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.
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 of 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.
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.
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.
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.
(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.
(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.
(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.
A.
Driveways. Driveways shall only be used to provide vehicular access
between a parking area for a single residential unit of occupancy
or agricultural use and a local 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)
Only one driveway connection per 100 feet of lot frontage and
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.
(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.
B.
Access drives. Access drives are private drives, which provide vehicular
movement between a street and a tract of land containing any use other
than one single-family dwelling unit or farm. Access drives shall
conform to the following:
(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.
(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.
(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.[5]
[5]
Editor's Note: The Construction and Material Specifications
are on file in the Township offices.
(8)
Table V-2 specifies various access drive width requirements:
|
Table V-2
| |
|---|---|
|
Access Drive Width Requirements
| |
|
Function
|
Required Cartway Width
(feet)
|
|
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.
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.
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.
[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]
Read yard. The area 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.
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.
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: 717-761-5590). 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.
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.
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:
(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. 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:
(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.
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.
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.
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.
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)
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.
(b)
Each required planting island shall contain at least one shade or canopy tree, chosen from the list of approved plantings in Subsection D(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:
(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.
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.
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.
(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.
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.
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]
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.
Storm drainage and stormwater management facilities shall be
provided in accordance with the prevailing Upper Allen Township Stormwater
Management Ordinance.[1]
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.
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.
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:
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.
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.
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]
(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.
