The standards of design in this Article VIII shall be used to judge the adequacy of subdivision and land development proposals; provided, however, that flexibility, economy and ingenuity in the layout and design of subdivisions and land developments shall be encouraged and promoted, and alterations in site requirements and other practices which are in accordance with modern and evolving principles of site planning and development shall be authorized and encouraged; furthermore, the use of renewable energy systems and energy conservation building design shall be encouraged. The Planning Commission and Township Board of Supervisors are hereby authorized to solicit reviews and reports from adjacent municipalities and other governmental agencies affected by any application. No modification shall be granted by the Board which would conflict with features of any adopted long-range plan of the Township or with the intent and purpose of the general principles of design and minimum requirements of this chapter.
A.
The applicant shall grade and pave the streets and install all other
necessary improvements at no expense to the Township, including, where
required, curbs, sidewalks, water mains, sanitary and storm sewers,
erosion and sedimentation controls, water management facilities, streetlights,
fire hydrants, street name signs and other facilities and utilities
required by the Township, in strict accordance with the requirements
of this article and the standards and specifications of the Township.
Construction of all such facilities and utilities shall be subject
to inspection by appropriate Township representatives during the progress
of the work. The applicant shall not begin work on buildings or sell
any lots in any part of the subdivision or land development until
the streets in that part have the base course completed.
B.
During site preparation of an approved subdivision and/or land development,
stockpiles of stripped topsoil and/or excavated material shall not
be located closer than 100 feet from any residential zone or use.
The maximum height of topsoil and excavated material stockpiles shall
be not more than 10 feet when stockpiles are located between 100 and
150 feet from any residential zone, use or occupancy boundary. The
maximum height of topsoil and excavated material stockpiles shall
be not more than 15 feet when stockpiles are located more than 150
feet from any residential zone, use or occupancy boundary. The maximum
height of any topsoil or excavated material stockpile in the Township
shall not exceed 15 feet.
A.
Land. No land shall be subdivided or developed unless all hazards
to life, health or property shall have been eliminated or unless the
plans for the subdivision or land development shall provide adequate
safeguard against such hazards.
B.
Development. Proposed subdivision and land development shall be coordinated
with existing nearby neighborhoods so that the community as a whole
may develop harmoniously; furthermore, the layout or arrangement of
the subdivision or land development shall conform to the Township's
and the County's Comprehensive Plan, as amended, and to any regulations
or maps adopted in furtherance thereof.
C.
Water supply. If water is to be provided by means other than by private
wells owned and maintained by the individual owners of lots within
any subdivision or development, applicants shall present evidence
to the Township Board of Supervisors and the Planning Commission that
the subdivision or development is to be supplied by a certified public
utility, a bona fide cooperative association of lot owners, or by
a municipal corporation, authority, or utility. A copy of a certificate
of public convenience from the Pennsylvania Public Utility Commission
or an application for such certificate, a cooperative agreement or
a commitment or agreement to serve the area in question, whichever
is appropriate, shall be acceptable evidence.
A.
Blocks. Residential and commercial blocks shall be not less than 500 feet long nor more than 1,600 feet long. Crosswalks up to 12 feet wide with a paved walk of six feet in width may be required for blocks more than 800 feet long. Blocks shall be wide enough for two tiers of lots and shall meet the minimum lot depth requirements of Chapter 430, Zoning, of this Code. Blocks in commercial and industrial districts may vary from the elements of design contained in this section if the nature of the use requires special treatment.
B.
Through lots. Double frontage lots are to be avoided and generally
will not be permitted. Along limited access or arterial highways,
double frontage lots, served entirely by a separate residential service
or neighborhood feeder street, may be required in order to protect
the character of the major street.
C.
Grading. Individual lots shall be graded to sufficient elevation
to secure drainage away from buildings and to prevent the collection
of stormwater in pools. Buildings shall not be constructed until such
time as the lot is graded to the designated elevation as per the approved
subdivision or land development plan. Roof drainage and sump pumps
shall be discussed as part of any stormwater management plan and shall
be provided for according to recommendations of the Township Engineer
or such other official as may be designated by the Township Board
of Supervisors. Topsoil shall be preserved and redistributed as cover
and shall be suitably planted with perennial grasses or ground cover.
D.
Lot size. The minimum lot size and dimensional requirements shall be as prescribed in Chapter 430, Zoning, of this Code.
E.
Flag lots.
(1)
Flag-shaped or panhandle lots shall have a minimum of 50 feet of
frontage. The area of the panhandle or flag staff portion of the lot
shall not be included in the calculation of required minimum lot area.
(2)
No more than two flag lots may be located adjacent to one another.
A minimum separation distance of 400 feet shall otherwise be employed
for flag lots located along the same side of the street. Said separation
shall be measured at the street frontage between the center lines
of the respective staves or handles. No more than two tiers of flag
lots shall be permitted. The maximum flag staff or panhandle length
shall be 500 feet. Flag lots shall not be permitted on the turnarounds
of culs-de-sac.
(3)
Building setbacks shall begin beyond the terminus of the staff or
handle. A driveway setback of six feet shall be required within the
staff or handle. Driveways shall also be set back a minimum of 20
feet from any adjacent existing structure.
(4)
Shared access shall be required for any two flag lots placed side by side. The driveway shall be subject to a common access easement between the two users, and an agreement to this effect shall be reviewed and approved by the Township Solicitor prior to final plan approval. All shared access requirements as listed in § 372-26H(2) of this chapter shall also apply.
(5)
Flag lots shall be permitted for single-family detached dwellings only. Only one such dwelling shall be permitted for a single flag lot. Flag lots shall be permitted in any residential district, as defined in Chapter 430, Zoning, of this Code.
(6)
The flag staff or panhandle shall be used exclusively for access
and shall not be used for other purposes, including, but not limited
to, buildings, wells or septic systems.
F.
Lot lines. Lot lines shall be approximately at right angles or radial
to street lines so long as reasonably shaped lots result.
G.
House numbers. House numbers shall be assigned to each lot by the
Township upon approval by the U.S. Postmaster.
H.
Percolation tests and soils analysis. Percolation tests and soil analysis shall be required by the Township on each proposed lot in accordance with the rules and regulations of the Pennsylvania Department of Environmental Protection, as amended. From the results of these tests, the lot size shall be established large enough to provide for the specific minimum area required for the absorption field as prescribed in accordance with the requirements of the Pennsylvania Department of Environmental Protection, as amended, but in no case shall the lot size be less than as set forth in Chapter 430, Zoning, of this Code.
I.
Environmental self-sufficiency. Each new lot created in the Township
shall be designed in such a manner to be individually self-sufficient
for both water supply and sewage disposal or be connected to available
public or private water and sewer facilities.
J.
Lot frontage. All lots shall abut an existing or proposed street.
A.
Street pattern. The proposed street pattern shall be integrated with
existing and/or officially planned streets, and it shall be related
to topography to produce usable lots and reasonable street grades;
furthermore, streets in and bordering a subdivision or land development
shall be coordinated and shall be of such widths and grades and in
such locations as deemed necessary by the Township to accommodate
prospective traffic and facilitate fire protection.
B.
Roadway classification. All roadways within Shippensburg Township,
existing and proposed, shall be classified in accordance with the
chart entitled "Roadway Classification System Characteristics."[1]
[1]
Editor's Note: Figure 1, Roadway Classification System Characteristics,
is an attachment to this chapter.
C.
Street width. Public streets shall be laid out according to the following
minimum schedule:
|
Class of Street
|
Right-of-Way Width
(feet)
|
Minimum Cartway Width
(feet)
|
Shoulders
(feet)
|
|---|---|---|---|
|
Cul-de-sac street
|
50
|
20
|
4 each side
|
|
Turnaround of culs-de-sac
(diameter)
|
100
|
80
|
—
|
|
Minor street
|
50
|
20
|
4
|
|
Collector street
|
60
|
24
|
8
|
|
Arterial street
|
PennDOT standards
|
PennDOT standards
|
PennDOT standards
|
|
Alley and service drive
|
20
|
20
|
—
|
D.
Street improvements. General: All street construction shall be subject to supervision by the Township Supervisors or their representatives and shall be consistent with the grades and dimensions drawn on the plans, profiles, and cross sections submitted by the applicant and approved by the Township Supervisors. Private road construction shall refer to § 372-26U for construction and design standards. The applicant shall reimburse the Township for the actual cost of the required final inspection of construction (including subgrade, subbase and pavement) by the Township Supervisors or their representatives. The subdivider or developer shall not begin work on structures in any part of the subdivision or land development until the streets in that part have been graded to within four inches of the base course. At such time as 10% of the structures within the subject phase of a subdivision or land development have been completed or are under construction, the subdivider or developer shall be required to install finished grade prior to beginning work on any other structure within the subdivision or land development. The wearing course shall not be applied to any proposed Township street in a subdivision or land development until a minimum of 90% of the structures have been completed within that phase of the subdivision or land development. The subgrade, subbase, and pavement, including shoulders, shall be constructed per the specifications found in Article IX of this chapter.
E.
Continuations. Where reasonable and practical, new streets shall be laid out to continue existing streets at no reduction in width and at a width no less than that prescribed in § 372-26C; however, greater widths may be required in accordance with the Township Engineer's recommendations.
F.
Street names. Continuations of existing streets shall be known by
the same name. Names for other streets shall not duplicate or closely
resemble names for existing streets in the county. Names shall be
provided for all proposed streets.
G.
Rights-of-way. Rights-of-way shall be set aside to provide adequate
space for the construction and maintenance of streets, shoulders,
curbs, street gutters, and cross-drainage pipes and culverts. They
may also accommodate sidewalks, snow storage, sight triangles, slope
maintenance areas, and utilities such as water, sewer, storm drainage,
electrical service, cable TV, and gas lines where appropriate.
(1)
Where a proposed subdivision abuts or contains an existing public
street or road having a right-of-way width which is less than would
be required by this chapter, sufficient additional right-of-way width
shall be provided and dedicated to meet the current standards.
(2)
In the case of a subdivision or land development fronting on an existing
or proposed street, the applicant/developer may be required by the
Township Board of Supervisors to improve that portion of the roadway
on which the proposed development fronts to meet the minimum standard
as specified in this chapter. Road improvements shall include pavement,
shoulders, embankments, gutters, berms, sidewalks and/or curbing.
(3)
Provision for increased street right-of-way width may be required
when determined to be necessary by the Board of Supervisors in specific
cases for:
(a)
Public safety and convenience;
(b)
Parking in commercial and industrial areas and in areas of high-density
development;
(c)
Widening of existing street rights-of-way where the width does
not meet with the requirements of the preceding paragraphs;
(d)
Installation of utilities;
(e)
Ponding of stormwater runoff;
(f)
Storage of plowed snow;
(g)
Emergency parking;
(h)
Temporary roadway adjustments during maintenance or traffic
accident situations; and
(i)
Future improvements.
(4)
When a subdivision and land development is proposed which fronts
on an existing public street, the required additional right-of-way
shall be dedicated for only the lots and land development proposed.
Right-of-way width dedication shall not be required for the remaining
portion of the property, except:
H.
Access. Streets shall be laid out to make provisions for access to
all lots and to adjacent undeveloped areas, and the applicant shall
improve these access streets to the limits of the subdivision or land
development.
(1)
Easements or rights-of-way providing a means of future access to
adjacent properties shall be required when deemed appropriate by the
Township Supervisors. Furthermore, all such access easements or rights-of-way
shall have a minimum width of 50 feet and shall be so noted on the
recorded plan.
(2)
Shared driveways may be used to provide required vehicular access
between two single-family detached dwellings and a street. The use
of a shared driveway shall only be approved when cross-access easements
ensure common use, access and maintenance of the shared driveway for
each property owner relying upon said shared driveway. The existence
of such cross-access easements shall be clearly noted on the subdivision
or land development plan and shall be recorded on the deeds for all
affected lots. Shared driveways shall not exceed 500 feet in length
and shall be a minimum of 20 feet in width.
(3)
A residential subdivision/land development of 30 or more dwelling
units shall provide for at least two street connections to existing
public streets. In a nonresidential subdivision or land development,
the Board of Supervisors may require at least two street connections,
or if the land is to be accessed by driveways, two driveway connections,
to existing public streets where necessary to ensure safe and efficient
traffic flow.
I.
Reserve strips. Reserve strips controlling access to the subdivision
or land development or adjacent areas are prohibited.
J.
Dead-end streets. Dead-end streets are prohibited unless constructed
as culs-de-sac not exceeding 500 feet in length, with a turnaround
having a minimum of a 100-foot diameter right-of-way and a minimum
of an 80-foot diameter of paving. The minimum cul-de-sac length shall
be 250 feet. The length of a cul-de-sac shall be measured from its
center-line intersection point to the center point of the turnaround.
(1)
Dead-end streets shall be prohibited, except when the developer designs
and constructs temporary cul-de-sac streets on the developer's own
land in order to permit future street extensions into adjoining properties.
Temporary culs-de-sac, upon approval of the Municipal Engineer, may
be constructed without asphalt base or wearing course. The developer
may be exempt from providing curbing at the terminus of temporary
culs-de-sac, unless curbs are required for drainage control. A temporary
cul-de-sac shall be removed by the developer and replaced with the
permanent street upon extension of the existing street.
(2)
A cul-de-sac shall not be approved wherever a through street or loop
is practicable, except where the cul-de-sac is clearly the only practical
design for the subdivision or land development.
(3)
Where the turnaround right-of-way of a cul-de-sac street approaches
or abuts the tract boundary, a 50-foot right-of-way shall be extended
to the adjacent property to permit future extension of the street
at full width, unless future extension is not possible.
(4)
Cul-de-sac streets, whether permanently or temporarily designed as
such, shall be provided with a snow removal easement located at the
terminus of the cul-de-sac street for plowed snow during the winter
months. A snow dump area shall be provided within the turnaround right-of-way
and delineated on the subdivision and land development plan. Snow
dump areas shall be a minimum of 30 feet in width and shall extend
to the full depth of the cul-de-sac right-of-way from the curb or
edge of cartway. A snow dump area shall not encroach on driveways,
trees, fire hydrant, water or gas shutoff valves, mail box, streetlight,
utility pole or similar encroachments.
(5)
Drainage of cul-de-sac streets shall preferably be towards the open
end. If drainage is toward the closed end it shall be conducted away
in an underground storm sewer.
K.
Clear sight distance. Clear sight distance along center lines of
minor residential streets shall be maintained at not less than 150
feet, and along nonresidential and/or residential collector streets
at not less than 250 feet.
L.
Directional changes. Changes in street direction shall be made by
horizontal curves with a minimum radius of 500 feet for arterial streets,
300 feet for collector streets and 150 feet for minor streets. These
radii are to be measured at the center line. Shorter radii may be
permitted on recommendation of the Engineer.
M.
Grades. The grades of streets shall not be less than the minimum
or more than the maximum requirements listed below:
|
Minimum and Maximum Grades
| ||
|---|---|---|
|
Type of Street
|
Minimum Grade
|
Maximum Grade
|
|
Arterial
|
As determined by the Board of Supervisors and Planning Commission
after consultation with the Township Traffic Engineer and the Pennsylvania
Department of Transportation.
| |
|
Collector
|
1%
|
7%
|
|
Local road
|
0.75%
|
10%
|
|
Alley
|
0.75%
|
12%
|
N.
Vertical curves. Changes in grade shall be joined by vertical curves,
and the maximum rate of change of grade shall be 5% per 100 feet of
road, provided that the clear sight distances specified above are
maintained at all points.
O.
Crown. The slope of the crown on minor and collector streets shall
be no less than 1/8 inch per foot and no more than 1/3 inch per foot
as directed by the Engineer.
P.
Side slopes. Streets, cuts and fills shall be provided with side
slopes no steeper than one foot vertical to three feet horizontal.
Such slopes shall by suitably planted with perennial grasses or other
vegetation to prevent gulleying and erosion.
Q.
Materials and construction standards. Materials and construction
standards for streets, curbs and gutters, and sidewalks shall conform
to regulations and standards of the Township as found in this chapter.
R.
Storm sewerage. Provisions of storm sewerage inlets, catch basins
and manholes shall meet the requirements of the Township as regards
both design and location. All catch basins shall be connected to a
manhole.
S.
Intersections. Street intersections shall be designed according to
the following standards:
(1)
No more than two streets shall cross at the same point. Street intersections
shall be at right angles wherever possible, and intersections of less
than 70° (measured at the center lines of the streets) will not
be permitted.
(2)
Intersecting streets shall not enter into the same side of collector
streets or arterial highways at intervals of less than 800 feet. Minor
streets entering another street from opposite sides should be directly
opposite each other, or if necessary, they may be separated by at
least 150 feet between center lines measured along the center line
of the cross street. Greater offset may be required by the Township
Supervisors depending on the importance of the cross street.
(3)
Maximum grade within any intersection shall not exceed 5% in any
direction, and approaches to any intersection shall follow a straight
course within 100 feet of the intersection; grades within 100 feet
of an intersection shall not exceed 10%.
(4)
Curb radii at intersections shall be according to the following schedule
of minimum lengths: 15 feet for intersections of alleys and all streets;
20 feet for minor streets; and 30 feet for collector streets. Where
streets of different categories intersect, requirements for the larger
radius shall hold. At the street right-of-way line, a diagonal cutoff
may be employed, provided sidewalk width and corner visibility are
unimpaired.
(5)
A 75-foot clear sight triangle shall be provided, in which no building
or structure, wall, fence, hedge, tree, shrub, or other growth shall
be placed except for utility poles, light standards, street signs,
mailboxes and fire hydrants. The Township reserves the right to use
posted speed limits or actual speed, determined by traffic study,
and road grades to modify the calculation of the required sight triangle.
T.
Alleys and service drives. The following standards shall apply to
the design and location of alleys and service drives:
(1)
Alleys shall not be permitted in residential developments except
by permission of the Township. No part of any dwelling, garage, or
other structure may be located within the required rear yard abutting
an alley.
(2)
Alleys or secondary service drives serving commercial and industrial
establishments are required unless other provisions for service are
provided.
U.
Private roads. The Township recognizes health, safety and general
welfare concerns that are unique to private roads related to emergency
management services, utilities, delivery services, and private landowner
and maintenance issues. All of these concerns shall be considered
in any decisions related to private roads rendered by the Township.
All other requirements of the Township ordinances shall apply to said
plans.
(1)
The unimproved private road shall serve as an access for the development
only and shall not be intended for general public use or thoroughfare.
(2)
The developer shall provide for the total construction and maintenance
of the road.
(3)
Only one such private road shall be permitted for any property as
it existed on the date of adoption of this chapter.
(4)
A road maintenance agreement shall be required in any instance involving
a private road. Included as part of this agreement shall be a statement
indicating that the Township has no interest, obligation, responsibility
or intent of maintaining or taking over said road until such time
as it is reconstructed to meet all prevailing Township street design
and construction specifications. Said agreement shall be provided
to the Township as part of the preliminary plan application and shall
be reviewed and approved by the Township Solicitor. A reference to
the private road maintenance agreement shall appear on any and all
newly created deeds for the subject properties. The plan creating
the private road shall include a note stating that the Township has
no interest, obligation, responsibility or intent of maintaining or
taking over said road until such time as it is reconstructed to meet
all prevailing Township street design and construction specifications.
(5)
It shall be the responsibility of the developer to provide street
name signs and stop signs at all private road intersections in accordance
with Township specifications.
(6)
The total number of users of the road, existing and proposed, shall
not exceed three. Private roads proposed for more than three users
shall be subject to the public street construction and design standards
of this chapter.
(7)
Said roads shall have a right-of-way width of 50 feet and a minimum
cartway width of 16 feet. The cartway shall be centered within the
right-of-way. Unobstructed horizontal clearance for the entire width
of the cartway and unobstructed vertical clearance of 13 feet six
inches shall also be maintained throughout. Road construction shall
be such to allow two-way vehicular traffic and transit by normal emergency
management, utility and delivery vehicles throughout its length.
(8)
Said roads shall be limited to a length of 500 feet. Minimum turning
radii shall be 36 feet inside and 52 feet outside. The minimum grade
of the road shall be 0.75%. The maximum grade of the road shall be
10%. Grades within the turnaround shall not exceed 4%. The road shall
be crowned in accordance with Township street specifications. Trees,
landscaping, lampposts, signs, and other vertical obstructions more
than seven feet tall shall not be placed within 10 feet of the outside
turning radius.
(9)
Private roads shall be constructed of a base course consisting of
a minimum of eight inches of 2A stone measured after it has been compacted
with a vibratory roller of not less than 10 tons in weight. When constructed
with a downward slope toward the intersecting public road, the entrance
to the private road shall be improved as per Township street specifications
for a minimum distance of 50 feet from the edge of the existing cartway.
(10)
Private road construction and inspection shall be included with
any public improvements for guarantee purposes prior to the release
of any approved final plan.
(11)
Dead-end roads shall be constructed as culs-de-sac, including
a turnaround built to Township specifications. Acceptable alternatives
for private road turnarounds include a 120-foot hammerhead or an oblique
("Y") hammerhead with leg lengths of 60 feet each. Minimum curve radii
of 28 feet are required for each of these alternatives.
A.
Installation of all sewers, water mains, streetlights, manholes and
other utilities shall be in strict accordance with the engineering
standards and specifications of the Township, municipal authority
or other public utility concerned. Manholes are also required at all
points of change of course or grade line and at all points of intersection
of sewer lines. Sanitary sewers shall not be used to carry stormwater.
When on-site facilities are necessary, their design, construction
and installation shall be in accordance with the requirements of any
Township ordinance or regulations governing such on-site facilities,
and shall be approved by the Sewage Enforcement Officer or the Pennsylvania
Department of Environmental Protection.
B.
If a public sanitary sewer system is available (within 1,000 feet
of any part of the proposed subdivision or land development) the subdivider
or developer shall design and install a system, including laterals,
which shall be connected to the public system and which shall serve
every property within the proposed project. All plans and installations
shall be subject to the approval of the Township Supervisors. The
Board of Supervisors reserves the right to waive this requirement
where, owing to topographic features or character of development,
such connection would be an undue hardship.
C.
Where a public sanitary sewer system is not accessible but is planned
for extension to the subdivision or land development or to within
1,000 feet of any part of the subdivision or land development, the
subdivider or developer shall install sewer lines, including lateral
connections, to provide adequate service to each lot within the proposed
project when connection with the public system is made. The sewer
lines shall be capped at the limits of the subdivision or land development
and the laterals shall be capped at the street or sewerage right-of-way
line. All plans and installations shall be subject to the approval
of the Township Supervisors, municipal authority or other public utility
concerned. When capped sewers are provided, on-site disposal facilities
shall also be provided. (A sewer shall be considered to be planned
for extension to a given area any time after engineering and related
studies have been approved by the Pennsylvania Department of Environmental
Protection and other agencies preparatory to the construction of facilities
within 1,000 feet of any part of the subdivision or land development.)
In lieu of providing the required sewer facilities, the subdivider
or developer may, upon approval of the Township Supervisors, escrow
an amount of money necessary to cover the costs of providing the required
sewer facilities under terms acceptable to the Board of Supervisors.
D.
In any portion of the Township defined in Subsection C above where a central sewerage system is proposed, such system shall be subject to approval of the Township Board of Supervisors, municipal authority or other public utility concerned which may establish conditions for future acceptance of such system. Such conditions may include a deferral of acceptance or a permanent refusal to accept.
E.
When a proposed subdivision or land development intends to utilize
a public or Township-owned water supply system, the subdivider or
land developer shall submit to the Township satisfactory evidence
from the applicable agency approving of such utilization.
F.
All private, central water supply systems shall be designed in accordance
with the applicable regulations of the Department of Environmental
Protection, as amended.
G.
Fire hydrants, when provided, shall be located so that the distance
from any building frontage to a fire hydrant is not more than 600
feet measured along the curb.
H.
Landmarks. Whenever possible, or whenever directed by the Township
Supervisors or Planning Commission, subdividers and land developers
shall preserve trees more than six inches in diameter at the trunk,
groves, waterways, scenic points, historic spots and other community
assets and landmarks.
I.
Easements.
(1)
Utilities. 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.
The minimum width of utility easements shall be 25 feet. Wherever
possible such easements shall be centered on the side or rear lot
lines, or along the front lot lines. Telephone, electric, gas, TV
cable and such other 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 Supervisors
and the applicable utility company. 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.
(2)
Stream, watercourse, drainage channel, pond or lake. Where a subdivision
and/or land development is traversed by a watercourse, drainageway,
channel or stream, there shall be provided a drainage easement conforming
substantially with its location for the purpose of widening, deepening,
relocating, improving or protecting such watercourses, provide proper
maintenance, or for the purpose of installing a stormwater or clear
water system. The following standards shall apply: 1) perennial streams,
50 feet from the stream bank; 2) intermittent stream, drainageway,
channel or swale, 25 feet from the edge of the watercourse; 3) an
access easement shall be provided to the drainage easement. The width
of such access points shall not be less than 25 feet. In no case shall
any drainage easement be less than 25 feet in width.
(3)
Conservation. Where a floodplain overlay zone exists, a conservation
easement shall be depicted on the plan within the overlay area. In
all subdivisions and land developments, a 25-foot conservation easement
shall be provided around all delineated wetland areas to ensure minimal
disturbance and encroachment in these areas. Within this 25-foot buffer
zone no earth disturbance will be permitted unless in association
with wetlands disturbance activities under permit by the United States
Army Corps of Engineers or Pennsylvania Department of Environmental
Protection. Where delineated wetlands are documented, a note shall
be placed on the plan to this effect.
(4)
Pedestrian. Where necessary for access to private, 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 Supervisors depending on the purpose and
use of the easement.
A.
A traffic impact study shall be performed for all developments that generate, individually or cumulatively, a total traffic volumes of 800 or greater trips per day as determined by the trip generation rates published by the Institute of Traffic Engineers (ITE), as amended. The study shall be prepared by a Pennsylvania-licensed traffic engineer, and the cost of the study and its review by the Township shall be borne by the applicant. In addition to the above, the Board of Supervisors may require a traffic impact study when, in their opinion, the following conditions exist: Current traffic problems exist in the local area (e.g., high accident location, confusing intersection, congested intersection) or the capability of the existing road system to handle increased traffic is questionable. In addition to a traffic impact study (TIS), or in lieu of when the TIS traffic volume threshold or other criteria are not met, any proposed development located along a collector or arterial road as identified in the Township Comprehensive Plan shall prepare an access study subject to the access management Tier 1 and 2 criteria detailed in § 372-32 of this chapter.
B.
A traffic impact study shall conform to the following:
(1)
Area of traffic impact study. The traffic impact study area shall
be based on the characteristics of the surrounding area. The intersections
to be included in the study shall be adjacent to the site or have
direct impact upon the access to the site. The intersections shall
be mutually agreed upon by the Township Engineer and the traffic engineer
preparing the study. The Board of Supervisors shall resolve any dispute
between the Township Engineer and the traffic engineer.
(2)
Preparation by transportation engineer required. Traffic impact studies
shall be prepared under the supervision of qualified and experienced
transportation engineers with specific training in traffic and transportation
engineering and at least two years' experience related to preparing
traffic studies for existing or proposed developments.
(3)
Horizon year. The traffic forecasts shall be prepared for the anticipated
opening year of the development, assuming full build-out and occupancy.
This year shall be referred to as the "horizon year" in the ordinance.
(4)
Non-site traffic estimates. Estimates of non-site traffic shall be
made and will consist of through traffic and traffic generated by
all other developments within the study area for which preliminary
or final plans have been approved. Non-site traffic may be estimated
using any one of the following three methods: "build-up" technique,
area transportation plan data or modeled volumes, and trends or growth
rates.
(5)
Trip generation rates required. The traffic impact study report shall
include a table showing the categories and quantities of land uses,
with the corresponding trip generation rates or equations (with justification
for selection of one or the other), and resulting number of trips.
The trip generation rate used must be either from the latest edition
of Trip Generation by ITE or from a local study of corresponding land
uses and quantities. All sources must be referenced in the study.
(6)
Consideration of pass-by trips. If pass-by trips or shared trips
are a major consideration for the land use in question, studies and
interviews at similar land uses must be conducted or referenced.
(7)
Rate sums. Any significant difference between the sums of single-use
rates and proposed mixed-use estimates must be justified in the study
report.
(8)
Explanations required. The reasoning and data used in developing
a trip generation rate for special/unusual generators must be justified
and explained in the report.
(9)
Definition of influence area. Prior to trip distribution of site-generated
trips, an influence area must be defined which contains 80% or more
of the trip ends that will be attracted to the development. A market
study can be used to establish the limits of an influence area, if
available. If no market study is available, an influence area should
be estimated based on a reasonable documented estimate. The influence
area can also be based on a reasonable convenient travel time to the
site or delineating area boundaries based on locations of competing
developments. Other methods, such as using trip data from an existing
development with similar characteristics or using an existing origin-destination
survey of trips within the area, can be used in place of the influence
area to delineate the boundaries of the impact.
(10)
Estimates of trip distribution required.
(b)
Whichever method is used, trip distribution must be estimated
and analyzed for the horizon year. A multi-use development may require
more than one distribution and coinciding assignment for each phase
(for example, residential and retail phases on the same site). Consideration
must also be given to whether inbound and outbound trips will have
similar distribution.
(11)
Trip assignments.
(a)
Assignments must be made considering logical routings, available
roadway capacities, left turns at critical intersections and projected
(and perceived) minimum travel times. In addition, multiple paths
should often be assigned between origins and destinations to achieve
realistic estimates, rather than assigning all of the trips to the
route with the shortest travel time. The assignments must be carried
through the external site access points and in large projects (those
producing 500 or more additional peak direction trips to or from the
site during the development's peak hour) through the internal roadways.
When the site has more than one access driveway, logical routing and
possibly multiple paths should be used to obtain realistic driveway
volumes. The assignment should reflect conditions at the time of the
analysis. Assignments can be accomplished either manually or with
applicable computer models. If a thorough analysis is required to
account for pass-by trips, the following procedures should be used:
(b)
Upon completion of the initial site traffic assignment, the
results should be reviewed to see if the volumes appear logical given
characteristics of the road system and trip distribution. Adjustments
should be made if the initial results do not appear to be logical
or reasonable.
(12)
Total traffic impacts. Traffic estimates for any site with current
traffic activity must reflect not only new traffic associated with
the site's development but also the trips subtracted from the traffic
stream because of the removal of a land use. The traffic impact study
should clearly depict the total traffic estimate and its components.
(13)
Capacity analysis. Capacity analysis must be performed at each
of the major street and project site access intersection locations
(signalized and unsignalized) within the study area. In addition,
analyses must be completed for roadway segments, deemed sensitive
to site traffic within the study area. These may include such segments
as weaving sections, ramps, internal site roadways, parking facility
access points, and reservoirs for vehicles queuing off site and on
site. Other locations may be deemed appropriate depending on the situation.
The recommended level of service analysis procedures detailed in the
most recent edition of the Highway Capacity Manual must be followed.
The Township considers the overall level of service ratings A, B and
C to be acceptable for signalized intersection; level of service D,
E or F are considered to be unacceptable. The operational analyses
in the Highway Capacity Manual should be used for analyzing existing
traffic impacts, access requirements or other future conditions for
which traffic, geometric, and control parameters can be established.
(14)
Required levels of service. The traffic impact study shall identify
the improvements necessary to meet the goals of the study. The applicant
shall be responsible for the improvements required to meet goals of
the traffic impact study. The off-site improvements are required if
the Township has a traffic impact ordinance. The goals of the traffic
impact study are to:
(a)
Provide safe and efficient movement of traffic within the site
and on surrounding roads;
(b)
Minimize the impact of the project upon non-site trips;
(c)
Not allow the levels of service at intersections currently rated
A or B to be worse than C; and
(d)
Not reduce the current levels of service at intersections with
ratings of C or lower.
(15)
Documentation required. A traffic impact study report shall
be prepared to document the purpose, procedures, findings, conclusions
and recommendations of the study.
(a)
The documentation for a traffic impact study shall include,
at a minimum:
[1]
Study purpose and objectives.
[2]
Description of the site and study area.
[3]
Existing conditions in the area of the development.
[4]
Recorded or approved nearby development.
[5]
Trip generation, trip distribution and modal split.
[6]
Projected future traffic volumes.
[7]
An assessment of the change in roadway operating conditions
resulting from the development traffic.
[8]
Recommendation for site access and transportation improvements
needed to maintain traffic flow to, from, within, and past the site
at an acceptable and safe level of service.
(b)
The analysis shall be presented in a straightforward and logical
sequence. It shall lead the reader step by step through the various
stages of the process and resulting conclusions and recommendations.
(c)
The recommendations shall specify the time period within which
the improvements should be made (particularly if the improvements
are associated with various phases of the development construction),
and any monitoring of operating conditions and improvements that may
be required.
(d)
Data shall be presented in tables, graphs, maps and diagrams
wherever possible for clarity and ease of review.
(e)
To facilitate examination by the Planning Commission and the
Board of Supervisors, an executive summary of one or two pages shall
be provided, concisely summarizing the purpose, conclusions and recommendations.
(f)
The report documentation outlined above provides a framework
for site traffic access/impact study reports. Some studies will be
easily documented using this outline. However, the specific issues
to be addressed, local study requirements, and the study results may
warrant additional sections.
A.
General standards to minimize adverse impacts. All subdivisions and
land developments in Shippensburg Township shall avoid or minimize
adverse impacts on the Township's natural, cultural and historic resources,
as defined below. The disturbed area of a development shall be clearly
identified and the balance of the property protected during construction.
All impervious surfaces, buildings, utility or drainage corridors
and structures shall be contained within the disturbed area identified
on the approved site plan.
B.
Groundwater resources. Groundwater resources are to be protected
for purposes of providing water supplies for its residents and businesses,
and to protect the base flow of the Township's surface waters. These
regulations shall be applied in conjunction with those provided for
in other sections of this chapter dealing with groundwater conservation
and replenishment.
(1)
The proposed subdivision and land development of any tract shall
be designed to cause the least practicable disturbance to natural
infiltration and percolation of precipitation to the groundwater table,
through careful planning of vegetation and land disturbance activities,
and the placement of streets, buildings and other impervious surfaces
in locations other than those having the greatest permeability where
precipitation is most likely to infiltrate and recharge the groundwater.
C.
Stream valleys, floodplain, wetlands, springs and lowland areas.
The Township's Comprehensive Plan describes and maps stream valleys,
floodplain, wetlands, springs and lowland areas as resources that
warrant restrictive land use controls because of flooding hazards
to human life and property; their groundwater recharge functions;
their importance to water quality and the health of aquatic communities;
and their wildlife habitats. They are generally poorly suited for
on-site subsurface sewage disposal systems.
D.
Woodlands. Woodlands occur within the Township, often in association
with stream valleys and wet areas, poor and erodible agricultural
soils, and moderate to steep slopes.
(1)
Woodland conditions vary with respect to species composition, age,
stocking, and health. They range from relatively recent post-agricultural
young stands to mature mixed-age forests. Most woodlands represent
one or more of the following resource values:
(a)
As soil stabilizers, particularly on moderate to steep slopes,
thereby controlling erosion into nearby streams, ponds, impoundments
and roads. A closely related function is their enhancement of groundwater
recharge.
(b)
As a means of ameliorating harsh microclimatic conditions in
both summer and winter.
(c)
As a source of wood products, i.e., poles, saw timber, veneer
and firewood.
(d)
As habitat for woodland birds, mammals and other wildlife.
(e)
As recreation resources for walkers, equestrians, picnickers
and other related outdoor activities.
(f)
As visual buffers between areas of development and adjacent
roads and properties.
(2)
In designing a subdivision and land development plan for any tract,
the applicant shall be guided by the following standards:
(a)
Healthy woodlands exceeding one acre shall be preserved to the
maximum extent possible. Proposed site improvements shall be located,
designed and constructed to minimize the loss or degradation of woodland
areas.
(b)
Subdivisions shall be designed to preserve woodlands along roadways,
property lines and streams. Such lines and the native vegetation associated
with them shall be preserved as buffers between adjacent properties
and between areas being subdivided within a property. Preservation
shall include ground, shrub, understory and canopy vegetation.
(c)
Disturbance or removal of woodlands occupying environmentally
sensitive areas shall be undertaken only when approved by the Board
and on a limited, selective basis to minimize the adverse impacts
of such actions. This shall include, but not necessarily be limited
to, vegetation performing important soil-stabilizing functions on
wet soils, stream banks and sloping lands.
(d)
No clearing or earth disturbance (except for soil analysis for
proposed sewage disposal systems) shall be permitted on a site before
the completion of subdivision and land development agreements. The
determination of sight distance clearances along roadways shall be
made graphically and not by clearing on-site prior to final plan approval.
E.
Upland rural-agricultural areas. These areas comprise fields, pastures,
meadows, and former agricultural areas in early stages of woodlands
succession. These comprise the Township's historic working landscape,
dotted with historic houses, barns and other structures. They give
the Township much of its rural character and are contained within
the Township's Agricultural/Open Space Zoning District. They also
contain the greatest concentration of prime agricultural soils. Because
of their openness and high visibility, development in these areas
is likely to be most readily seen and disruptive to the historic landscape.
They sometimes provide habitat for wildlife in conjunction with nearby
woodlands and stream valleys.
(1)
Several elements of these working landscapes lend themselves to conservation.
These include Class I, II and III agricultural soils and natural features
which visually punctuate the landscape, such as hedgerows, tree copses,
stone walls, and visually prominent places such as knolls and hilltops.
(2)
These areas can also accommodate development, with preferred locations
being the non-Class I, II and III agricultural soils and lower topographic
settings where development will be visually less obtrusive. Compact
clustered residential designs are encouraged in highly visible locations
where future development cannot be avoided (such as at the far edge
of open fields).
F.
Slopes. Moderately sloping lands (20% to 35%) and steeply sloping
lands (over 35%) are prone to severe erosion if disturbed. Erosion
and the resulting overland flow of soil sediments into streams, ponds
and public roads are detrimental to water quality and aquatic life
and a potential hazard to public safety. Areas of steep slope shall
be preserved as required below.
(1)
All grading and earthmoving on slopes exceeding 20% shall be minimized.
(2)
No site disturbance shall be allowed on slopes exceeding 35%.
(3)
On slopes of 20 to 35%, the only permitted grading beyond the terms
described above shall be in conjunction with the siting of a single-family
dwelling, its access driveway and the septic system (which should
typically be designed with a long, narrow drainage field following
the land contours).
(4)
Grading or earthmoving on all sloping lands of 20% or greater shall
not result in earth cuts or fills whose highest vertical dimension
exceeds six feet, except where in the judgment of the Board no reasonable
alternatives exist for construction of roads, drainage structures
and other public improvements; in which case such vertical dimensions
shall not exceed 12 feet. Roads and driveways shall follow the line
of existing topography to minimize the required cut and fill. Finished
slopes of all cuts and fills shall be as required to minimize disturbance
of natural grades.
G.
Significant natural areas and features. Natural areas containing
rare or endangered plants and animals as well as other features of
natural significance exist throughout the Township. Some of these
have been carefully documented by the Statewide Natural Diversity
Inventory and the County's Natural Areas Inventory, whereas, for others,
only their general locations are known. Subdivision applicants shall
protect significant natural areas and features by incorporating them
into any proposed open space or avoiding their disturbance in areas
proposed for development.
H.
Historic structures and sites. Many of the Township's historic structures
and sites have been extensively researched and remain intact. Chapter
19 of the Comprehensive Plan identifies the Township's historic structures
and defines "historic" and eligibility requirements per a variety
of state and national legislation.
(1)
Plans requiring subdivision and land development approval shall be
designed to protect existing historic resources of all classes. The
protection of an existing historic resource shall include the conservation
of the landscape immediately associated with and significant to that
resource to preserve its historic context. Where a plan will have
an impact upon a historic resource, the developer shall mitigate that
impact by modifying the design, relocating proposed lot lines, providing
landscape buffers, or other approved means.
(2)
Municipal participation, review and approval of the applicant's interaction
with the State Historical and Museum Commission with regard to the
preservation of historic resources, as required for DEP approval of
proposed sewage disposal systems, shall be required prior to final
plan approval.
I.
Trails.
(1)
When a subdivision or land development proposal is traversed by or
abuts an existing trail customarily used by pedestrians and/or equestrians,
the applicant shall make provisions for continued recreational use
of the trail.
(2)
The applicant may alter the course of the trail within the tract
for which development is proposed under the following conditions:
(a)
The points at which the trail enters and exits the tract remain
unchanged.
(b)
The proposed alteration exhibits quality trail design according
to generally accepted principles of landscape architecture (ex., Bureau
of State Parks publication "Non-Motorized Trails").
(c)
The proposed alteration does not coincide with a paved road
intended for use by motorized vehicles.
(3)
When trails are intended for public or private use, they shall be
protected by a permanent conservation easement on the properties on
which they are located. The width of the protected area in which the
trail is located should be a minimum of 10 feet. The language of the
conservation easement shall be to the satisfaction of the Board upon
recommendation of the Township Solicitor.
(4)
An applicant may propose and develop a new trail.
(5)
Trail improvements shall demonstrate adherence to principles of quality
trail design.
(6)
Trails shall have a vertical clearance of no less than 10 feet.
(7)
Width of the trail surface may vary depending upon type of use to
be accommodated but in no case shall be less than three feet or greater
than six feet.
(8)
No trail shall be designed with the intent to accommodate motorized
vehicles.
J.
Additional conservation practices for site preparation and cleanup.
(1)
Protection of vegetation from mechanical injury. Where earthwork,
grading or construction activities will take place in or adjacent
to woodlands, old fields or other significant vegetation or site features,
the limit of disturbance shall be delineated and vegetation protected
through installation of temporary fencing or other approved measures.
Such fencing shall be installed prior to commencing, and shall be
maintained throughout, the period of construction activity.
(2)
Protection of vegetation from grading change. Grade changes to occur
at any location of the property shall not result in an alteration
to soil or drainage conditions which would adversely affect existing
vegetation to be retained following site disturbance, unless adequate
provisions are made to protect such vegetation and its root systems.
(3)
Protection of vegetation from excavations.
(4)
Protection of topsoil.
(a)
No topsoil shall be removed from the site during development
and construction.
(b)
Prior to grading operations or excavation, topsoil in the area
to be disturbed shall be removed and stored on site.
(c)
Topsoil removed shall be redistributed and stabilized as quickly
as possible following the establishment of required grades for a project
or project phase. All exposed earth surfaces shall be stabilized by
hydroseeding on slopes of less than 10%, and by sodding, hydroseeding,
or riprap on slopes exceeding 10%.
(d)
Grading and earthmoving operations shall be scheduled to minimize
site disturbance during the period from November 1 to April 1, when
revegetation of exposed ground is difficult.
(e)
A target minimum topsoil depth across the entire development
of four inches is desirable. Each lot within the development shall
be provided with adequate topsoil for site stabilization and the establishment
of a healthy lawn.
A.
Ownership standards. Facilities to be held in common, such as central
community water supply, stormwater management facilities or community
sewage service systems, shall be held using one of the following methods
of ownership, subject to the approval of the Board of Supervisors:
B.
Homeowners' association. Homeowners' associations will be governed
in accordance with any applicable laws of the Commonwealth of Pennsylvania.
Where required, the organizational framework of the homeowners' association
shall be described in a report forwarded to the municipality for review
by the Board of Supervisors and the Township Solicitor. At a minimum,
the following information and standards shall be met prior to final
approval of the subdivision or land development:
(1)
Bylaws describing the formation and duties of the association, including
the responsibilities for maintenance of common open space areas, shall
be defined and presented to the Township for review and approval as
part of the final plan submission.
(2)
Membership shall be mandatory by all residents served by the common
facilities. Membership and voting rights shall be defined.
(3)
Rights and duties of the Township and members of the association,
in the event of a breach of covenants and restrictions, shall be defined.
(4)
The bylaws shall include a statement which grants to the association
the legal authority to place liens on the properties of members who
are delinquent in the payment of their dues. The bylaws shall also
grant the Township such power, but not the duty, to maintain the common
facilities and to assess the cost of the same as provided in the Pennsylvania
Municipalities Planning Code, Act 247, as amended.[2]
[2]
Editor's Note: See 53 P.S. § 10101 et seq.
C.
Maintenance standards.
(1)
The common facility (i.e., sanitary and storm sewage system, detention
pond, community water systems, swimming pools, ponds, common ground,
playgrounds, etc.) shall be operated and maintained by a professional
organization specializing in the required services and approved by
the Board of Supervisors. The agreement between the association or
condominium and the professional organization shall be subject to
review by the Township Solicitor and approved by the Board of Supervisors.
(2)
The Township shall, upon request, be given access to all records
of the association or condominium and all records of the professional
organization relating to the common facility or facilities.
(3)
Delinquency. In the event that the association or condominium established
to own and maintain the common facility, or any successor organization,
shall at any time after the establishment of the common facility fail
to maintain said facility or facilities in reasonable working order
and condition in accordance with established standards, guidelines
and agreements, the Board of Supervisors may serve written notice
upon the association or condominium and/or the residents served by
the common facility, stating:
D.
Public hearing. At the said public hearing scheduled in accordance with § 372-30C(3)(c), the Board of Supervisors may amend the terms of the original notice concerning the deficiencies and may give an extension of time within which they shall be corrected. If the deficiencies or any modifications thereof were not corrected within 30 days of the notice of deficiencies or within any extension, the Township may enter upon the common facility and maintain the same for a period of one year. The said maintenance by the Township shall not constitute a taking of said common facility nor vest the public any rights to use the same. Maintenance of common facilities shall include all activities related to the operation of the facility, including, but not limited to, administration, assessing and collecting of fees, testing, and necessary improvements.
E.
Burden of proof. Before the expiration of said year, the Township
shall, upon its initiative or upon request of the homeowners' association
or condominium, call a public hearing upon notice to the association
or condominium and to the residents served by the facility. At the
hearing, the association or condominium or the residents shall show
cause as to why such maintenance by the Township shall not, at the
option of the Township, continue for a succeeding year. If the Board
of Supervisors shall determine the association or condominium is prepared,
willing and able to maintain such common facility in reasonable working
order and condition, the Township shall cease to maintain said common
facility at the end of said year. If the Board of Supervisors shall
determine that the association or condominium is not prepared, willing
or able to maintain said common facility in a reasonable and working
order and condition, the Township may, at its discretion, continue
to maintain said common facility during the next succeeding year and,
subject to a similar hearing and determination, in each year thereafter.
F.
Cost reimbursement. Any and all costs the Township incurred as a
result of maintenance of common facility and any additional penalties
or fees set by the Township shall be paid by the association or condominium
and the residents served by the facility. Any invoices from the Township
for such costs which remain unpaid following a period of 45 days shall
be subject to an increase of 1.5% a month (18% annually) and a lien,
which shall be filed against the premises of the owner or resident
in the same manner as other municipal claims.
A.
Landscaping.
(1)
Any part or portion of a site which is not used for buildings or
other structures, loading and parking spaces and aisles, sidewalks
and designated storage areas shall be planted and maintained with
landscaping.
(2)
Except for single-family detached, single-family semidetached and
two-family detached dwellings, any part or portion of a site which
is not used for buildings or other structures, loading and parking
spaces and aisles, sidewalks and designated storage areas shall be
landscaped according to an overall plan, prepared and approved as
part of the land development plan. Landscaping plans shall be prepared
and certified by a landscape architect or arborist registered and
licensed in the Commonwealth of Pennsylvania. A replacement program
for nonsurviving plants should be included.
(3)
Landscaping within any parking area which provides more than 10 parking
spaces shall be subject to the following provisions:
(a)
Off-street parking areas shall be landscaped to reduce wind
and air turbulence, heat and noise, and the glare of vehicular lights;
to reduce the level of carbon dioxide; to provide shade; to improve
stormwater drainage problems; to replenish the groundwater table;
and to provide for a more attractive setting.
(b)
The interior of each parking lot shall have at least one three-inch-caliper
deciduous shade tree for every five parking spaces, if there are no
existing shade trees to satisfy this requirement. Shrubs and other
plant materials are encouraged to be used to complement the trees
but shall not be the sole contribution to the landscaping. These trees
shall be in addition to those required as an effective screen.
(c)
The landscaping and planting areas shall be reasonably dispersed
throughout the parking lot, except where there are more than 20 spaces,
in which case the following shall apply:
[1]
Landscaped area at least 10 feet wide shall be provided around
the periphery of parking areas. Such areas shall, at a minimum, extend
the full length and width of the parking areas, except for necessary
accessways, to prevent the encroachment of moving vehicles into parking
areas.
[2]
Landscaped islands between every 15 parking spaces and at both
ends of each parking row shall be provided and shall be the length
of the parking spaces in the row and at least 10 feet in width.
[3]
There shall be a planting strip incorporated for every 10 rows
of parking spaces. Such planting strip shall run parallel to parking
rows and shall have a minimum width of 10 feet if double loaded or
seven feet if single loaded.
(4)
Existing plant material and trees with a caliper of six inches or
more shall be preserved wherever possible during construction. Such
existing plants may be credited toward the amount of required plantings.
(5)
Any development proposing the creation of a public street(s) shall
provide shade trees along its entire length. The design of such landscaping
shall be as follows:
(a)
All shade trees shall be a minimum of two inches in caliper
and a minimum of 10 feet in height from good nursery stock when planted.
Species selected shall be indigenous to the area and shall have deep
root systems and shall be in accordance with the Pennsylvania State
University College of Agricultural Sciences publication "Street Trees
Factsheets," as amended.
(b)
Shade trees shall be selected and planted so that at maturity
they will provide adequate shade during the summer along the public
street(s).
(c)
Shade trees shall be planted behind the right-of-way line as
long as clear sight distances at intersections are not obstructed.
Existing trees with a caliper of six inches or more and located between
the cartway and the right-of-way line shall be preserved wherever
possible and used in the shade tree calculation. The number of shade
trees to be provided shall be based on providing at least one tree
for every 80 feet of distance along the right-of-way line.
B.
Screening.
(1)
The purpose of screening is to provide an effective visual barrier
and to protect property against traffic, trespass, noise, heat, glare,
dust, unsightly or distracting activity, to preserve property values,
and assure compatibility of uses. The perimeter of a tract undergoing
development shall be screened as deemed necessary by the Board of
Supervisors upon recommendation by the Planning Commission with a
perpetually maintained solid, opaque fence or wall eight feet in height
or a vegetated buffer yard under the following circumstances:
(a)
Where a proposed nonresidential use abuts an existing residential
use or residential district.
(b)
Where any proposed multifamily residential use abuts an existing
single-family detached, single-family semidetached, or two-family
detached dwelling.
(c)
Where mechanical equipment is not enclosed in a structure.
(d)
All areas designated for refuse disposal and commercial pickup
trash dumpsters.
(e)
Any other instance where screening is required by this chapter
or deemed necessary by the Board of Supervisors.
(2)
Vegetative screening, if chosen, shall comply with the following
minimum requirements:
(a)
The perimeter of the tract undergoing development shall be provided
with a twenty-foot-wide minimum buffer yard, 40 feet wide if adjacent
to a residential use or district, which will act as an effective screen
separating uses. Entrance or access driveways shall be permitted within
any required buffer yard, provided that no pavement be located closer
than 20 feet to any adjacent property line. Screening may be included
in the required yard space and shall be based on the following criteria:
[1]
Vegetative screening shall include a variety of deciduous and
evergreen species which are indigenous to the area so as to provide
a year-round visual buffer but shall include no less than 50% evergreens.
[2]
Vegetative screening shall incorporate earthen mounds or berms,
wherever possible, to improve sound, as well as visual buffering,
and shall be broken at points of vehicular or pedestrian access, or
where necessary for the release of stormwater runoff.
[3]
Plant materials used in the screen planting shall be at least
six feet in height when planted and be of a species which will produce
a complete visual screen of at least eight feet in height at maturity.
[4]
No plantings shall be placed with their center closer than five
feet from the property lines of the tract.
[5]
All existing trees within the required buffer yard above three
inches in caliper and/or eight feet in height shall be preserved wherever
possible.
[6]
Screening shall be designed so as to not obstruct the clear-sight
triangles at intersections.
[7]
Screening design, including the type of plant materials used,
spacing of plant materials, and the use and location of earthen berms,
shall be subject to review and approval by the Board of Supervisors
upon recommendation of the Planning Commission.
[8]
Vegetative screens shall be perpetually maintained during the
period the principal use causing the need for screening is in operation.
Any plant material which does not survive shall be replaced within
one year.
C.
Maintenance plan. Landscaping required in this section shall be maintained
in a healthy, growing condition at all times. It shall be the responsibility
of the property owner of record or his delegated representative to
properly maintain and care for any landscape screen or other treatment
as approved by the Board of Supervisors. In order to insure proper
maintenance of landscaping, a maintenance plan addressing the following
shall be required:
(1)
The maintenance plan shall be prepared and certified by a landscape
architect or arborist registered and licensed in the Commonwealth
of Pennsylvania.
(2)
Project narrative.
(3)
Description of short-term maintenance procedures for the first year
following the date of planting.
(4)
Long-term lawn and planting maintenance.
(5)
One-year contractor's warranty of all lawn and plant materials.
(6)
All required fences or walls shall be permanently maintained in good
condition and whenever necessary repaired and replaced.
A.
Tier I - access management techniques for individual parcels.
(1)
Driveways.
(a)
Number of driveways.
[1]
Only one access shall be permitted for a property. (On a state
highway, PennDOT criteria are: one driveway for residential and two
driveways for commercial. If the property has over 600 linear feet
of frontage, an additional driveway may be considered.)
[2]
An additional access or accesses shall be permitted if the applicant
demonstrates that an additional access or additional accesses are
necessary to accommodate traffic to and from the site and it can be
achieved in a safe and efficient manner.
[3]
Access shall be restricted to right-turn-only ingress and egress
or to another state-maintained road or local road if safe and efficient
movements cannot be accommodated.
[4]
For a property that abuts two or more roadways, access shall
be restricted to only that roadway which can more safely and efficiently
accommodate traffic.
[5]
If a property is proposed to be subdivided and that subdivision
may result in an unacceptable number or arrangement of driveways,
or both, the property owner shall be required to enter into an access
covenant to restrict future access.
(b)
Corner clearance.
[2]
Access shall be provided to the roadway where corner clearance
requirements can be achieved.
[3]
If the minimum driveway spacing standards cannot be achieved
due to constraints, the following shall apply in all cases:
[a]
There shall be a minimum ten-foot tangent distance
between the end of the intersecting roadway radius and the beginning
radius of a permitted driveway.
[b]
The distance from the nearest edge of cartway of
an intersecting roadway to the beginning radius of a permitted driveway
shall be a minimum of 30 feet.
[4]
If no other reasonable access to the property is available,
and no reasonable alternative is identified, the driveway shall be
located the farthest possible distance from the intersecting roadway.
In such cases, directional connections (i.e., right in/right out only,
right-in-only or right-out-only) may be required.
[5]
Restrictions at the driveway shall be required if the Township
Engineer determines that the location of the driveway and particular
ingress or egress movements will create safety or operational problems.
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Upstream Corner Clearance
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(c)
Safe sight distance.
[1]
Safe sight distance shall be available for all permitted turning
movements at all driveway intersections.
[2]
PennDOT's Publication 441 and Publication 282 for driveways
or Publication 70 for local roads, both as amended, shall be referenced
to determine minimum driveway and roadway intersection safe sight
distance requirements.
[3]
All driveways and intersecting roadways shall be designed and
located so that the sight distance is optimized to the degree possible
without jeopardizing other requirements, such as intersection spacing,
and at least minimum sight distance requirements are met.
(d)
Driveway channelization.
[1]
For high- and medium-volume driveways, channelization islands
and medians shall be used to separate conflicting traffic movements
into specified lanes to facilitate orderly movements for vehicles
and pedestrians.
[2]
Where it is found to be necessary to restrict particular turning
movements at a driveway, due to the potential disruption to the orderly
flow of traffic or a result of sight distance constraints, a raised
channelization island may be required.
[3]
Raised channelization islands shall be designed to prevent unwanted
movements using criteria consistent with the latest AASHTO publication
entitled "A Policy on Geometric Design of Highways and Streets," as
amended.
(e)
Joint and cross access.
[2]
Adjacent nonresidential properties shall provide a joint or
cross-access driveway to allow circulation between sites wherever
feasible along roadways classified as major collectors or arterials
in accord with the functional classification contained in the Comprehensive
Plan. The following shall apply to joint and cross-access driveways:
[a]
The driveway shall have a design speed of 10 mph
and have sufficient width to accommodate two-way traffic, including
the largest vehicle expected to frequently access the properties.
[b]
A circulation plan that may include coordinated
or shared parking shall be required.
[c]
Features shall be included in the design to make
it visually obvious that abutting properties are tied in to provide
cross access.
[3]
The property owners along a joint or cross-access driveway shall:
[a]
Record an easement with the deed allowing cross
access to and from other properties served by the driveway.
[b]
Record an agreement with the Township guaranteeing
that future access rights along the driveway will be granted at the
direction of the Township with the design approved by the Township
Engineer.
[c]
Record a joint agreement with the deed defining
the maintenance responsibilities of each of the property owners located
along the driveway.
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Joint Driveways and Cross Access
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(f)
Access to outparcels.
[1]
For commercial and office developments under the same ownership
and consolidated for the purposes of development or phased developments
comprised of more than one building site, the Township shall require
that the development be served by an internal road that is separated
from the main roadway.
[2]
All access to outparcels shall be internalized using the internal
roadway.
[3]
The driveways for outparcels shall be designed to allow safe
and efficient ingress and egress movements from the internal road.
[4]
The internal circulation roads shall be designed to avoid excessive
queuing across parking aisles.
[5]
The design of the internal road shall be in accordance with
this chapter.
[6]
All necessary easements and agreements required under Subsection A(1)(e)[3] shall be met.
[7]
The Township may require an access covenant to restrict an outparcel
to internal access only.
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Internal Access to Outparcels
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(2)
Driveway design elements.
(a)
Driveway throat length.
[1]
For minimum-use driveways, the throat length shall be a minimum
of 25 feet.
[2]
For low-volume driveways, the throat length shall be a minimum
of 50 feet or as determined by queuing analysis.
[3]
For medium-volume driveways, the throat length shall be a minimum
of 120 feet or as determined by a queuing analysis.
[4]
For high-volume driveways, the throat length shall be a minimum
of 150 feet or as determined by a queuing analysis provided by the
applicant and reviewed by the Township.
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Diagram Displaying Driveway Throat Length, Width and Radius
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(b)
Driveway throat width.
[1]
For driveways without curb:
[a]
A minimum-use driveway shall have a minimum width
of 10 feet.
[b]
Low- and medium-volume driveways shall have a minimum
width of 10 feet for one-way operation and a minimum width of 20 feet
for two-way operation.
[c]
The design of high-volume driveways shall be based
on analyses to determine the number of required lanes.
[2]
For driveways with curb, two feet should be added to the widths
contained in Subsections A(2)(b)[1][a] and [b] above.
[3]
The Township may require additional driveway width to provide
turning lanes for adequate traffic flow and safety.
[4]
The Township may require that the driveway design include a
median to control turning movements. Where medians are required or
permitted, the minimum width of the median shall be four feet to provide
adequate clearance for signs.
(c)
Driveway radius.
[1]
The following criteria shall apply to driveway radii:
[a]
For minimum-use driveways, the radii shall be a
minimum of 15 feet.
[b]
For low-volume driveways, the radii shall be a
minimum of 25 feet curbed.
[c]
For medium-volume driveways, the radii shall be
a minimum of 25 feet curbed.
[d]
For high-volume driveways, the design should be
reviewed by the Township Engineer on Township roadways and PennDOT
on state-maintained roadways.
[2]
For all driveways, the radii shall be designed to accommodate
the largest vehicle expected to frequently use the driveway.
[3]
Except for joint driveways, no portion of a driveway radius
may be located on or along the frontage of an adjacent property.
(d)
Driveway profile.
[1]
Driveway grade requirements where curb is not present on the
intersecting street:
[a]
Shoulder slopes vary from 4% to 6%. When shoulders
are present, the existing shoulder slope shall be maintained across
the full shoulder width.
[b]
The change in grade between the cross slope of
the connecting roadway or shoulder and the driveway shall not exceed
8%.
[c]
The driveway grade shall not exceed 8% within 10
feet of the edge of travel lane for minimum-use driveways and within
40 feet for low-, medium- and high-volume driveways.
[d]
A forty-foot minimum vertical curve should be used
for a high-volume driveway.
[2]
Driveway grade requirements where curbs and sidewalks are present:
[a]
The difference between the cross slope of the roadway
and the grade of the driveway apron may not exceed 8%.
[b]
The driveway grade shall not exceed 8% within 10
feet of the edge of travel lane for minimum-use driveways and within
40 feet for low-, medium- and high-volume driveways.
[c]
If a planted area exists between the sidewalk and
curb, the following shall apply:
[i]
The grade of the planted area shall not exceed
8%.
[ii]
If the driveway grade would exceed 8% in the area
between the curb and the sidewalk, the outer edge (street side) of
the sidewalk may be depressed to enable the driveway grade to stay
within 8%. A maximum sidewalk cross slope of 8% must be maintained.
[iii]
If the sidewalk cross slope exceeds 2%, the entire
sidewalk may be depressed. The longitudinal grade of the sidewalk
may not exceed 6%.
[iv]
Although site conditions may not allow strict
adherence to these guidelines in this chapter, every effort should
be made to design and construct the safest and most efficient access
onto the Township or state roadway.
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Driveway Profile
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B.
Tier II - access management techniques for roadways.
(1)
Auxiliary lanes. Auxiliary lanes separate turning vehicles from through
traffic, thus they increase capacity and improve operations at intersections.
They reduce the potential for rear-end crashes and interference or
disruption of the flow of through traffic.
(a)
Right-turn lane/deceleration lane.
[1]
Unsignalized intersections.
[a]
A right-turn lane shall be considered on the major
road (not stop controlled) at an unsignalized intersection when any
one or a combination of the following conditions exists:
[b]
A right-turn lane shall be required on the minor
road or driveway (stop controlled) approach if a capacity analysis
shows an unacceptable LOS for the approach, and the installation of
a right-turn lane will improve operations.
[2]
Signalized intersections. A right-turn lane shall be required
when a capacity analysis shows unacceptable LOS, and the operation
of the intersection can be improved by the installation of one or
more right-turn lanes. Level of service F shall be considered unacceptable.
[3]
Design criteria.
[a]
The desirable width for a right-turn lane is 14
feet with curb and 12 feet without curb. The minimum width of right-turn
lanes shall be 13 feet with curb and 11 feet without curb. If not
curbed, shoulders shall be designed in accordance with PennDOT 3R
criteria found in PennDOT Publication 13M: Design Manual Part II,
as amended.
[b]
The required lengths of right-turn lanes shall
consider the following components, as may be applicable:
[ii]
Deceleration distance in accordance with AASHTO
publication A Policy on Geometric Design of Highways and Streets,
as amended.
[iii]
Taper length in accordance with AASHTO publication
A Policy on Geometric Design of Highways and Streets, as amended.
[iv]
The right-turn or deceleration lane shall be designed
based on an analysis that projects traffic volumes for a ten-year
period from the anticipated opening of the proposed development.
[v]
The 85th percentile speed shall be used for the
retrofit of existing deceleration or right-turn lanes. The design
speed of the roadway shall be used for the design of auxiliary lanes
for new roads.
(b)
Left-turn lane.
[1]
Unsignalized intersections.
[a]
For the major street, Highway Research Record 211
(HRR 211) provides warrants for requiring a left-turn lane.
[b]
A left-turn lane shall be required when the appropriate
HRR 211 nomograph indicates that the warrant for a 100-foot-long left-turn
lane is met for the anticipated completion date of the development.
[c]
A left-turn lane shall be required if the visibility
of the rear of a vehicle stopped to turn left into the proposed access
does not meet minimum stopping sight distance requirements and no
alternative is available.
[2]
Signalized intersections. A left-turn lane shall be required
when a capacity analysis indicates that the operation of an intersection,
approach, or movement will operate at unacceptable levels of service
and the operation of the intersection, approach, or movement can be
improved with the installation of one or more left-turn lanes. Level
of service F shall be considered unacceptable.
[3]
Design criteria.
[a]
The desirable width for left-turn lanes is 12 feet.
The minimum width shall be 10 feet, unless the percent of trucks using
the lane will exceed 5%, then 11 feet shall be the minimum width.
[b]
The length of a left-turn lane shall consider the
following components, as may be applicable:
(c)
Acceleration lane.
[1]
May be required on arterial highways where operating speeds
are in excess of 40 mph and where access points are located a sufficient
distance apart to permit the installation of acceleration lanes.
[2]
The design length and width shall follow criteria found in the
latest edition of A Policy on Geometric Design of Highways and Streets
and shall conform to PennDOT requirements on state-maintained highways.
(d)
Driveway spacing requirements.
[1]
Driveway spacing.
[a]
Driveway spacing is measured from the end of one
driveway radius to the beginning of the next driveway radius.
[c]
Driveways shall be aligned with other driveways
and roadways on the opposite side of the intersecting roadway on arterials
and major collector roads in order to meet spacing requirements.
[d]
If these driveway spacing standards cannot be met,
a system of joint or cross-access driveways, frontage roads or service
roads may be required.
[2]
Signalized intersection spacing.
[a]
Uncoordinated traffic signals shall be located
a distance from adjacent signalized intersections as established by
PennDOT.
[b]
The progression speed shall be determined by the
Township Engineer and PennDOT.
[c]
Warrants for the signalization of an intersection
must be met and may be found in the Manual on Uniform Traffic Control
Devices (MUTCD), as amended.
[d]
If a driveway or local road requires signalization
and will be located within an existing coordinated traffic signal
system, the traffic signal must be incorporated in the system.
[3]
Driveway clearance from interchange ramps.
