The standards and requirements contained in this article shall apply as minimum design standards for subdivision and/or land developments in the Township.
A.
General design standards.
(1)
Proposed streets shall conform to such Township, county, and state street and highway plans as have been prepared, adopted and/or filed as prescribed by law.
(2)
New streets shall be connected with streets of similar function, to form continuations thereof.
(3)
Wherever there exists a dedicated or platted area reserved for future street usage along the boundary of a tract being developed, the adjacent street shall be extended into the proposed project.
(4)
Internal street systems providing access to the project site and not directly connected to existing adjoining streets shall be laid out to discourage use by through traffic.
(5)
The rigid rectangular street pattern need not be adhered to; the use of curvilinear streets may be provided when their use will result in a more desirable layout.
(6)
Where a development abuts an existing or proposed major street, the Board may require the use of marginal access streets, reverse frontage lots or such other treatment that will provide protection for abutting properties, reduce the number of intersections with the major street and separate the local and through traffic.
(7)
If lots resulting from original subdivision are large enough to permit re-subdivision 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.
(8)
All streets shall be arranged to conform as closely as possible to the original topography.
(9)
Streets shall be laid out to provide convenient and safe access to the property.
(10)
Streets shall be logically related to the topography so as to produce reasonable grades, satisfactory drainage and suitable building sites.
(11)
As a minimum, all new streets shall be graded to the right-of-way line. All cut and fill slopes associated with the construction of the streets, within or beyond the limits of the street right-of-way, shall not exceed a maximum of a 3:1 slope.
(12)
The design speed and proposed speed limits for new streets shall be noted on the plan and shall be approved by the Township.
(13)
Snow removal stockpile easements shall be provided at all intersections and culs-de-sac. The snow removal stockpile easement shall be a minimum of 40 feet in length along the cartway. The depth shall be measured from the edge of the cartway and shall be equivalent to the minimum building setback line but in no case less than 30 feet. No on-street parking, driveway, structure, any above ground part of any utility, landscaping, or any other use shall be permitted along and within the snow removal stockpile easement that would interfere with the intended purpose of the easement. All snow removal stockpile easements shall be delineated on all plans and the restrictions on their use shall be noted on the plans. Alternate sizes and locations may be approved by the Township as a modification of the location and/or size requirements. All locations shall be approved and accepted by the Township.
(14)
Permanent concrete monuments shall be accurately placed to monument the right-of-way line along at least one side of each street at the beginning and end of all curves and at all angles. When the outside perimeter of a tract falls within or along an existing road right-of-way, then the right-of-way of that roadway shall be monumented at the above referenced points.
(a)
Monuments shall be of concrete, with a flat top having a minimum width or diameter of four inches and a minimum length of 30 inches. Cast-in-place or pre-cast concrete monuments shall be marked with center punch mark in a 3/4 inch copper or brass dowel.
(b)
All existing and proposed monuments shall be delineated on the final plan.
(c)
All monuments shall be placed by a registered engineer or surveyor so that the scored or marked point shall coincide exactly with the point of intersection of the lines being marked.
(d)
All monuments shall be inscribed with a proper inscription indicating the name of the surveyor responsible for the survey.
B.
Private streets.
(1)
All proposed streets shall be offered for dedication.
(2)
Where a modification of this section is granted by the Township, all private streets shall conform to the following requirements:
(a)
Private streets shall meet all the design standards for public streets as required by this chapter.
(b)
Applications that propose a private street shall include an agreement, in a recordable form acceptable to the Township, which shall be recorded with the Recorder of Deeds as part of the final plan. This agreement shall establish the conditions under which the street will be constructed and maintained, as well as conditions controlling an offer of dedication, and shall stipulate:
[1]
That the street shall be constructed and maintained to conform to the provisions of this chapter.
[2]
The method of assessing maintenance and repair costs.
[3]
That an offer for dedication of the street shall be made only for the street as a whole.
[4]
That the owners of the abutting lots will include with any offer of dedication sufficient funds, as estimated by the Township, to restore the street to the prevailing standards.
[5]
That an agreement by the owners of 51% of the front footage thereon shall be binding on the owners of the remaining lots.
C.
Traffic-control devices, street names and street address plan.
(1)
Traffic-control devices.
(a)
Traffic signals (in accordance with PennDOT Publication 408, as amended).
(b)
Regulatory signs (in accordance with the MUTCD, Manual on Uniform Traffic Control Devices, FHWA and the PennDOT Publication 212, Official Traffic Control Devices, as amended).
[1]
Shall be provided and installed by the developer at all locations identified by a traffic engineering study prepared by the developer.
[2]
Traffic signs shall be approved by the Township and shall be supplied and installed by the developer.
[3]
All traffic signs shall be installed by the developer prior to the occupancy of any units within the project.
(2)
Street names.
(a)
Streets that are extensions of or obviously in alignment with existing streets shall bear the names of the existing streets.
(b)
Street names shall not be repeated within the Township and all street names shall be subject to the approval of the Township and Lancaster County-Wide Communications.
(c)
Street name signs shall be provided and installed by the developer at all intersections and shall identify both intersecting streets, and their design shall be approved by the Township.
(3)
Street address plan. Street address plans shall be prepared by the developer and submitted to the Township prior to the Township accepting dedication of any streets or prior to the final reduction in the project's financial guarantee.
D.
Guiderail.
(1)
Streets shall be designed to preclude or minimize the need for guide rail. The Township may, however, require guide rail to be placed for protection on embankments when a barrier is indicated as warranted in Design Manual Part 2 Highway Design by PennDOT, January 1990 edition, as amended.
(2)
The design and selection of guide rail shall generally be in accordance with the standards in Design Manual Part 2 Highway Design, January 1990 edition, as amended; however, the Township shall approve all guide rail systems.
E.
Reconstruction of existing streets.
(1)
Within any urban growth area or a village growth area, all existing streets at the perimeter and/or through the development shall be reconstructed according to Township or PennDOT specifications:
(a)
If an existing street lies at the perimeter of the development, it shall be reconstructed to the center line of the street; and,
(b)
If an existing street lies through the development, it shall be reconstructed to the full width of the street as required by Township or PennDOT specifications and design standards.
(2)
Where a temporary cul-de-sac is being extended, the bulb shall be removed and the street reconstructed to Township street specifications and any existing sidewalk shall be extended through the area, and the remaining areas shall be regraded and seeded.
(3)
When the proposed development requires construction within an existing street right-of-way, such as sewer, water or stormwater lines, the Township may require construction of a new wearing course along the entire frontage and/or disturbed area. The extent of the new wearing course shall be approved by the Township.
(4)
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.
(5)
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 required right-of-way width set forth in § 295-602G, the applicant shall dedicate to the Township or commonwealth, as applicable, that 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 one-half the required right-of-way as set forth in § 295-602G.
F.
Construction standards.
(1)
All streets shall be constructed, and all existing streets shall be reconstructed in accordance with the applicable Township regulations and the following superpave asphalt mixture design (SAMD) standards:
Street Classification | Base Section | Paved Section |
|---|---|---|
Arterial and Collector Streets | 5 inches 3A Crushed Aggregate and SAMD 37.5 mm, PG 64-22 Base Course 4 inches min. | SAMD 25 mm, PG 64-22 Binder Course 3 inches min. SAMD 12.5 mm PG 64-22 Wearing Course 1 1/2 inches min. |
Local Streets | 10 inches 3A Crushed Aggregate | SAMD 25 mm, PG 64-22 Binder Course 4 inches min. SAMD 12.5 mm PG 64-22 Wearing Course 1 1/2 inches min |
Alley | 6 inches 3A Crushed Aggregate | SAMD 19 mm, PG 64-22 Binder Course 1 1/2 inches min. SAMD 12.5 mm PG 64-22 Wearing Course 1 1/2 inches min |
(2)
Roadway subgrade and subbase grading shall be performed with a grader. Subgrade and subbase preparation with any other equipment, such as a dozer or loader, is prohibited.
(3)
Pavement base drain shall be provided on all new, reconstructed, and/or widened streets where the vertical grade is equal to or less than 2%.
(4)
All inlet and manhole top elevation adjustments shall be made with one piece precast risers or poured in place concrete. The use of bricks, popcorn blocks, rocks, etc., in any structure is prohibited.
(5)
All crushed aggregate base material shall be put in place by a powered spreader.
G.
Right-of-way and cartway widths and construction standards. The minimum street rights-of-way and cartway widths for new streets shall be as follows:
Street Classification | Minimum Cartway Width (feet) | Minimum Right-of-Way Width (feet) |
|---|---|---|
Arterial Street (Highway) | As determined after discussion with the Township, PennDOT, and the Lancaster County Planning Commission, however the minimums shall be as follows: | |
40 | 60 | |
Collector Street | 38 | 50 |
Local Street with parking on 2 sides of street | 36 | 50 |
Local Street with parking on 1 side of street | 28 | 50 |
Cul-de-sac Bulb | 80 foot diameter | 100 foot diameter |
Alley, no parking | 12 | 20 (easement) |
* | The minimum cartway width shall be increased by eight feet for each lane of on-street parking proposed. |
H.
Horizontal alignment.
(1)
Horizontal street alignments shall be measured along the center line.
(2)
Horizontal curves shall be used at all angle changes.
(3)
The center line of the street cartway shall correspond with the center line of the street right-of-way.
(4)
Plans with street locations along the perimeter of a property shall be required to show building setback lines and clear site triangles within the adjacent properties. Written permission from the affected adjacent landowner shall be provided prior to preliminary plan approval.
(5)
There shall be a tangent of at least 100 feet between reverse curves for all local and collector streets.
(6)
Horizontal curve center line radii shall be designed in coordination with vertical geometry, subject to the approval of the Township Engineer. The minimum acceptable center line radii shall be 300 feet for arterial and collector streets and 150 feet for local residential streets.
I.
Vertical alignment.
(1)
Vertical curves shall be used in all changes of grade.
(2)
The minimum vertical grade for all streets shall be 1%, the maximum vertical grade shall be 10%.
(3)
The minimum length of vertical curve for all streets shall be 75 feet.
(4)
At street intersections, the through street shall be approached by side streets in accordance with the following standards: where the grade of the side street exceeds 4%, there shall be an area on the side street within which the grade shall not exceed 4% for a minimum distance of 100 feet (measured from the intersection of the center lines of the streets).
(5)
No side street shall intersect a through street when the through street exceeds 7% in grade.
(6)
Notwithstanding the above minimum length of vertical curve, the actual length of 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 |
J.
Intersections.
(1)
Intersections involving the junction of more than two streets are prohibited.
(2)
Right-angle intersections shall be used.
(3)
All streets intersecting a state highway shall be subject to the approval of PennDOT.
(5)
The distance between the center line of streets intersecting with through streets shall be determined by the classification of the through street being intersected. The minimum separation distance shall be measured along the center line of the through street being intersected and shall conform to the following:
Through Street Classification | Minimum Intersection Separation Distance (feet) |
|---|---|
Arterial | 800 |
Collector | 500 |
Local | 200 |
(6)
The cartway edge at street intersections shall be rounded by a tangential arc with a minimum radius as follows:
(a)
Arterial streets: 55 feet.
(b)
Collector streets: 50 feet.
(c)
Local streets or alleys: 35 feet.
(d)
The right-of-way radii at intersections shall be substantially concentric with the edge of the cartway.
(e)
The Township may require larger radii based on the largest design vehicle using the intersection.
(7)
Proper safe stopping sight distance shall be provided with respect to both horizontal and vertical road alignments at all intersections.
(a)
The required and available safe stopping sight distance shall be included on the plans for all existing and proposed intersections.
(b)
Street intersections shall be located at a point that provides optimal sight distance in both directions.
(c)
Sight distance at street intersections shall provide the following minimum stopping distance for a vehicle traveling on an approaching street which has no stop or signal control:
[1]
Calculation of safe stopping sight distance.
[a]
For each intersection, the available sight distance in each direction shall equal or exceed the stopping sight distance computed from the following formula:
SSSD = 1.47 Vt + V2\30(f± G) |
Where: | ||
SSSD | = | Minimum safe stopping sight distance (feet). |
V | = | Velocity of vehicle (miles per hour). |
t | = | Perception time of driver (2.5 seconds). |
f | = | Wet friction of pavement (0.30). |
G | = | Percent grade of roadway divided by 100. |
[b]
If the 85th percentile speed varies by more than 10 miles per hour from the speed limit, the Township may require the 85th percentile speed to be used to determine stopping distance.
[c]
A minimum safe stopping sight distance table that specifies minimum safe stopping sight distance for selected speeds is provided in the Appendix.[1] The sight distances in the table apply for roadway grades in whole numbers from +10% to -10% along with speeds from five to 65 miles per hour in increments of five miles per hour. The designer may use this table in lieu of the above formula.
[1]
Editor's Note: The Appendix is included as an attachment to this chapter.
[2]
Measurement of sight distance.
[a]
The correct measurement of available sight distance at each proposed street intersection shall be the responsibility of the applicant.
[b]
For the purpose of measuring available sight distance, the height of the driver's eyes shall be 3.5 feet above the road surface, and the height of the object shall be 3.5 feet above the road surface. The lateral placement of vehicles on the roadway and at the proposed access point shall be consistent with the operation of the access and roadway.
[c]
For every direction (looking left or right from the proposed access, turning left or right out of the proposed access, and turning left into the proposed access), the shortest of the following measurements shall be considered the available sight distance for that direction:
[i]
The maximum length of roadway along which a driver at the proposed street intersection can continuously see another vehicle approaching on the roadway. The driver's eyes at the proposed point of access shall be 10 feet back from the near edge of the closest travel lane in the center of the intersection.
[ii]
The maximum length of roadway along which a driver on the roadway can continuously see a vehicle which is located in his travel lane on the roadway in order to make a left turn into the proposed access or as a result of a left or right turn out of the proposed access.
[iii]
The maximum length of roadway along which the driver of a vehicle intending to make a left turn into the proposed access can continuously see vehicles approaching from the other direction. This is measured from the point where the left turning vehicle stops.
[3]
Inadequate sight distance remedies. If it is impossible to achieve required safe stopping sight distance in both directions the Township may:
[a]
Prohibit left turns by entering or exiting vehicles;
[b]
Require alteration of the horizontal or vertical geometry of the roadway or access; all such work shall be at the expense of the applicant;
[c]
Require removal of physical obstruction from the line of sight, at the expense of the applicant;
[d]
Require installation of a separate left turn standby lane; or
[e]
Deny access to the roadway.
K.
Curbing.
(1)
Within any urban growth area or any village growth area, curbs shall be required along all proposed streets in subdivisions; along all proposed streets, access drives, and all interior landscaping and traffic control islands within parking compounds in land developments; and along all existing streets in and abutting both subdivisions and land developments. The developer shall submit the location and grade of all curbs to the Township for consideration.
(2)
Curbs shall be constructed and installed in accordance with the specifications in this chapter or any other ordinance enacted by the Board of Supervisors setting requirements for the construction of roads, curbs and sidewalks or, in lieu of such standards, in accordance with the standards of PennDOT Publication 408, as amended.
(3)
Standard vertical curb shall be required along all state highways and along all Township streets that the Township has classified as an arterial or collector street, and where vertical curbs exist. Modified slant curb shall be permitted along all other streets.
L.
Sidewalks.
(1)
Within any urban growth area or any village growth area, the Township shall require installation of sidewalks in any subdivision and land development as provided herein.
(a)
Sidewalks shall be installed on both sides of all streets in subdivisions and land developments as herein specified.
(b)
Sidewalks are required to provide access to and/or within a commercial, industrial or a community facility.
(c)
Sidewalks that are provided as part of such nonresidential facilities shall be designed and constructed to service the projected pedestrian needs.
(d)
A minimum two-foot wide grass planting strip shall be provided between the back of curb and sidewalk.
(e)
A minimum six-foot wide pedestrian easement shall be provided when the sidewalk is not located entirely within the street right-of-way.
(f)
All utility services, curb stops, valves, hydrants, utility pole, etc., shall be extended to the building side of the sidewalk.
(g)
All public areas shall be designed barrier free in accordance with applicable federal and state standards, including, but not limited to, the Americans with Disabilities Act, as amended. This shall include, but not necessarily be limited to, the following:
[1]
Floor and ground surfaces shall be stable, firm, and slip resistant.
[2]
The longitudinal slope of a sidewalk shall not exceed 5%.
[3]
The cross slope of a walking surface shall not exceed 2%.
[4]
Wherever sidewalks are interrupted by roadways, intersections, driveways, or other barriers, ADA compliant handicapped ramps, including detectable warning surfaces, shall be provided.
[5]
The elevation difference at the bottom of the curb ramp and adjoining road surface shall not exceed 1/4 inch.
[6]
Ramp slopes shall not exceed a slope of 12 to one.
[7]
Grate openings or gaps shall not exceed 1/2 inch.
(2)
Sidewalks shall be located, if possible, within the street right-of-way line, and shall be a minimum of four feet in width.
(3)
Where sidewalks cross driveways, a minimum width of five feet shall be provided.
(4)
A five-foot by five-foot passing zone shall be provided at least every 200 feet.
(5)
Sidewalks shall be constructed as follows:
(a)
The subgrade shall be properly prepared, compacted and sloped.
(b)
Four inches of AASHTO No. 57 crushed stone base shall be properly compacted using a mechanical tamper.
[1]
Six inches of AASHTO No. 57 crushed stone base shall be provided where sidewalks cross driveways.
(c)
Six-by-six-inch by fourteen-inch gauge steel welded wire fabric.
[1]
Sidewalks crossing driveways and shall include two No. 4 steel reinforcing bars running parallel to the street.
(d)
The wire fabric/rebar shall be supported by appropriately sized and spaced chairs (maximum spacing of three feet) to provide a minimum of one inch of clearance between the wire fabric and crushed stone base a minimum one-inch clearance, upon a properly prepared subgrade. Chairs shall be provided and spaced at a maximum three feet apart in all directions.
(e)
Sidewalks shall be constructed with a minimum of four inches of Class A cement.
[1]
Sidewalks crossing driveways shall be constructed with a minimum of six inches of Class A cement.
(f)
Provide a 2% cross slope.
(g)
Ultraviolet ray and weather resistant expansion joints (1/2 inch) shall be provided every 30 feet.
(h)
Tooled joints shall be provided every five feet.
(i)
Appropriate details shall be provided on the plans.
M.
Streetlighting. Any subdivision or land development plan that proposes new streets within any urban or village growth area shall provide streetlighting in accordance with the following:
(1)
Lighting shall be provided at a minimum average of 1/2 footcandles at an elevation of three feet above the surface.
(2)
All lighting shall be so arranged as to reflect the light downward and away from adjoining premises.
(3)
Poles for mounting lights shall not exceed 25 feet in height.
(4)
All lighting plans shall be delineated on the plan and shall include photometrics.
(5)
Appropriate footer and mounting details shall be included on the plans.
(6)
Light fixture and pole styles shall be approved by the Township.
N.
Cul-de-sac and dead-end streets.
(1)
A cul-de-sac shall not be permitted when a through street is feasible.
(a)
The feasibility of a through street will be based on the following:
(b)
When cul-de-sac streets are proposed, the application shall be accompanied by a written analysis of the merits of the design and the reasons that a through street would not be feasible.
(c)
Approval of cul-de-sac streets shall be at the sole discretion of the Township.
(2)
Where any adjacent stub street is not proposed for extension as a through street, the developer shall construct a cul-de-sac in compliance with Township standards.
(3)
Permanent cul-de-sac streets shall be designed as follows:
(a)
Minimum length: 250 feet;
(b)
Maximum length: 600 feet;
(c)
The length of the cul-de-sac street shall be measured from the center line intersection of the intersecting street to the center of the cul-de-sac turnaround;
(d)
Permanent cul-de-sac streets must be provided with a paved turnaround with a minimum diameter of 80 feet to the face of curb or edge of paving and of 100 feet to the street right-of-way;
(e)
Unless future extension is clearly impractical or undesirable, the turnaround right-of-way shall be placed adjacent to the tract boundary with sufficient additional width provided along the boundary line to permit extension of the street at full width; and
(f)
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 in an underground storm sewer or by other means approved by the Township. The minimum grade on culs-de-sac shall be designed to ensure a minimum of 1% along the curbline to the designed low points. The maximum grade on culs-de-sac shall not exceed 4%.
(4)
Temporary cul-de-sac streets shall be designed as follows:
(a)
Minimum length: 250 feet;
(b)
Maximum length: 800 feet in length;
(c)
Temporary culs-de-sac shall be designed to the same cartway width and drainage criteria as required for permanent culs-de-sac; and
(d)
Temporary easements shall be provided for the affected adjoining properties until such time that the street is extended.
(5)
(6)
Any street temporarily dead-ended in order to provide for future continuation of the street into adjoining property or for authorized stage development shall be fully constructed and all utilities installed.
(7)
A barricade to prevent vehicular access to adjoining property shall be constructed at the termination point of the street. The barricade shall be designed and constructed in accordance with PennDOT Publication 72, Standards for Roadway Construction, RC-63, as amended.
O.
Alleys.
(1)
Alleys shall have the following characteristics:
(a)
A property that utilizes an alley shall maintain frontage along a public or private street.
(b)
No part of any structure shall be located within eight feet of the edge of the cartway of an alley.
(c)
The cartway of all alleys shall be constructed in accordance with the specifications of this chapter.
(d)
The vertical and horizontal alignments of alleys shall be in accordance with the local street specifications of this chapter.
(e)
Alleys and their intersections shall be in accordance with the local street specifications of this chapter.
(f)
Alleys which form a cul-de-sac shall be designed as follows:
[1]
The alley shall not exceed 400 feet in length, measured from the center line intersection of a street that is not a cul-de-sac; and
[2]
Alley culs-de-sac which do not terminate in a parking compound shall be provided at the terminus with a fully paved turnaround designed in accordance with one of the following methods:
(g)
Alleys offered for dedication will not be accepted by the Township.
(h)
Applicants proposing alleys within a development may request that the Township reduce the width requirements of the local streets proposed within the development. The request shall be in the form of a modification request and shall be accompanied by adequate justification.
(2)
Applications that propose an alley shall include an agreement, in a form acceptable to the Township, which shall be recorded with the Recorder of Deeds as part of the final plan. This agreement shall establish the conditions under which the alley will be constructed and maintained and shall stipulate:
(a)
That the alley shall be constructed and maintained to conform to the provisions of this chapter; and
(b)
The method of assessing maintenance and repair costs.
[1]
If the use of an alley is limited to the common use of two properties, the applicant shall provide for the maintenance of such alley;
[2]
If the use of an alley is for more than two properties, the applicant shall provide for private maintenance through the formation of a homeowners' association or through the setting forth of the maintenance responsibilities in easements and in the deeds to the lots which have the right to use the alley. If a homeowners' association is formed, a document setting forth the maintenance responsibilities of such association and the right of such association to access lots within the development shall be recorded at the same time as the final plan is recorded. All such documents shall be in a form acceptable to the Township Solicitor; and
[3]
All persons who shall purchase a lot abutting or having the right to use an alley shall be given a copy of the final plan, and, if a homeowners' association has been formed, shall be given a copy of all such documents relating to the maintenance responsibilities of such homeowners' association.
(3)
The final plan, for recordation with the Recorder of Deeds, shall include a plan note which identifies the following:
A.
General standards.
(1)
The cartway of all access drives shall be constructed in accordance with the collector street superpave asphalt mixture design (SAMD) standards of this chapter.
(2)
Access drives do not require a specific right-of-way; however, the following standards for cartway width shall apply:
Number of Lanes | Cartway Width (feet) |
|---|---|
3 lanes | 36 |
2 lanes | 24 |
1 lane | 12 |
(3)
Parallel parking may be permitted along one side of access drives provided the required width is increased by eight feet.
(4)
The same vertical and horizontal alignment standards shall be required for access drives that are required for local streets in this chapter.
(5)
The same intersection standards shall be required for access drives that are required for local streets in this chapter.
(6)
Access drives shall be located a minimum of 15 feet from side or rear property lines.
(7)
Access drives shall be provided with an unobstructed green area (setback) that is parallel to and along the entire length of the access drive.
(a)
The width of the green area shall be measured from the face of curb and be a minimum of 15 feet in width.
(b)
The green area may be utilized for stormwater management facilities, utilities, lighting, landscaping and other compatible uses. In no case shall any building or structure be located within the required green area.
B.
Access drive lighting. Any subdivision or land development plan that proposes an access drive within any urban or village growth area shall provide access drive (street) lighting in accordance with § 295-602M.
C.
Emergency access requirements. All subdivisions or land developments containing 50 or more dwelling units, or nonresidential buildings or buildings containing 25,000 or greater square feet of gross floor area shall be provided with at least two separate and distinct means of access to the subdivision or land development.
(1)
Access may 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.
(2)
Access for a land development may be provided through two or more driveways into the land development. Such driveways shall be separated by a distance of at least 150 feet and shall comply with all requirements of this chapter.
(3)
If the applicant is unable to provide access to the subdivision or land development through two or more public or private streets, each of which intersect with an existing public street, or two or more access drives which intersect with one or more existing public streets, an emergency access shall be provided.
(a)
The emergency access shall be improved so that emergency vehicles may safely transverse it and shall be indicated on the plans.
(b)
The emergency access shall be acceptable to the providers of emergency services within the Township. Applicants proposing to provide emergency access shall submit evidence of such approval.
(c)
The emergency access may be located so that access to the subdivision or land development is gained from a public street at a location unsuitable for regular access with an existing public street.
(d)
The emergency access may be located so that access is gained from an adjacent tract. For example, a subdivision or land development adjoining a parking lot of another use may provide emergency access through a point with a break chain. Applicants with plans indicating emergency access through an adjoining private tract shall provide evidence that the adjoining property owner has consented to such emergency access location.
A.
Driveways shall be located as to provide minimum safe stopping sight distance at intersections with streets and shall not be located within any required clear sight triangle in accordance with § 295-602J.
B.
Residential driveways shall be designed in accordance with the requirements of Chapter 350, Zoning.
C.
Unless specifically prohibited by the design criteria within Chapter 350, Zoning, driveways serving single-family dwellings shall be designed to discourage vehicles exiting residential driveways by backing onto a street.
D.
All nonresidential and nonagricultural driveways, unless specifically prohibited by the design criteria within Chapter 350, Zoning, shall include an off-street turnaround area to discourage vehicles exiting nonresidential and nonagricultural driveways by backing onto a street.
E.
Driveways shall not interfere with the normal traffic movement or be inconsistent with the design, maintenance and drainage of the street.
F.
Driveway locations shall be delineated on all plans.
A.
Parking areas. Off-street vehicular parking facilities shall be provided in accordance with Chapter 350, Zoning.
B.
Parking compound dimensions shall be no less than those listed in Appendix.[1]
[1]
Editor's Note: The Appendix is included as an attachment to this chapter.
D.
No portion of a parking compound will be permitted within 10 feet of side or rear property lines or street rights-of-way.
E.
Not less than five foot radius of curvature shall be permitted for horizontal curves in parking areas.
F.
All dead-end parking lots shall be designed to provide sufficient back-up area for all end stalls.
G.
Painted lines, arrows and dividers shall be provided and maintained to control parking when necessary to direct vehicular circulation.
H.
Parking areas, main entrances and exits which are open to the public shall be lighted to the following standards:
(1)
Lighting shall be provided at a minimum average of two footcandles at an elevation of three feet above the surface.
(2)
All lighting shall be so arranged as to reflect the light downward and away from adjoining premises and public rights-of-way.
(3)
Poles for mounting lights shall not exceed 25 feet in height.
(4)
All lighting plans shall be delineated on the plan and shall include photometrics.
(5)
Appropriate footer and mounting details shall be included on the plans.
I.
All parking lots and drive aisles for cars shall be paved to meet the following minimum standards:
(1)
Crushed aggregate base course with a minimum thickness of six inches, as specified in PennDOT Specifications, Form 408, and its latest revisions.
(2)
The bituminous surface shall consist of superpave asphalt mixture design, 25 mm, PG 64-22, HMA binder course, three-inch depth and superpave asphalt mixture design, 12.5 mm, PG 64-22, HMA wearing course, 1 1/2-inch depth. Material shall be equal or superior to PennDOT Specifications Publication 408/90, as amended, and shall be applied in accordance with those same specifications.
J.
All parking lots and drive aisles for trucks shall be paved to meet the following minimum standards:
(1)
Crushed aggregate base course with a minimum thickness of six inches, as specified in PennDOT Specifications, Form 408, and its latest revisions.
(2)
The bituminous surface shall consist of a minimum of superpave asphalt mixture design, 25 mm, PG 64-22, HMA binder course, four-inch depth and superpave asphalt mixture design, 12.5 mm, PG 64-22, HMA wearing course, two-inch depth. Material shall be equal or superior to PennDOT Specifications Publication 408/90, as amended, and shall be applied in accordance with those same specifications.
A.
The configuration of blocks and lots shall be based upon the lot area requirements, the salient natural features, the existing man-made features, and the proposed type of structure.
B.
Lot configurations shall provide for flexibility in building locations while providing safe vehicular and pedestrian circulation.
C.
Lots with areas that are two or more times the minimum requirements shall, wherever feasible, be designed with configurations that allow for additional subdivision.
D.
Block length in a residential subdivision shall not exceed 1,500 feet.
E.
Blocks in nonresidential areas may vary from the above requirement for residential blocks when required by the nature of the use. Adequate provisions shall be made for off-street parking, loading areas and traffic circulation.
A.
General design standards.
(1)
Lot and parcel size configuration, and/or intensity shall conform to the requirements of Chapter 350, Zoning.
(2)
Whenever practical, side lot lines shall be radial to street lines.
(3)
In order to avoid jurisdictional problems, lot lines shall, wherever feasible, 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)
All lots shall front on an approved public or private street and maintain a minimum lot width as required by Chapter 350, Zoning, at the building setback line and street right-of-way.
(5)
Double frontage lots are prohibited except where provided as reverse frontage lots.
(a)
Reverse frontage lots are only permitted when a reduction of driveway intersections along a street with a high volume of vehicular movements is desired.
(b)
All reverse frontage lots shall include an identification of the frontage for use as a road access.
(c)
All reverse frontage lots shall have a rear yard in accordance with Chapter 350, Zoning, measured at the shortest distance from the proposed dwelling unit to the street right-of-way.
(d)
Reverse frontage lots shall, within each rear yard and immediately adjacent to the street right-of-way, have a planted buffer at least 10 feet in width, across which there shall be no vehicular access.
[1]
Buffer areas shall include a suitable and uninterrupted evergreen planting of a minimum height of 36 inches designed to reach sufficient height and density to give maximum screening.
[2]
Such screening shall be permanently maintained and replaced where necessary to present an attractive appearance.
(e)
Reverse frontage lots shall be approved at the sole discretion of the Township.
(6)
All remnants of land (areas remaining after subdivision) shall conform to the lot area and configuration requirements.
(7)
Metallic markers shall be set at all points where existing or proposed lot lines intersect with any street right-of-way line, curves, other property lines and any other right-of-way or easement.
(a)
Metallic markers shall consist of solid steel bars at least 30 inches in length and not less than 1/2 inch in diameter. Alternative monumentation methods will be at the discretion of the Township Engineer.
(b)
All existing and proposed markers shall be delineated on the final plan.
(c)
All markers shall be placed by a registered engineer or surveyor so that the scored or marked point shall coincide exactly with the point of intersection of the lines being marked.
B.
Flag lots.
(2)
Flag lots shall not be created when lots can be designed that directly access a public or private street. The Board, at its sole discretion, may approve the plotting of a limited number of flag lots when:
(a)
The flagpole or access portion of the flag lot shall maintain a minimum width of 25 feet and shall not change direction more than once; and,
(b)
The Board may attach any reasonable conditions to the creation of flag lots as it finds necessary or desirable to provide for the orderly development of land and street systems.
C.
Specific building setback requirements.
(1)
On any lot abutting a railroad or railroad right-of-way, no dwelling shall be placed within 25 feet of any portion of the railroad right-of-way.
(2)
On any lot abutting or traversed by a high voltage transmission line, no dwelling shall be placed within 25 feet of any portion of the right-of-way.
A.
General standards. Sewer, water, electric, cable, telephone, gas and others. Easements for sanitary sewer facilities, stormwater drainage facilities, public utilities, or pedestrian access shall meet the following standards:
(1)
To the fullest extent possible, easements shall be adjacent to property lines.
(2)
Nothing shall be placed, planted, set, or put within the area of an easement that would adversely affect the function of the easement or conflict with the easement agreement.
(3)
Pedestrian easements shall have a minimum width of six feet.
(4)
Utility easements shall have a minimum width of 30 feet, and all utility companies are encouraged to use common easements.
B.
Petroleum, electrical, and communication transmission lines.
(1)
Where any petroleum product, electrical, or communication transmission line traverses a subdivision or land development, the applicant shall confer with the applicable transmission or distribution company to determine the minimum distance which shall be required between each structure and the center line of such petroleum or petroleum product transmission line.
(2)
The Township will require, with the final plan application, a letter from the owner of the transmission line stating any conditions on the use of the tract which shall contain the above.
C.
Multifamily units. When a subdivision proposes multifamily attached dwellings, such as townhouses, the plans shall include access easements to allow all lot owners access to front and rear yards for maintenance as follows:
A.
Commercial and industrial landscaping.
(1)
A completely planted visual barrier or vegetative screen, designed to reach a density acceptable to the Board of Supervisors within five years, shall be provided between any commercial or industrial use and any contiguous properties which are residentially zoned or which are used for residential purposes.
(a)
The width of the area containing the vegetative screen shall be a minimum of 20 feet.
(b)
This vegetative screen shall be comprised of plants and trees arranged to form both a low-level and a high-level screen in accordance with the landscaping requirements of Chapter 350, Zoning.
(c)
The Board may waive the screening requirements where, in the sole opinion of the Township, the applicant has demonstrated that an adequate natural or man-made physical barrier exists that would provide similar or better results.
(2)
Any portion of the commercial or industrial tract which is not used for buildings, structures, parking, etc., shall be planted or landscaped in accordance with an overall plan to be approved by the Board and the Township Engineer.
(a)
A minimum topsoil depth of four inches shall be provided. In areas where four inches of topsoil is not available, soil amendments may be added to existing soils to create the minimum of four inches of growing medium suitable for establishing permanent ground cover.
(3)
The perimeter of all commercial and industrial parking areas and all mechanical equipment that is not enclosed shall be screened.
B.
Residential landscaping.
(1)
A landscape barrier designed in accordance with the requirements of § 295-609A(1) shall be provided between residential projects that propose a density that is different from existing adjoining residential uses.
(2)
Any portion of any residential tract which is not used for buildings, structures, parking, etc., shall be planted or landscaped in accordance with an overall plan to be approved by the Board and the Township Engineer.
(a)
A minimum topsoil depth of four inches shall be provided. In areas where four inches of topsoil is not available, soil amendments may be added to existing soils to create the minimum of four inches of growing medium suitable for establishing permanent ground cover.
C.
Fencing. The Township may permit the use of fencing, in lieu of screen plantings under the following conditions:
(1)
The fencing material shall be approved by the Township.
(2)
The fencing shall be installed along the tract boundary within a ten-foot easement located on the developed property and shall be permanently maintained by the property owner.
(3)
Notation indicating maintenance responsibilities shall be placed on the final plan and included in all deeds for lots that contain the easement.
D.
Existing wooded areas.
(1)
Existing wooded areas shall be protected to prevent unnecessary destruction.
(2)
At least 50% of the number of trees within any wooded area that exist at the time of plan submission shall be maintained or replaced immediately following construction.
(3)
Replacement trees shall be a minimum trunk caliper of two inches at a height of six inches above finished grade and located within unbuildable sections of the site (i.e., steeper-sloped and setback areas).
E.
Street trees. Within an urban growth area or a village growth area, street trees shall be required by the Township 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 Township.
(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 caliper of the trunk, measured at a height of six inches above finished 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 Township has authorized placement of trees within the street right-of-way. If trees cannot be planted along said street, the Township may approve planting trees elsewhere within the subject tract. The tree growth shall not interfere with the street cartway, sidewalk or utility line.
(5)
All planting shall be performed in conformance with good nursery and landscape practice including proper guying and staking.
(6)
Requirements for the measurements, branching, grading, quality, balling, and burlapping of trees shall follow the code of standards recommended by the American Association of Nurserymen, Inc., in the American Standard for Nursery Stock, ANSIZ6O, 1-1973, as amended.
(7)
One street tree shall be provided for each building containing two or less dwelling units.
(8)
Two trees shall be provided for each buildings containing three or more dwelling units.
(9)
A minimum of one street tree shall be provided for each residential lot or unit, and spaced not less than 40 feet nor more than 60 feet apart along the entire length of each existing or proposed street.
(10)
Street trees within all commercial and industrial zoning districts shall be provided with each subdivision and/or land development plan and spaced not less than 40 feet nor more than 60 feet apart along each existing or proposed street frontage.
(11)
Street trees shall be selected from the following species:
Scientific Name | Common Name |
|---|---|
Acer campestre | Hedge maple |
Acer ginnala | Amur maple |
Acer griseum | Paperbark maple |
Acer rubrum cultivars | Red maple |
Acer x freemanii varieties | Freeman maple |
Aesculus x cornea | Red horsechestnut |
Cladrastus lutea | American yellowwood |
Cornus mas | Cornelian cherry dogwood |
Ginkgo biloba (males only) | Ginkgo |
Gleditsia triacanthos inermis cultivars | Thornless honey locust |
Koelreuteria paniculata | Goldenrain tree |
Liquidambar styraciflua | Sweet gum |
Nyssa sylvatica | Black tupelo |
Pyrus fauriei 'westwood' | Korean sun pear |
Quercus acutissima | Sawtooth oak |
Quercus phellos | Willow oak |
Quercus shumardii | Shumard oak |
Sophora japonica | Japanese pagoda tree |
Syringa reticulate varieties | Japanese tree lilac |
Tilia x euchlora | Crimean linden |
Ulmus americana 'New Harmony' and 'Valley Forge' | American elm |
Ulmus parvifolia | Chinese elm |
Zelkova serrata cultivar | Japanese zelkova |
Pyrus calleryana redspire | Redspire pear |
F.
Refuse collection stations.
(1)
Refuse collection stations shall be located and screened in accordance with the requirements of Chapter 350, Zoning.
(2)
Outdoor refuse collection stations shall be provided for garbage and trash removal when individual collection is not made and indoor storage is not provided.
(3)
Refuse collection stations shall be located so as to be separated adequately from habitable buildings to avoid being offensive, but at the same time be convenient for both collectors and residents and shall be screened and landscaped adequately.
(4)
Refuse 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.
All stormwater management, collection, conveyance, and erosion control considerations shall be accomplished in accordance with Chapter 286, Stormwater Management, of the Code of the Township of Rapho.
A.
Portions of Rapho Township are underlain by carbonate bedrock. Sinkholes can occur in carbonate bedrock. Sinkholes can occur naturally or with the disturbance of the ground by construction. It is the intent of this section to impose sinkhole mitigation responsibility for sinkholes which impact or have the potential to impact existing public facilities and streets; facilities and streets that are proposed to be dedicated to a public agency; or facilities and streets that may remain private but provide a community function or benefit, including, but not limited to, stormwater detention basins, stormwater conveyance facilities and private streets providing access to existing or proposed lots. This policy is not intended to address sinkholes associated with activities that are not directly regulated by this chapter or Chapter 286, Stormwater Management, including, but not limited to, building construction. The responsibility for the mitigation of sinkholes rests with the developer undertaking the activity that reveals the sinkhole or, where no development activity is occurring, with the landowner of the land on which the sinkhole is revealed, regardless of the direct or indirect cause of the sinkhole.
B.
In recognition that sinkhole mitigation responsibility will or may lie with the owner or developer of a lot or lots for sinkholes revealed in the future after the approval of a final plan, a plan note shall be included on each final plan referring to this section in order to alert future owners or developers of one or more lots of this sinkhole mitigation responsibility.
C.
Within three business days of knowledge or notification of a sinkhole or of the presence of a sinkhole, the developer or landowner shall engage the services of a professional geologist or engineer, with experience in karst feature mitigation and licensed in the Commonwealth of Pennsylvania, to prepare a written plan to mitigate the sinkhole.
(1)
The written plan shall contain, at a minimum, a descriptive narrative of the anticipated mitigation measure(s) including the requirement to employ all reasonable efforts to locate the throat of the sinkhole, the graphic location of the sinkhole to be mitigated and shall be signed and sealed by the registered professional.
(2)
The written plan shall be submitted to Rapho Township within 10 business days and shall be reviewed and approved by the Rapho Township Engineer.
D.
In the event sinkhole mitigation measures are provided or included within an approved subdivision or land development plan, the developer or landowner shall, within three business days of the knowledge or notification of the presence of a sinkhole, engage the services of a Professional Geologist or Engineer, with experience in karst feature mitigation and licensed in the Commonwealth of Pennsylvania to verify, in consultation with and agreement by the Rapho Township Engineer, that the sinkhole mitigation measures that are provided or included within an approved subdivision or land development plan are adequate to address the specific sinkhole to be mitigated.
E.
Acknowledging that time can be of the essence in sinkhole mitigation, the Township, at its sole discretion, may waive the requirement to have approval prior to initiating sinkhole mitigation.
F.
Within five business days of the Township Engineer's approval of the written plan or the consultation with and agreement by the Rapho Township Engineer that the sinkhole mitigation measures that are provided or included within an approved subdivision or land development plan are adequate to address the specific sinkhole to be mitigated, the developer or landowner shall complete the mitigation of the sinkhole in accordance with the approved written plan or the sinkhole mitigation measures provided or included within an approved subdivision or land development plan.
G.
Within 10 days following the mitigation of a sinkhole, the developer or landowner shall engage the services of a professional geologist or engineer, with experience in karst feature mitigation and licensed in the Commonwealth of Pennsylvania, to update or revise the approved written plan to include photodocumentation of the specific mitigation measures implemented. A signed and sealed copy of the updated or revised plan shall be presented to the Township and the Township Engineer for their respective project files.
H.
If the requirement to prepare a written plan was waived by the Township, or in the event sinkhole mitigation measures are provided or included within an approved subdivision or land development plan, the developer or landowner shall, within 10 days following the mitigation of a sinkhole, provide a signed and sealed copy of a written report, prepared by a professional geologist or engineer, with experience in karst feature mitigation and licensed in the Commonwealth of Pennsylvania, that includes photodocumentation and specifies the mitigation measures implemented. A signed and sealed copy of the report shall be presented to the Township and the Township Engineer for their respective project files.
I.
The developer or landowner shall be responsible for all costs related to the repair of the sinkhole, including costs for contractors, materials, professional oversight, Rapho Township expenses (including engineering, legal and related consultation), property damage, and any other costs related to the sinkhole.
J.
Should the developer or landowner fail to adhere to the steps outlined above, Rapho Township may require that the developer or landowner verify, through reexcavation and re-repair (or other means determined by Rapho Township), that the sinkhole was satisfactorily repaired.
K.
Because sinkholes, by their nature, are unpredictable, mitigation is not guaranteed. It is not unusual for sinkholes to resurface at or near the site of mitigated sinkholes. Following the mitigation of a sinkhole, the developer or landowner shall monitor the mitigated sinkhole to insure the sinkhole does not resurface. In the event a mitigated sinkhole resurfaces, the notification and mitigation procedures provided in this policy shall be followed by the developer or landowner.
In accordance with the recommendations of the parks and recreation provisions of the 1993 Manheim Central Region Comprehensive Plan, all residential subdivisions and land developments shall be provided with park and recreation land that shall be dedicated to the Township. The developer may request that the Township not require the dedication of land, and any such request shall be accompanied by an offer to pay a fee in lieu of dedication of the land, computed in accordance with the regulations provided herein, an offer to construct recreational facilities and/or an offer to privately reserve land for park or recreation purposes.
A.
The land reserved for park, recreation and open space usage shall be a single lot which shall comply with the requirements of this chapter relating to length to depth ratios and which shall be accessible to the public. No more than 15% of the lot shall consist of floodplain, wetlands or other features that shall render the lot undevelopable. No stormwater management facilities designed to retain or detain water from other portions of the development shall be permitted on such land reserved for park, recreation and open space usage.
(1)
In the event that the tract contains natural features which are worthy of preservation, the developer may request that the Board permit the provision of recreational land configured in such a manner as to best preserve natural features.
(2)
The park, recreation and open space land shall be accessible to utilities such as sewer, water and power that are provided with the subdivision, and if so requested by the municipality that will accept dedication of the land, the developer shall extend such utilities to the park, recreation and open space land.
(3)
If the adjoining property has previously been developed and recreational land has been provided at the boundary of that previously developed property, the Board shall require that the recreational land required of the development shall be located adjoining the previously provided recreational land.
B.
A minimum of 0.03 acres of land shall be reserved as park or recreational land for each residential lot created in a subdivision or each dwelling unit created in a land development. Notwithstanding the foregoing, in all cases the minimum area of land reserved as park and recreation land shall be equal to the minimum lot size in the district in which the subdivision or land development is located.
C.
The developer may request that the Board permit the provision of park and recreation land other than through public dedication of land as set forth above. The developer shall set forth, in writing, the means by which he will fulfill this requirement which may include the payment of a fee in lieu of dedication of all or a portion of the amount of land required to be dedicated, construction of recreational facilities, the private reservation of land, or any combination of dedication, fees, construction of recreational facilities, or private reservation.
(1)
If a fee in lieu of dedication is proposed by the developer, said fee shall be the fair market value of the land required to be dedicated under § 295-612B above.
(2)
This fee shall generally be $2,600 per unit or lot, unless an appraisal prepared by the developer, and determined to be acceptable at the sole discretion of the Township, indicates that a different fee is more appropriate.
(a)
The developer shall provide the Board with all information necessary to determine that fair market value of the land, including, but not limited to:
(b)
Fair market value shall be computed by dividing the total price for the tract by the number of acres within the tract and then multiplying that number by the amount of land required to be dedicated.
(3)
Payment of all such fees shall be a condition of final plan approval, and no plans shall be signed by the Board until such fees are paid.
(4)
All fees shall be held and used by the Township in accordance with the requirements of Article V of the Municipalities Planning Code.
(5)
If the developer proposes to construct recreational facilities, the developer shall present a sketch plan of such facilities and an estimate of the cost of construction.
(6)
If the developer proposes the private reservation of land, the developer shall provide for the maintenance of such land through either the inclusion of such land as common elements of a condominium or the creation of a homeowners' association which shall meet the requirements for a unit owners' association contained in the Pennsylvania Uniform Condominium Act, 68 Pa.C.S.A. § 3101 et seq.
(a)
Such documentation shall be recorded, shall provide that the land cannot be further developed and shall give the Township the rights to maintain the land as set forth in Article VII of the Municipalities Planning Code dealing with the maintenance of common open space in planned residential developments.
(b)
Notwithstanding the foregoing, the developer may request that the Board approve transfer of the land to an organization dedicated to the conservation of natural resources with deed restrictions preventing further development acceptable to the Township Solicitor.
D.
The developer shall enter into an agreement with the Township setting the fees to be paid, the facilities to be constructed, or the land to be privately reserved and the method of its maintenance. All such agreements shall be in a form satisfactory to the Township Solicitor.