadensis	Elderberry
Vaccinium angustifolium	Lowbush blueberry
Vaccinium corymbosum	Highbush blueberry
Viburnum acerifolium	Maple-leaved viburnum
Viburnum recognitum	Arrowwood
Parthenocissus quinquefolia	Virginia creeper

(4) The following plants CANNOT be used because they are on the Pennsylvania Invasive Plant List.

(a) Trees:

Ailanthus altissima	Tree of Heaven
Ulmus pumila	Siberian elm

(b) Shrubs:

Elaeagnus umbellate	Autumn olive
Lonicera maackii	Amur honeysuckle
Lonicera morrowii	Morrow's honeysuckle
Lonicera standishii	Standish honeysuckle
Lonicera tatarica	Tartarian honeysuckle
Rose multiflora	Multiflora rose
Berberis vulgaris	European barberry
Elaeagnus angustifolia	Russian olive
Ligustrum obtusifolium	Border privet
Ligustrum vulgare	Common privet
Lonicera morrowii x tatarica	Bell's honeysuckle
Rhamnus catharticus	Common buckthorn
Rhamnus frangula	Glossy buckthorn
Rubus phoenicolasius	Wineberry

C. Preservation and protection of existing wooded areas and trees.

(1) Existing wooded areas and trees shall be protected to prevent unnecessary destruction. At least 25% of the number of trees (minimum trunk caliper of five inches at six inches above the ground) that exist at the time of plan submission shall be maintained or replaced immediately following construction. Replacement trees shall be a minimum trunk caliper of three inches at a height of six inches above finished grade and located within nonbuildable sections of the site (i.e., floodplain, steep slope and setback areas). Plans shall be submitted showing existing trees and proposed construction and be in conformance with this section.

(2) Healthy wooded areas of one acre or more shall be preserved and designated as greenway areas or open areas, to the maximum extent possible. Proposed site improvements shall be located, designed and constructed to minimize the loss, fragmentation or degradation of wooded areas.

(3) All subdivisions and land developments shall be laid out in such a manner so as to preserve the healthy trees and shrubs on the site, whenever possible. The Township may refuse approval of any plan showing the unnecessary destruction of healthy trees and shrubs, particularly those for which special care is required.

(4) Trees with a trunk caliper of at least five inches at six inches above the ground shall not be removed unless they are located within the proposed cartway, driveway, or sidewalk portion of the street right-of-way, or within 15 feet of the foundation area of a proposed building, or as required by the Sewage Enforcement Officer for installation of an on-lot septic system. In areas where trees are retained, the original grade level shall be maintained, if possible, so as not to disturb the trees.

(5) During the construction of any site, trees and shrubs, as defined herein, shall be protected by temporary fencing to ensure that there is no encroachment or disturbance within the area of their dripline by changing grade, trenching, stockpiling of building materials or topsoil or compacting the soil and roots by any equipment.

(6) Trees that are dead, diseased, substantially in decline or stressed, or are of an invasive species shall be removed.

(7) Replacing trees destroyed by development. If an approved subdivision or land development plan states that certain trees are to be preserved, and if said trees are destroyed or damaged beyond repair during construction or other reasons caused by site improvements, said trees shall be replaced. The developer shall be required to replace those trees with new mature trees at the rate of three new trees to one removed tree. The replacement shall be in accordance with the following:

Tree Sized Removed (in inches)	Replacement Size (in inches)
8 to 12	1
To 18	2
To 24	3
To 30	4
To 36	5
To 42	6
Greater than 42	7

(a) Replacement trees shall be positioned, spaced and planted to replicate a native woodland or forest and near other woodland when possible to expand existing woodland. All species are to be native to the area.

(8) The provisions in this section are not intended to restrict existing residential property owners from tearing out or removing trees on their property nor restrict agricultural clearing.

(9) Financial benefit to the developer will not constitute a sufficient reason to avoid compliance with this section.

D. Street trees. Street trees shall be provided in all residential subdivisions with densities greater than one dwelling unit per acre and all commercial and residential land developments. All street trees shall be provided by the applicant in accordance with the following standards:

(1) The trees shall be nursery grown in a climate similar to that of the locality of the project. Varieties of trees shall be subject to the approval of the authority which accepts ownership of the street.

(2) All trees shall have a normal habit of growth and shall be sound, healthy and vigorous; they shall be free from disease, insects, insect eggs and larvae.

(3) The trunk diameter, measured at a height of six inches above finish grade, shall be a minimum of two inches.

(4) Trees shall be planted between the street right-of-way line and the building setback line except where the municipality has authorized the placement of trees within the street right-of-way. Trees shall be planted at least five feet from the sidewalk. The trees' growth shall not interfere with the street cartway, sidewalk or utility line. Street tree branching shall not interfere with clear sight triangles. Typical branching shall not be within 10 feet of ground level after 10 years of growth.

(5) All planting shall be performed in conformance with good nursery and landscape practice and to the standards established by the authority which accepts ownership of the planting.

(6) Requirements for the measurements, branching, grading, quality, balling and the burlapping of trees shall follow the code of standards recommended by the American Association of Nurserymen, Inc., in the American Standard for Nursery Stock, ANSIZ60, current edition, as amended.

(7) A minimum of two canopy trees shall be provided for every 100 feet of public right-of-way. Street trees shall be placed a minimum of 40 feet apart along the right-of-way and shall be located so as to maximize the growth potential of the plant material, minimize the potential for root interference with public infrastructure, and enhance the quality of the development.

(a) Street trees shall be one of the following species:

[1] Small trees (25 to 35 feet).

Crataegus crus galli inermis	Thornless cockspur hawthorn
Crataegus phaenopyrum	Washington hawthorn
Crataegus viridis	Winter King hawthorn
Amelanchier grandiflora	Shadblow/serviceberry
Syringa reticulata	Japanese tree lilac
Prunus sargentii columnaris	Columnar Sargent cherry
Acer ginnala	Amur maple
Acer buergerianum	Trident maple

[2] Medium trees (35 to 50 feet).

Carpinus caroloniana	American hornbeam
Carpinus betulus	European hornbeam
Pyrus	Redspire callery pear
Pyrus	Aristocrat callery pear
Gled triacanthos inermis	Imperial honey locust

[3] Large trees (50-plus feet).

Fraxinus pennsylvanica	Green ash
Gleditsia triacanthos inermis	Thornless honey locust
Quercus rubra	Northern red oak
Tilia cordata	Littleleaf linden
Quercus	Willow oak
Quercus alba	White oak
Quercus robur	English oak
Ginkgo biloba (male only)	Ginkgo
Fraxinus americana	White ash
Zelkova serrata	Zelkova "green vase"
Nyssa sylvatica	Black gum or tupelo
Corylus colurna	Turkish filbert
Metasequoia glyptostroboides	Dawn redwood
Acer rubrum	Red maple

(b) The following species are not acceptable for use as street trees because of their brittleness, growing habits and excessive litter:

Acer saccharum	Silver maple
Aesculus hippocastanum	Common horse chestnut
Ceanothus americanus	New Jersey tea
Crataegus	Hawthorn (thorny species)
Fraxinus species	Ash family
Ginkgo biloba	Ginkgo (female species)
Gleditsia	Honey locust (thorny species)
Prunus americana	Wild plum

(c) Other tree species may be used, provided acceptable information is submitted to indicate that the species are hardy street trees. No one species shall compose more than 25% of the entire number of street trees in a particular development.

(8) Street trees are to be maintained and guaranteed for a minimum of two years by the developer. Planting of trees shall occur within the standard planting season (March through November). No more than 1/3 of the tree shall be damaged or dead without replacement. Replacement trees shall conform to all requirements of this section and shall be maintained and guaranteed for a minimum of two planting seasons.

E. Ground cover. Ground cover shall be provided on all areas of the project to prevent soil erosion. All areas which are no covered by paving, stone or other solid material shall be protected with a suitable ground cover consisting of spreading plants including sods and grasses less than 18 inches in height.

§ 220-5.14 Erosion and sediment pollution control plan.

A. General requirements and standards.

(1) In conjunction with the submission of a subdivision and land development plan, an erosion and sediment pollution control (E&SPC) plan must be submitted to the Cumberland County Conservation District for its review and approval in accordance with the requirements of Title 25 Pa. Code, § 102.1 et seq., Erosion and Sediment Control Regulations of the PA DEP. A copy of the E&SPC plan must be provided to the Township.

(a) In accordance with the above-referenced PA DEP regulations, construction and land development activity involving earth disturbances of five acres or more will require a National Pollution Discharge Elimination System (NPDES) general permit for discharges of stormwater associated with construction activities (PAG-2) from the PA DEP. Earth disturbance activities of five acres or more which are not eligible for coverage under the NPDES general permit will require a NPDES individual permit for discharges of stormwater associated with construction activities from the PA DEP.

(2) The applicant shall be responsible to prepare and forward all applicable E&SPC plan information and other data to the appropriate county and state agencies.

(3) The Township shall not issue a building permit to those engaged in earthmoving activities requiring a PA DEP permit and other NPDES permits, until the PA DEP has reviewed and issued all applicable permits.

(4) An E&SPC Plan must be prepared for a single lot or more where subdivision, land development or other earthmoving activity is proposed. The plan must be submitted: a) as required by the erosion and sediment control regulations of the PA DEP noted above; and b) as required by the Pennsylvania Clean Streams Law, Act 222, July 31, 1970,[1] as amended.

[1] Editor's Note: See 35 P.S. § 691.1 et seq.

(5) In the preparation of erosion and sediment control plans, the person preparing such plans shall consult with the Cumberland County Conservation District to determine the measures needed to control erosion and sedimentation. The most recent version of the Erosion and Sediment Pollution Control Program Manual, prepared by the PA DEP in accordance with Chapter 102, shall be used in the preparation of such plan. Copies are available in the Cumberland County Conservation District Office.

(6) In the case of subdivision plans proposed for the sale of lots only, the subdivider/applicant shall include on the final plan a covenant with the land assuring the implementation of erosion and sediment pollution control plans by lot owners.

§ 220-5.15 Park, recreation and open space requirements.

A. Where a proposed school, park, playground, easement or other publicly owned or operated facility is shown on the Comprehensive Plan or where deemed necessary by the governing body of Upper Allen Township and Planning Commission, the governing body of Upper Allen Township may require the reservation of such area within the subdivision or land development. The size and location for any reservation of land shall be suitable for the designated purpose, as determined by the governing body of Upper Allen Township and Planning Commission.

B. In the layout and design of a subdivision or land development, the subdivider or developer shall make provisions for the preservation of natural features which would add to the aesthetic value and living amenities for the residents of the municipality; the preservation of trees and wooded areas; the protection and preservation of watercourses; and the protection and preservation of historical points of interest.

C. If a subdivision or land development is within 1,000 feet of an historic district designated in Chapter 155, Historic Districts, enacted by the governing body of Upper Allen Township, or if the subdivision or land development encompasses or abuts land on which is situated an historic property included within an official listing approved by the governing body of Upper Allen Township, the subdivider or developer shall be subject to such requirements and restrictions, including buffer zones and screening, as may be imposed by the governing body of Upper Allen Township for the purpose of protecting and preserving such areas.

D. Open space, recreation land and fee requirements.

(1) The purpose of this provision is to ensure that present and future residents of Upper Allen Township will have adequate open space, parks, recreation areas and facilities available to them by establishing requirements for the dedication of land for open space and for the dedication of land or a fee in lieu of such dedication to be imposed on subdividers and land developers as authorized by the Municipalities Planning Code.[1] All land so dedicated for recreation areas and facilities or fees collected in lieu thereof shall be used only for the purpose of providing accessible park or recreational facilities.

[1] Editor's Note: See 53 P.S. § 10101 et seq.

(2) Every subdivision or land development for residential purpose containing an aggregate of 50 or more dwelling units shall contain open space for recreational, scenic or aesthetic purposes according to the following schedule:

Number of Residential Units	Required Open Space (acres)
50 to 75	2
76 to 100	3
101 to 150	4
151 to 200	6
More than 200	8

(a) The location and distribution of open space shall be approved by the governing body of Upper Allen Township after reviewing the considerations pertaining to each particular subdivision or land development. As a general rule, the open space in subdivisions or land developments which border land which is already subdivided or developed shall be located along the border of such land or lands; open space in subdivisions or land developments which do not border on land which is already subdivided or developed shall be located in the interior of the proposed subdivision or land development. To the extent consistent with all other considerations, the required open space shall be concentrated in one or more bulk areas of not less than three acres each. Additional open space beyond the required amount herein shall be concentrated in one or more bulk areas of not less than one acre each.

(b) Open space shall be suitably graded where necessary, provided with a vegetative cover and, unless otherwise approved by the governing body of Upper Allen Township, landscaped. Ownership of the open space may remain in the subdivider or developer, may be vested in an association of property owners or may be dedicated to the Township as approved by the governing body of Upper Allen Township. Proper provisions satisfactory to the governing body of Upper Allen Township must be made for maintenance and preservation of the open space. Stormwater management facilities shall not be included in the calculations for determining required open space areas.

(c) If a natural watercourse or drainageway abuts or runs through the proposed subdivision or land development, the subdivider or developer shall set aside as open space a strip of land on each side of such watercourse, 50 feet in width (measured from the nearest edge or bank) and running the entire length of that portion of the watercourse which abuts or runs through the subdivision or land development. Such open space shall be in addition to the open space required elsewhere in Subsection D of this section. Subdivisions or land developments on land which abuts or comes within 500 feet of the Yellow Breeches Creek shall be subject to additional requirements as the governing body of Upper Allen Township may deem necessary to protect and preserve that watercourse.

(3) Every final subdivision or land development plan shall, as a condition of approval and subject to the conditions for acceptance set forth hereafter, provide for the development of recreational areas or facilities by the dedication of land and improvements suitable therefor, unless the Board of Commissioners of Upper Allen Township determines that such land in that location would not be reasonable, in which case a recreation fee in lieu of land shall be required in accordance with the hereinafter established standards as set forth in Subsection D(5) of this section.

(a) Residential. Except as hereinafter provided, every owner, subdivider or developer shall dedicate a portion of the land proposed for said development to the Township for recreational purposes in accordance with the following schedule:

Number of Residential Units	Required Open Space (acres)
2 to 25	1
26 to 50	2
51 to 75	3
76 to 100	4
101 to 150	5
151 to 200	7
201 to 250	10
More than 250	2 acres for every 50 units or portion thereof

(b) Nonresidential. Except as hereinafter provided, every owner, subdivider or developer shall dedicate a portion of land proposed for said development to the Township for recreational purposed in accordance with the following standards and formula:

[1] Business and professional office uses: 300 square feet per 300 square feet of gross floor area for said office space.

[2] Commercial uses: 500 square feet per 500 square feet of gross floor area for commercial use.

[3] Industrial uses: 1,500 square feet per 1,500 square feet of gross floor area for industrial use.

[4] Institutional uses: 1,500 square feet per 1,500 square feet of gross floor area for institutional use. Public uses and facilities owned and operated by political subdivisions and public school districts are excluded from the requirements of this provision.

(c) Acceptance of the dedication shall be at the option of the Board of Commissioners. The decision of the Board of Commissioners to accept or reject dedication shall be conclusive. In determining whether to accept or reject land offered for dedication, the Board of Commissioners shall consider recommendations from the Township Parks and Recreation Board and Planning Commission and the following factors:

[1] Location. Recreational space must be contiguous with the subdivision land to be developed. When public park and open space land exists adjacent to the tract to be subdivided, the dedicated land shall be located to adjoin and enlarge the existing public park and open space land.

[2] Access. At least one side of the dedicated land shall abut and have access to a public street for a minimum required lot width of 100 feet. No roadways shall traverse the dedicated land. Recreational space must be accessible to pedestrians, with necessary foot bridges or tunnels or other means to be provided by the developer, including roads or easements.

[3] Utilities. The dedicated land shall be accessible to utilities such as sewer, water and power that are provided to the subdivision or land development, and if so requested by the Township, the developer shall extend such utilities to the dedicated land.

[4] Slope and grading. Not more than 20% of the offered land shall be located in a floodplain, contain public or private underground or overhead utility easements and/or rights-of-way, or exceed a slope in excess of 7%. The offered land shall contain a significant amount of topsoil and shall be suitably graded, provided with a vibrant grass ground cover or other approved vegetative cover, and, unless otherwise approved by the governing body of Upper Allen Township, landscaped per Subsection D(3)(c)[8] below. All grading, seeding and landscaping shall be performed by the developer.

[5] Size. The dedicated land shall be part of a contiguous tract of at least three acres and never less than the minimum lot size for the underlying zoning district unless the land shall be developed as a trail or bike route. The site shall be sized and configured so as to accommodate its intended uses. Sufficient lot width/depth dimension shall be provided so as to accommodate such uses, where practical, such as ball fields, courts, and other open play areas. The land may be one parcel or a number of parcels strategically located, as subject to approval by the Board of Commissioners.

[6] Equipment. Each park, tot lot or other form proposed for dedication shall be provided with modern recreational equipment at the expense of the developer. Recreational equipment shall be subject to approval by the Board of Commissioners.

[7] Parking. On-site parking shall not be required, provided that the recreational area is within one-fourth-mile radius of 75% of the lots to be served. Otherwise, one space shall be required for each five dwelling units to be served by said facilities.

[8] Landscaping. No exposed surfaces are permitted, except a softball/baseball, volleyball, horseshoe, tennis, botchy field or other approved recreational game. All unused areas shall be planted and maintained in grass, crown vetch or other typical ground cover. Flowers are encouraged. Shade trees are mandatory and shall be subject to a specific tree planting plan, varying with the size and other site characteristics.

[9] Condition. Under no circumstances will unclaimed or derelict land, such as marshes, swamps, or wetlands, comprising more than 20% of the total proposed recreational space, nor any stormwater retention or detention basin/facilities be acceptable. The land shall have soils suitable for the intended recreational use.

[10] No part of the site shall be calculated as part of any required setback, buffer yard, and/or open space for adjoining lots or uses as regulated by the Zoning Ordinance[2] and/or this chapter.

[2] Editor's Note: See Ch. 245, Zoning.

(d) Nothing within this chapter shall prohibit a developer from offering land for dedication as a park and recreational facility that is larger in area than that required by these regulations.

(4) In the event the Board of Commissioners determines not to accept land offered for recreation use, a contribution to the Township Recreation Land Acquisition and Improvement Fund in lieu of dedication shall be required.

(a) Fees for residential development. Every subdivision or land development for residential purposes shall contribute to the Township Recreation Land Acquisition and Improvement Fund (the "fund") an amount of $2,300 per dwelling unit. This fee may be revised, from time to time, by resolution of the Board of Commissioners.

(b) Fees for nonresidential development. Each subdivision or land development for any new business or professional, commercial, institutional or industrial purposes shall contribute to the fund an amount of $200 per employee. This fee may be revised, from time to time, by resolution of the Board of Commissioners. The fee for nonresidential development shall be based on the following, and rounded up to next whole employee:

[1] Business and professional office use. One employee per 300 square feet of floor area for office space.

[2] Industrial use. One employee per 1,500 square feet of floor area for industrial purposes.

[3] Commercial and institutional uses. One employee per 500 square feet of floor area for commercial or institutional use. Public uses and facilities owned and operated by political subdivisions, public libraries, and public school districts or entities are excluded from the requirement of this provision.

(c) The fees paid and contributed to the fund shall be paid upon approval of the subdivision or land development plan or any phase or section thereof. Payment of the required contribution shall be included as a condition of approval of such subdivision and land development plans.

(5) The required recreation contribution to the fund will not be waived in the case of a developer who sets aside recreation land within a development without being required to do so by the governing body of Upper Allen Township.

(6) The moneys in the fund shall be used exclusively by the Township for the purpose of acquiring and developing new recreation areas in the Township and of acquiring, installing and developing capital improvements in new or existing recreation areas in the Township. It is not intended that moneys from the fund be used to provide for the routine and necessary maintenance and upkeep of the Township's recreation areas; such moneys are intended to be provided by and through the Township's annual budget process. Authorization of expenditures from the fund shall be made by the governing body of Upper Allen Township after taking into consideration the recommendations of the Township's Park and Recreation Board. The governing body of Upper Allen Township shall establish administrative procedures for the investment and disbursement of all moneys maintained in the fund.

(7) In the open space/recreation areas to be dedicated to the Township, the transfer of ownership of the land shall be afforded for dedication within one year from final approval and recording of the final subdivision or land development plan or prior to recording of the first phase if the subdivision or land development is developed in phases. Property provisions must be made for maintenance and preservation of the open space.

§ 220-5.16 Access requirements.

A. All subdivisions or land developments containing 20 or more lots or dwelling units or building(s) containing a total aggregate gross floor area of 15,000 square feet or greater shall be provided with at least two separate and distinct means of access to the subdivision or land development.

B. Access shall be provided through the location of two or more public or private streets, each of which intersects with an existing public street. Such public or private streets shall meet all the requirements of this chapter concerning design and construction.

C. Access for a land development may be provided through two or more access drives into the land development. Such access drives shall be separated by a distance of at least 150 feet and shall comply with all requirements of this chapter.

D. Emergency access drives may be provided in addition to the provisions herein, provided that:

(1) The emergency access shall be improved with a stabilized surface so that emergency vehicles may safely traverse it and shall be indicated on the plans.

(2) The emergency access shall be acceptable to the providers of emergency services within the Township and approved by the Township. Applicants proposing to provide emergency access shall submit evidence of such approval.

(3) The emergency access may be located so that access to the subdivision or land development is gained from a public street.

(4) The emergency access may be located so that access is gained from a private street or private drive. Applicants with plans indicating emergency access through an adjoining private street or drive shall provide evidence that the adjoining property owner has consented to said emergency access location and that the applicant has entered into an easement agreement with the adjoining property owner.

§ 220-5.17 Refuse collection stations.

A. Outdoor collection stations shall be provided for garbage and trash removal when individual collection is not made, and indoor storage is not provided. Refuse collection stations shall comply with all applicable provisions of the Upper Allen Township Zoning Ordinance, as amended.[1]

[1] Editor's Note: See Ch. 245, Zoning.

B. Collection stations shall be located so as to separate adequately from habitable buildings to avoid being offensive, but at the same time to be convenient for both collectors and residents, and shall be screened and landscaped adequately, generally in accordance with § 220-5.13B of this chapter.

C. Collection stations shall be so constructed as to prevent the escape of refuse by wind, water or other natural elements and prevent animals, rodents, etc., from entering.

§ 220-5.18 Storm drainage and stormwater management.

Storm drainage and stormwater management facilities shall be provided in accordance with the prevailing Upper Allen Township Stormwater Management Ordinance.[1]

[1] Editor's Note: See Ch. 214, Stormwater Management.

§ 220-5.19 Lighting.

[Amended 3-5-2025 by Ord. No. 844]

A. Parking areas, main entrances and exits which are open to the public shall be lighted to a minimum average of two footcandles and a maximum of six footcandles. All lighting shall be so arranged as to reflect the light downward and away from adjoining premises and public rights-of-way. Lighting plans, including photometrics and all details, shall be included with all plans. Lighting shall comply with all applicable provisions of the Upper Allen Township Zoning Ordinance,[1] as amended.

[1] Editor’s Note: See Ch. 245, Zoning.

B. The Board of Commissioners of Upper Allen Township may require lights along proposed streets and at key intersection locations, and along driveways and walkways, where deemed necessary for the safe movement of vehicles and pedestrians at night. Installation and maintenance of the lights shall be at the expense of the developer, association, property owner or other approved entity, and shall be noted on all final plan.

C. All lighting shall be directed downward and inward to the site. Proposed canopy lights shall be fully recessed, and light fixtures within parking compounds shall be equipped with cutoff shields.

D. All light standards shall have a maximum twenty-five-foot height.

§ 220-5.20 Utilities.

A. Telephone, electric, TV cable and other such utilities shall be installed underground and shall be provided with easements to be dedicated for such utilities and in accordance with plans approved by the Board of Commissioners of Upper Allen Township and the applicable utility company.

B. Lots which abut existing easements or public rights-of-way where aboveground utility lines have been previously installed may be supplied with electric and telephone service from those overhead lines, but service connections from the utilities' overhead lines shall be installed underground.

C. Where road widening and other conditions resulting from subdivision and land development necessitate replacement or relocation of overhead utility lines, new facilities shall be installed underground. Costs of any relocation of public utilities shall be the responsibility of the developer.

D. Underground installation of the utility distribution and service lines shall meet the prevailing standards and practices of the company providing the service and shall be completed prior to street paving and gutter, curbing and sidewalk installation.

E. Where overhead lines are permitted as the exception, the placement and alignment of poles shall be designed to lessen the visual impact of lines as follows:

(1) Alignment and pole locations shall be carefully routed to avoid locations along horizons; and

(2) Clearing swaths through wooded areas shall be avoided by selective cutting and a staggered alignment.

F. Underground utility notifications. In accordance with the provisions of PA Act 38,[1] as amended, the applicant shall contact all applicable utilities and accurately determine and show the location and depths of all underground utilities within the boundaries of the tract proposed for development and in the vicinity of any proposed off-site improvement, prior to excavation.

[1] Editor's Note: See 73 P.S. § 176 et seq.

§ 220-5.21 Other public sites.

In large-scale residential land developments of 25 or more lots or units, the dedication of sites for other appropriate public uses, such as but not limited to schools, libraries and public service buildings, may be requested by the Board of Commissioners of Upper Allen Township. Such areas or sites must be of a character, extent and location as to be clearly related to the local and neighborhood needs of the residents of the development. No land may be required for dedication which would primarily serve the needs of the Township as a whole as distinguished from the development or neighborhood.

§ 220-5.22 Floodplain area standards.

A. It is the purpose of this section to promote the public health, safety and general welfare and to minimize losses due to periodic inundation of certain areas of the Township of Upper Allen as designated as being inundated by the 100-year flood ("regulatory flood").

B. No subdivision plan or proposed subdivision plan shall be approved by the Board of Commissioners of the Township of Upper Allen in the areas within the 100-year-flood boundary unless and until compliance with the following requirements, in addition to all the other requirements of this chapter, have been established.

(1) The floodplain district shall be delineated on the preliminary and final subdivision or land development plan.

(2) No alteration or relocation of a watercourse, except as part of an overall drainage basin plan, may be undertaken by a developer or subdivider. In the event of an overall drainage basin plan, the developer or subdivider shall provide that the flood-carrying capacity within the altered or relocated portion of the watercourse is maintained and shall be in accordance with the Upper Allen Township Zoning Ordinance, as amended.[1]

[1] Editor's Note: See Ch. 245, Zoning.

(3) In addition to the setback requirements in this chapter and the Upper Allen Township Zoning Ordinance, setbacks shall clearly take into consideration and be placed beyond the floodway.

(4) Any subdivision or land development for a riverine area shall further contain a statement indicating that the subdivision or land development has been planned in such a manner as to avoid exposure to mudslide or mudflow hazards.

(5) All proposals of subdivision plans submitted hereafter are consistent with a need to minimize flood damage.

(6) All public and private utilities and facilities such as sewer, gas, electrical, and water systems are located, elevated and constructed to minimize or eliminate flood damage.

(7) Adequate drainage is provided to reduce exposure to flood hazards.