[Ord. 208, 9/25/2012]
1. 
All subdivisions and land development plans approved by the Township must comply with the following standards. The standards outlined herein shall be considered minimum requirements for the promotion of the public health, safety and general welfare. Section 22-1004 shall be applicable to conservation subdivisions.
2. 
The applicant/developer shall, prior to submitting any plan, determine if any of the land proposed for subdivision or land development is subject to the Smithfield Township Official Map. If any of the land is subject to the Official Map, the applicant/developer is encouraged to contact the Township prior to submitting the plan.
[Ord. 208, 9/25/2012]
1. 
The streets, drainage, rights-of-way, school sites, public parks and recreation areas, bicycle paths and other public facilities shown on the Township’s Maps (Zoning Map, Official Map and other relevant maps, such as Record Plan) shall be considered in the approval of all plans.
2. 
All portions of a tract being subdivided or developed shall be taken up in lots, streets, public lands or other proposed uses so that remnants and landlocked areas shall not be created.
3. 
Reserve strips controlling access to lots, public rights-of-way, public lands or adjacent private lands are prohibited.
4. 
In general, lot lines shall follow Township boundary lines rather than cross them.
5. 
Where no public water supply is available to the subdivision or land development, the Township shall require the applicant/developer to obtain from a licensed testing laboratory certificates of approval for each lot as to the quality and adequacy of the water supply proposed to be utilized by the applicant/developer.
6. 
Applicant/developers shall be required to construct or pay for the construction of, at the option of the Township, those on-and off-site public improvements, or portions thereof, which the Township determines bear a rational nexus to the needs created by, and the benefits conferred upon, the subdivision or development.
7. 
Natural Features. Care shall be taken to preserve natural features such as agricultural land, woodland and specimen trees, wetlands, water courses, views, and historical features, such as buildings and stone walls, which will maintain the attractiveness and value of the land. Damming, filling, relocating or otherwise interfering with the natural flow of surface water along any surface water drainage channel or natural water course shall not be permitted except with the approval of the Township and, where appropriate, the PA DEP and the US Army Corps of Engineers.
A. 
Groundwater Resources. This Section is intended to ensure that the Township’s limited groundwater resources are protected for purposes of providing water supplies for its residents and businesses, and to protect the base flow of 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. 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, the use of bioretention areas and infiltration trenches, and the placement of roads, buildings and other impervious surfaces in locations other than those identified on the Existing Resources and Site Analysis Plan as having the greatest permeability where precipitation is most likely to infiltrate and recharge the groundwater. (See § 22-1403 for the requirements for a Water Resources Impact Study.)
B. 
Stream Valleys, Swales, Springs, and Other Lowland Areas. Stream valleys (which include stream channels and flood plains), swales, springs and other lowland areas are resources that warrant restrictive land use controls because of flooding hazards to human life and property, ground water recharge functions, importance to water quality, and the health of aquatic communities and wildlife habitats. Such areas are generally poorly suited for subsurface sewage disposal systems. Stormwater management shall be provided in accord with Township stormwater regulations and the following activities shall be minimized:
(1) 
Disturbance to streams and drainage swales.
(2) 
Disturbance to year-round wetlands, areas with seasonally high water tables, and areas of surface water concentration.
(3) 
Stream valleys, swales and other lowland areas warrant designation as conservation open space because of extreme limitations. They may also require adjoining buffer lands to be included in the conservation open space, to be determined by an analysis of the protection requirements of such areas on a case-by case basis. In certain instances, hydric soils may be excluded from the conservation open space where it can be demonstrated that they are suitable for low density residential uses and on-lot sewage systems.
C. 
Woodlands. Woodlands occur extensively throughout the Township, often in association with stream valleys and wet areas, poor and erodible agricultural soils, and moderate to steep slopes. In designing a subdivision and land development plan for any tract, the applicant/developer shall be guided by the following standards:
(1) 
Healthy woodlands exceeding one acre shall be preserved and designated as conservation open space areas, to the maximum extent possible. Proposed site improvements shall be located, designed, and constructed to minimize the loss or degradation of woodland areas.
(2) 
Developments shall be designed to preserve woodlands along roadways, property lines and lines occurring within a site such as streams, swales, stone fences and hedgerows. 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.
(3) 
Disturbance or removal of woodlands occupying environmentally sensitive areas shall be undertaken only when approved by the Township 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.
(4) 
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.
D. 
Upland Areas. These areas comprise fields, pastures, meadows, and former agricultural areas in early stages of woodlands succession, with fences, stone walls, tree copses and hedgerows, typically bordered by stream valleys and upland woodlands. 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. 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. Such areas sometimes provide habitat for wildlife, in conjunction with nearby woodlands and stream valleys. However, it is recognized that these areas also frequently offer the fewest constraints for development. Several elements of these working landscapes lend themselves to incorporation into the Township’s conservation open space network. These include prime 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. These areas can also accommodate development, with preferred locations being the nonprime agricultural soils and lower topographic settings where development will be visually less obtrusive. Compact clustered residential designs, with coordinated architectural and landscape architectural themes, are encouraged in highly visible locations where future development cannot be avoided (such as at the far edge of open fields).
E. 
Steep Slopes. The purpose of steep slope regulations is to conserve and protect those areas having steep slopes from inappropriate development and excessive grading; to prevent potential dangers caused by erosion, stream siltation, and soil failure; and to promote uses in steep slope areas that are compatible with the preservation of existing natural features, including vegetative cover by restricting grading of steep slope areas. Steep Slope Area shall be subject to use regulations identified below.
Steep Slope Category
Percent
Maximum Area of Disturbance
Moderately steep slope
15 to 25%
60%
Very steep slope
25% or greater
10%
Disturbance refers to any development activity, including regrading and stripping of vegetation. The use of regraded slopes shall be minimized and is generally discouraged. The use of retaining walls for grade changes is encouraged.
(1) 
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.
(2) 
Contiguous areas of steep slope that are less than 3,000 square feet in size shall be exempted from these standards and shall not be used in the calculation of the total square footage of steep slopes or the percentage of disturbance of steep slopes on a lot or development tract. Additionally, where the applicant/developer demonstrates to the satisfaction of the Supervisors that such increased disturbance is necessary for the applicant/developer to eliminate an existing nonconforming structure on the lot or development tract then the amount of the square footage which shall be exempt from these standards may be increased to 6,500 square feet of steep slope which shall not be used in the calculation of the total square footage of steep slopes or the percentage of disturbance of steep slopes on a lot or development tract.
F. 
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 (e.g., by the Statewide Natural Diversity Inventory), whereas for others, only the general locations are known. Subdivision applicant/developers shall take all reasonable measures to protect significant natural areas and features either identified by the Township Map of Potential Conservation Lands or by the applicant/developer’s Existing Resources and Site Analysis Plan by incorporating them into proposed conservation open space areas or avoiding their disturbance in areas proposed for development.
8. 
Historic Structures and Sites. Plans requiring subdivision and land development approval shall be designed to protect existing historic resources. 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, in the opinion of the Commission, a plan will have an impact upon an historic resource, the applicant/developer shall mitigate that impact to the satisfaction of the Commission by modifying the design, relocating proposed lot lines, providing landscape buffers, or other approved means. Township participation, review and approval of the applicant/developer’s interaction with the State Historical and Museum Commission with regard to the preservation of historic resources, as required for PA DEP approval of proposed sewage disposal systems, shall be required prior to preliminary plan approval.
9. 
Trails. When pedestrian and/or equestrian trails are proposed as part of a subdivision or land development the following shall apply:
A. 
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 Township upon recommendation of the Township Solicitor.
B. 
The land area permanently designated for trails for public use may be credited toward the conservation open space requirement of the Zoning Ordinance [Chapter 27].
C. 
An applicant/developer may propose and develop a new trail. If said trail is available for use by the general public and connects with an existing trail, the land area protected for said trail may be credited toward the conservation open space requirement of the Zoning Ordinance [Chapter 27].
D. 
Trails shall have a vertical clearance of no less than 10 feet.
E. 
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.
F. 
No trail shall be designed with the intent to accommodate motorized vehicles.
10. 
Water Frontage and Surface Drainage. The damming, filling, relocating, or otherwise interfering with the natural flow of surface water along any surface water drainage channel or natural watercourse shall not be permitted except with approval of the Township, and, where required by State statute, the PA DEP, or other applicable State agencies. Stormwater management shall be provided in accord with Township stormwater regulations.
11. 
Community Facilities and Adopted Plan Requirements. Where a proposed park, playground, school, or other public use is shown in an adopted plan of the Township and is located in whole or in part in a proposed development, the Board of Supervisors may require the reservation of such area provided that such reservation is acceptable to the applicant/developer.
12. 
Walkways. Pedestrian interior walks may be required, where necessary, to assist circulation or provide access to community facilities (e.g., a park or school).
13. 
Storm Drainage. Lots and/or parcels shall be laid out and graded to provide positive drainage away from buildings and to prevent damage to neighboring lots, tracts, or parcels. Stormwater management shall be provided in accord with Township stormwater regulations.
[Ord. 208, 9/25/2012]
1. 
An Existing Resources/Site Analysis Plan (ER/SA) shall be completed prior to starting the four-step design process.
A. 
Four-Step Design Process. All subdivisions and land developments on sites greater than three acres shall follow the four-step design process described below. Documentation of how the four steps were followed shall be provided:
(1) 
Step 1: Delineation of Conservation Land, or Common Open Space (Greenway Land), Including Stormwater and Wastewater Management Areas. General locations for Conservation Land or common open space (Greenway land), including stormwater and wastewater management areas, shall be delineated according to the following procedure:
(a) 
Using the ERSA Plan as a base map, primary and secondary conservation areas shall be delineated consistent with the Map of Potential Conservation Lands.
(b) 
Conservation area or common open space (Greenway land) shall include all primary conservation areas plus enough secondary conservation area to meet or exceed the minimum acreage requirement for common open space (Greenway land) set forth in the Zoning Ordinance [Chapter 27].
1) 
The applicant/developer shall prioritize natural and cultural resources in terms of their highest to least suitability for inclusion in the proposed common open space (Greenway land) in accordance with § 22-1004 (“Prioritized List of Resources to Be Conserved” and “Additional Design Standards”).
2) 
The locations and boundaries of primary conservation areas shall follow the actual boundaries of floodplains, wetlands, other water bodies including lakes and ponds and steep slopes over 25%.
3) 
The locations and boundaries of secondary conservation areas shall be based on the priorities established above, practical considerations given to the tract’s configuration, its context in relation to resources on adjoining properties, and the applicant/developer’s subdivision objectives. Secondary resources with the highest significance shall be included in the common open space (Greenway land). The applicant/developer shall also be guided by any written recommendations provided by the municipality regarding the delineation of secondary conservation areas, following the site visit.
4) 
Common open space (Greenway land) shall be delineated in a manner clearly indicating common open space (Greenway land) boundaries as well as the types of resources included within them.
(c) 
Preferred locations for stormwater and wastewater management facilities shall be identified using the ER/SA Plan as a base map.
1) 
The design of these facilities should strive to use the natural capacity and features of the site to facilitate the management of stormwater and wastewater generated by the proposal.
2) 
Opportunities to use these facilities as a buffer between the proposed common open space (Greenway land) and development areas are encouraged.
3) 
Stormwater management facilities should be located in areas identified as groundwater recharge areas.
4) 
Wastewater facilities shall comply with the requirements of the Zoning Ordinance [Chapter 27], this Chapter and the municipal Sewage Facilities Plan update all as updated from time to time.
(d) 
Development areas constitute the remaining lands of the tract outside the common open space (Greenway land), where dwellings, streets, building areas and lots are to be delineated in accordance with Steps 2, 3, and 4 below.
(2) 
Step 2: Locations for Dwelling Units and Commercial/Industrial Buildings. Dwelling units and commercial/industrial buildings shall be tentatively located, using the proposed common open space (Greenway land) land from Step 1 as reference and orientation as well as other relevant data on the ER/SA Plan. Dwelling units and commercial/industrial buildings shall be sited to:
(a) 
Fit the tract’s natural topography.
(b) 
Be served by adequate water and sewerage facilities.
(c) 
Provide views of and access to adjoining common open space (Greenway land).
(d) 
Avoid encroaching upon common open space (Greenway land) in a manner visually intrusive to users of such areas.
(3) 
Step 3: Alignment of Streets and Trails.
(a) 
Once dwelling units have been located, applicant/developers shall delineate a street system and parking areas that provides a safe pattern of vehicular and pedestrian access to each dwelling unit and commercial/industrial building. Streets, parking areas and trails shall conform to the tract’s natural topography and provide for a safe pattern of circulation to, from and within the tract.
(b) 
Streets parking areas and driveways crossing wetlands and traversing slopes over 15% shall be avoided to the greatest extent practicable.
(c) 
Street connections are encouraged in order to minimize the number of new cul-de-sacs and to facilitate easy access to and from homes in different parts of the tract and on adjoining parcels.
(d) 
Lots shall generally be accessed from interior streets, rather than from roads bordering the tract.
(e) 
A tentative network of trails shall be shown, where appropriate, providing access to natural and cultural features in the common open space (Greenway land). Potential trail connections to adjacent parcels shall also be shown in areas where a county or municipal trail network is envisioned.
(f) 
Common greens, shaped by the street system, shall meet the requirements of § 22-1004, Subsection 2A.
(4) 
Step 4: Design of Lot Lines.
(a) 
Lot lines shall follow the configuration of dwelling and commercial and industrial building locations and streets in a logical and flexible manner.
(b) 
Lot lines are not required (as in a condominium form of home ownership).
[Ord. 208, 9/25/2012]
1. 
Prioritized List of Resources to Be Conserved. The location of proposed common open space (Greenway land) shall follow the standards set forth in § 22-1002, shall reflect the common open space (Greenway land) and trail corridor recommendations of the municipal Open Space Plan, and protect the resources identified on the Map of Potential Conservation Lands. The applicant/developer shall demonstrate, to the satisfaction of the Township, that the following resources are incorporated into the common open space (Greenway land).
A. 
The following primary resources shall be included in the common open space (Greenway land). Lands containing primary resources are called Primary Conservation Areas (PCA). All PCAs shall be included in common open space (Greenway land).
(1) 
Lands within the 100-year floodplain (including the floodway).
(2) 
Wetlands.
(3) 
Other Water Bodies including lakes and ponds.
(4) 
Prohibitive steep slopes in excess of 25%.
B. 
The following secondary resources, listed in order of priority, shall be included in the common open space (Greenway land) to the fullest extent practicable. Lands containing secondary resources that are included in common open space (Greenway land) are called Secondary Conservation Areas (SCA).
(1) 
Significant habitat and species listed as endangered, threatened, or of special concern, such as those listed in the Pennsylvania Natural Diversity 1nventory and county and local Natural Areas Inventories.
(2) 
Steep slopes 15% to 25%, particularly those adjoining watercourses and ponds, due to the potential for soil disturbance leading to erosion that is detrimental to water quality.
(3) 
Woodlands, particularly those performing important ecological functions such as soil stabilization and protection of streams, wetlands and wildlife habitats.
(4) 
Hedgerows, groups of trees, specimen trees and other unique or significant vegetation features.
(5) 
Areas where precipitation is most likely to recharge local groundwater resources because of topographic and soil conditions affording high rates of infiltration and percolation.
(6) 
Class I, II and III agricultural soils as defined by the USDA Natural Resources Conservation Service.
(7) 
Historic structures and sites.
(8) 
Visually prominent topographic features such as knolls, hilltops and ridges, and scenic views as seen from public roads (particularly those with historic features). Significant views from within the site outward shall also be considered.
(9) 
Existing or proposed trails connecting the tract to other locations in the municipality.
2. 
Additional Design Standards. Meeting the priorities in Subsection 1 above, common open space (Greenway land) shall be configured to:
A. 
Be free of all structures, except historic buildings, structures related to common open space (Greenway land) uses and utilities as permitted in the Zoning Ordinance [Chapter 27].
B. 
Be undivided by public or private streets, except where necessary for proper traffic circulation.
C. 
Be interconnected wherever possible to provide a continuous network of common open space (Greenway land) within and adjoining the subdivision.
D. 
Be suitable for active recreational uses, where deemed appropriate by the Governing Body, without interfering with adjacent dwelling units, parking, driveways, and roads.
E. 
Provide buffers to adjoining parks, preserves or other protected lands.
F. 
Include common greens. An individual green shall be 5,000–30,000 square feet. Greens shall be surrounded by streets and dwellings on at least two and often three or four sides. Dwellings shall face the green. Common greens may be designed as terminal vistas within a street system.
G. 
Provide for pedestrian paths and trails for use by the residents of the subdivision and/or the municipality, except in those cases where part of the common open space (Greenway land) is located within private residential lots. Consideration shall be given to providing for public access on such trails if they are linked to other publicly accessible pathway systems within the municipality.
H. 
Provide pedestrian and maintenance access to common open space (Greenway land) such that no more than 15 lots shall be contiguous to each other without a centrally located access point meeting the following standards:
(1) 
The minimum width of the access strip shall in no case be less than 50 feet.
(2) 
The minimum width of the access strip shall extend the full depth of the adjacent lots.
(3) 
Access to common open space (Greenway land) used for agriculture or horticulture may be restricted or prohibited for public safety and to prevent interference with agricultural operations.
I. 
Generally not include parcels smaller than three acres, have a length-to-width ratio of less than four to one, or be less than 75 feet in width, except for such lands specifically designed as neighborhood greens, playing fields, trail links and boulevard or cul-de-sac islands.
J. 
Directly adjoin the largest practicable number of lots within the subdivision or development. At least 75% of the lots shall directly abut or face common open space (Greenway land) across a street.
K. 
Minimize views of new dwellings from exterior roads and abutting properties by the use of changes in topography, existing vegetation, or additional landscaping which meets the landscaping requirements of this Chapter.
L. 
Common open space (Greenway land) that is not wooded or fanned shall be landscaped in accordance with the landscaping requirements and common open space (Greenway land) management plan standards of this Chapter.
M. 
Be consistent with the policies of the municipality’s Comprehensive Plan and Open Space Plan.
O. 
Common open space (Greenway land) shall be delineated on the ground by any or all of the methods listed below. The Township shall have the sole discretion of approving the location, design and materials used for the delineation of common open space common open space (Greenway land).
(1) 
Markers.
(2) 
Small signs, no larger than 1.5 square feet.
(3) 
Individual sections of split rail or post and rail fencing, as long as the fencing is not continuous and does not restrict or prohibit public access.
(4) 
Vegetative plantings, landscaping.
(5) 
Other similar and appropriate methods.
[Ord. 208, 9/25/2012]
Wherever a central or public water supply system serves a development, provision shall be made for fire hydrants along streets or on the walls of nonresidential structures as approved by the Fire Company servicing the development in accordance with all prescribed State and county standards.
[Ord. 208, 9/25/2012]
1. 
The arrangement, character, extent, grade and location of streets shall be considered in their relation to existing and planned streets, topographical conditions, public convenience and safety and in their appropriate relation to the proposed uses of the land to be served by such streets.
2. 
Proposed streets shall further conform to such county and State street and highway plans as have been prepared, adopted and/or filed as prescribed by law and to the requirements of any general plans of the area as developed by the Planning Commission and adopted by the Board of Supervisors.
3. 
The arrangement of streets in a subdivision or land development shall either provide for the continuation of appropriate projection of existing principal streets in surrounding areas or conform to a plan for the neighborhood approved or adopted by the Township to meet a particular situation where topographical or other conditions make a continuance or conformance to existing streets impractical.
4. 
Streets shall be logically related to topography so as to produce reasonable grades, satisfactory drainage and suitable building sites.
5. 
The arrangement of streets shall provide for continuation of existing or platted streets and for proper access to adjoining undeveloped tracts suitable for future development. Where the subdivision or land development adjoins undeveloped land, stub streets shall be provided to the boundary lines with temporary easements for turnarounds unless otherwise specified in this Chapter or by the Township. When utilities are provided for future connection by adjacent lands they shall be placed to allow the greatest possible connection options (i.e., placing sanitary sewer inverts at the lowest possible elevation, etc.).
6. 
Stub streets greater in length than one lot depth shall be provided with a temporary turnaround to the standards required for cul-de-sacs or shall be paved to the full width of the right-of-way for the last 75 feet of their length.
7. 
Where a subdivision or development abuts or contains an existing or proposed arterial or collector street, the Township shall require reverse frontage with buffers along the side and rear property line.
8. 
If lots resulting from original subdivision are large enough to permit resubdivision or if a portion of the tract is not subdivided or proposed for development, adequate street rights-of-way to permit further subdivision or development shall be provided unless restricted from further subdivision by a plan note.
9. 
Dead-end streets shall be prohibited except as defined in § 22-1013, “Cul-de-Sac.”
10. 
Streets that are extensions of or obviously in alignment with existing streets shall bear the names of the existing streets. The same or similar street names shall not be repeated within the Township or adjacent areas, and all street names shall be subject to the approval of the Township.
11. 
Private Access Drive.
A. 
They will be approved only if designed to meet Township construction standards and if there is safe and convenient access for emergency vehicles.
B. 
Whenever an applicant/developer proposes to establish a street which is not offered for dedication and not required to be offered for dedication, the recorded subdivision or land development plan shall contain a note clearly identifying the street or streets that will not be dedicated to the Township and a covenant on behalf of the applicant/developer, its successors, heirs or assigns, including anyone purchasing property in the development, that the costs of maintaining, repairing and/or replacing the street shall be borne by the homeowners’ association or similar entity and not by the Township and that the Township shall be under no obligation to accept dedication of the street at any time in the future. In such event, the applicant/developer shall record along with the subdivision or land development plan, homeowners’ association covenants or similar documents providing for the manner and method of maintenance, repair or replacement of the street. Such documents shall be recorded with the subdivision or land development plan and shall provide that the Township shall have no obligation to maintain, repair or replace the street or to accept dedication of same.
C. 
A private access drive may be utilized solely to provide access to not more than four lots of single-family residential or agricultural use in a minor subdivision, which do not abut or have frontage on a public or approved road. Private access drives shall not be permitted in any approved, or proposed, major subdivision.
12. 
PennDOT Review. No plan which will require access to a highway under the jurisdiction of the Pennsylvania Department of Transportation shall be finally approved unless the plan contains a notice that a highway occupancy permit is required pursuant to Section 420 of the Act of June 1, 1945, (P.L.1242, No. 428) known as the “State Highway Law,” before driveway access to a State highway is permitted. The plan shall be marked to indicate that access to the State highway shall be only as authorized by a highway occupancy permit. The Township shall not be held liable for damages to persons or property arising out of the issuance or denial of a driveway permit by PennDOT.
13. 
The finished elevation of proposed streets shall be no more than one foot below the regulatory flood elevation.
[Ord. 208, 9/25/2012]
At the time of preliminary Township approval of any new subdivision or land development, the Board of Supervisors shall establish the extent of off-site road improvements required for the proposed application.
[Ord. 208, 9/25/2012]
1. 
Refer to Appendix B for additional street design standards.
2. 
Additional rights-of-way and cartway widths may be required by the Township in order to lessen traffic congestion, secure safety from fire, panic and other dangers, facilitate the adequate provision for transportation and other public requirements and promote the general welfare.
3. 
Where a subdivision abuts or contains an existing street, the applicant/developer shall be required to improve said street to Township standards, and, provide an additional ultimate right-of-way width to conform to the standards set by the Township.
4. 
New half or partial streets will not be permitted.
5. 
Wherever a tract to be subdivided or developed borders on an existing half or partial street, the other part of the street shall be plotted.
[Ord. 208, 9/25/2012]
1. 
Whenever street lines are deflected in excess of 5º, connection shall be made by horizontal curves.
A. 
To ensure adequate sight distances, horizontal curves shall be designed in accordance with the most recent AASHTO standards.
2. 
Except on local streets, a minimum tangent of 100 feet shall be required between horizontal curves.
3. 
A continuous radius curve shall be preferred in all eases to a series of curves and tangents.
4. 
Any applicant/developer who encroaches within the legal right-of-way of a State highway is required to obtain a highway occupancy permit from the Pennsylvania Department of Transportation.
[Ord. 208, 9/25/2012]
1. 
Center line grades shall not be less than 1%.
2. 
The maximum street grades shall be as follows:
A. 
Local streets: 12%.
B. 
Arterial and collector streets: 8%.
C. 
Vertical curves shall be used at changes of grade exceeding 1% and shall be designed in accordance with the most recent AASHTO standards.
3. 
A leveling area, measured from the point of intersection of the edge of the intersecting cartways shall be provided at the approach to an intersection as follows:
A. 
Four percent grade or less for a minimum distance of 50 feet for local streets.
B. 
Three percent grade or less for a minimum of 100 feet for arterials and collectors.
4. 
Sight Distances. In no case shall any combination of vertical or horizontal curves provide sight distances less than those required by PennDOT Title 67.
[Ord. 208, 9/25/2012]
1. 
Intersection streets and driveways shall intersect at a 90º angle for a minimum of 75 feet beyond the intersection of the right-of-way lines for streets and 20 feet for driveways.
2. 
Multiple intersections involving junction of more than two streets shall be prohibited.
3. 
Sight triangles and sight distance shall be designed in accordance with AASHTO Standards.
4. 
Local streets shall not intersect on the same side of a collector or arterial street at intervals of less than 800 feet.
5. 
Streets entering opposite sides of another street shall be laid out either directly opposite one another or with a minimum offset of 175 feet between their center lines.
6. 
Curb Radii. Curb lines shall be rounded by a tangential arc, the minimum radius of which shall be in accordance with the chart below. The curb line radius shall be concentric with that of the right-of-way line, excepting at the intersections of street having different widths between the curb and right-of-way lines.
Street Type
Required Curb Radius (feet)
Arterial
Meet PennDOT requirements
Collector
30
Local
20
[Ord. 208, 9/25/2012]
1. 
In all zoning districts, local streets, private driveways or other access points shall be controlled and shall be so located as to provide a minimum distance of 40 feet from any other street access point, driveway or the intersection of another street, except that a private driveway for a single-family residential dwelling may be permitted within 40 feet from any other such driveway. For purposes of this subsection, the distance between local streets, private driveways or other street access points shall be measured from the paved edge of any driveway or access point and from the edge of the right-of-way of any street, exclusive of corner radii.
2. 
Sight Triangle at Driveways and Private Accessways. At each point where a private accessway or driveway intersects a public street or road, a sight triangle of 15 feet, measured from the point of intersection of the street and the accessway, shall be maintained, within which vegetation and other visual obstructions shall be limited to a height of not more than 1.5 feet above street level.
3. 
The angle of intersection of a private accessway with a public street shall be not less than 600.
4. 
No dwelling shall hereafter be erected unless there is a direct access to it through an open space on the same lot. Such open space shall be not less than 25 feet in width and shall extend from the dwelling to a street. Every principal building shall be built on a lot with frontage on a public street or road improved to meet the Township’s standards.
5. 
Reverse Frontage.
A. 
In single-family residential zoning districts, all lots abutting collector or arterial roads shall be reverse frontage lots.
B. 
All lots requiring reverse frontage shall be subject to a special setback. Within the special setback, the 25 feet of depth abutting the collector or arterial street shall be established as a buffer easement by the applicant/developer, except within the sight triangle.
6. 
Distance Between Driveways. In multiple-family residential, commercial and office research zoning districts, on collector and arterial streets, access shall be controlled and shall be so located as to provide a minimum distance of 200 feet between any two driveway entrances or any other street right-of-way line between the paved edge of any driveway and the edge of the right-of-way line of any other street, exclusive of corner radii.
7. 
Driveways and access points shall be so located, designed and constructed as to provide adequate sight distance at intersections with streets.
8. 
For multifamily residential developments or land developments containing more than one lot or building fronting on an existing or proposed arterial or collector street, the Township will require access for individual uses or buildings from an internal street rather than from the arterial or collector streets. When adjacent lots proposed for nonresidential uses front on a collector or arterial street, the applicant/developer may be required to provide a service road for ingress and egress; or, in lieu thereof, the applicant/developer may be required to provide unified access and off-street parking areas.
9. 
Minimum driveway standards for various types of development shall be as follows:
 
Classification A
Classification B
Classification C
Minimum Width at Cartway (feet)
9
12'-(1 way)
24'-(2 way)
12'-(1 way)
24'-(2 way)
Minimum Radius (feet)
3 to 5
10'-(1 way)
15'-(2 way)
15'
Maximum Grade
12%
12%-(1 way)
12%-(2 way)
8%
Maximum Change of Grade
10%
10%-(1 way)
10%-(2 way)
6%
Classification of land development or subdivision:
A Residential: density up to three dwelling units per acre.
B Residential: density in excess of three dwelling units per acre. Nonresidential: commercial and industrial.
10. 
In all zoning districts, private driveways or other street access points shall be controlled and shall be so located so as to provide a minimum distance of five feet from the paved edge of any such driveway or access point to any property line.
11. 
All new residential subdivisions or land developments containing 25 dwelling units or more shall have a minimum of two public street entrances from public roads to the residential subdivision or land development.
12. 
Where a lot abuts streets of different classifications in the street hierarchy, access to the lot shall be taken from the lower order street.
[Ord. 208, 9/25/2012]
1. 
Cul-de-sacs, permanently designed as such, shall not exceed 800 feet in length. Each cul-de-sac street shall have a minimum length of 250 feet, measured in accordance with PennDOT’s standards for liquid fuel tax reimbursement.
2. 
Cul-de-sacs shall have, at the closed end, a turnaround with a right-of-way having a minimum outside radius of not less than 50 feet and shall be paved to a radius of not less than 40 feet. (See BMP or 167 Plan for center of cul-de-sac.)
3. 
The preferred configuration of the cul-de-sac is either an asymmetrical bulb to the left or a symmetrical bulb.
4. 
Cul-de-sacs shall drain toward the open end, where feasible. When not feasible provisions shall be made for proper drainage. Drainage to center of cul-de-sac shall be permitted when there is a vegetated or landscaped center to the cul-de-sac.
5. 
Other varieties of turnarounds such as T style turnarounds or tear drop configurations will be considered on an individual basis.
[Ord. 208, 9/25/2012]
1. 
Required Locations.
A. 
Curbs shall be installed along each side of every arterial, collector and local street, access driveway, and parking lots in a land development where pedestrian traffic will be traveling adjacent to the street, access driveway, or parking lot.
2. 
Design Standards.
A. 
All curbs shall be designed with consideration to pedestrian traffic and shall provide adequate and reasonable access for the safe and convenient movement of physically handicapped persons in accordance with all Federal and State regulations.
B. 
Curbs shall be constructed in accordance with the standards shown on the Curb Construction Standards, in Appendix C of this Chapter and may be constructed of concrete or Belgian Block.
[Ord. 208, 9/25/2012]
1. 
Sidewalks. Sidewalks shall be required on both sides of all streets in major subdivision plans and land developments. Street sidewalks shall have a minimum width of four feet, unless otherwise approved by the Board of Supervisors. There shall be a minimum three foot-wide planting strip, between the curb and sidewalk along local streets and 10 feet along collector or arterial streets. This grass planting strip can be used for the location of the underground utilities.
A. 
The grades and paving of the sidewalks shall be continuous across driveways except in nonresidential and high-density residential developments and in certain other cases where heavy traffic volume dictates special treatment.
B. 
At corners and pedestrian street crossing points, sidewalks shall be extended to the curb line with an adequate apron area for anticipated pedestrian traffic. Barrier-free curb ramps shall be provided pursuant to applicable State and Federal regulations at all intersections of sidewalks and streets. Detectable warnings shall be provided at all curb ramps.
C. 
Where on-street parking is proposed with sidewalks, the minimum right-of-way width shall be expended to the extent necessary to contain the outer edge of the sidewalk.
2. 
Sidewalks and walkways shall be laterally pitched at a slope not less than 1/8 inch per foot to provide for adequate surface drainage.
3. 
Sidewalks shall be designed and constructed in accordance with the applicable provisions of PennDOT Publication 408. Sidewalks shall be constructed with bituminous expansion joints at intervals not more than 20 feet.
4. 
Sidewalks shall be constructed of four-inch depth of Class A Air Entrained 4,000 psi concrete on a four-inch depth 2B stone base. A concrete sealant/curing compound shall be applied to all sidewalk to aid in curing and protect the concrete.
5. 
Sidewalks and walkways adjacent to parking areas shall be set back a minimum of five feet to prevent car overhang from restricting pedestrian movement along the sidewalk.
6. 
Width, alignment and gradient of sidewalks and walkways shall provide safety, convenience and appearance for pedestrian traffic.
7. 
The alignment and gradient of sidewalks and walkways shall be coordinated with the grading plan to prevent the passage of concentrated surface water on or across the sidewalk or walkway and to prevent the pocketing of surface water by sidewalks or walkways.
8. 
All sidewalks and curbs at intersections of two or more streets shall include a handicap accessible ramp in accordance with ADA Standards.
[Ord. 208, 9/25/2012]
1. 
The applicant/developer shall erect at every street intersection a street sign or street signs having thereon the names of the intersecting streets. At intersections where streets cross, there shall be at least two such street signs, and, at the intersections where one street ends or joins with another street, there shall be at least one such street sign.
2. 
Street signs are to be erected before the first dwelling on the street is occupied.
3. 
All signs shall meet current PennDOT specifications.
4. 
The signs shall be located to provide visibility to both pedestrian and vehicular traffic and be installed as close to the side of the cartway or curb as practical, but no part of the name plate shall be permitted to overhang any part of the cartway or curb.
5. 
Street name plates, standards, installations and locations shall be subject to the approval and inspection of the Township Engineer and Township Road Master.
[Ord. 208, 9/25/2012; Ord. No. 258, 9/23/2025]
1. 
Should the Board of Supervisors deem it necessary or desirable to cause street lighting to be installed for safety or security considerations within a major or minor subdivision, the following shall be considered the obligation of the applicant/developer:
A. 
Streetlights shall be located at all intersections of new streets and an existing collector or other roads and at the intersection of a collector road and any other collector or arterial road, at an intersection of a commercial, industrial, or institutional use driveway with a public street (such fixture shall be privately owned and maintained), and at curves in a street with a 300-foot or sharper horizontal curve.
B. 
Lighting design shall be in accordance with the applicable IESNA Standards. Calculations and plans demonstrating compliance with intensity and uniformity ratios shall be submitted.
C. 
All lighting shall be fully shielded, and properly directed, reflected, or shielded to avoid glare, to avoid shining light directly into the eyes of motorists and to direct lighting away from neighboring dwellings. Shields, visors, hoods and careful aiming shall be used to control the direction of lighting and to meet the standards in Chapter 32, Outdoor Lighting Standards. Luminaries that are near residential areas shall utilize full cut-off type fixtures that direct lighting away from neighboring properties and meet the standards of Chapter 32, Outdoor Lighting Standards.
D. 
Lighting shall not cause nighttime spillover of light and shall conform to the regulations in Chapter 32, Outdoor Lighting Standards.
E. 
Light poles and luminaries shall be shown on the plans and should be acceptable to the Township.
[Ord. 208, 9/25/2012]
The applicant/developer shall be responsible for furnishing and installing all traffic control signals, signs and markings that are deemed necessary by the Township. The applicant/developer shall install such signals, signs and markings prior to the issuance of the first building permit or as otherwise the streets become open to traffic. All traffic control signals and markings signs shall comply with the specifications of the Pennsylvania Department of Transportation Regulations for Traffic Signs, Signals and Markings, as currently amended (Pennsylvania Department of Transportation, Publication 68, MUTCD).
[Ord. 208, 9/25/2012]
1. 
The applicant/developer shall cause water, gas, electric power, cable television and telephone facilities to be installed in such a manner as to make adequate service available to each lot or dwelling unit in the subdivision or land development.
2. 
All utilities shall be placed underground where practical due to rock.
3. 
All utilities shall be located within the street right-of-way; where this is not possible, easements or rights-of-way of sufficient width for installation and maintenance shall be provided. Easements for sanitary sewer and stormwater drainage shall meet the requirements of § 22-1023.
4. 
Final plans shall show locations of all utilities and shall be coordinated with required street tree planting.
[Ord. 208Please see Chapter 32, Outdoor Lighting Standards, for regulations on lighting., 9/25/2012; Ord. No. 258, 9/23/2025]
Please see Chapter 32, Outdoor Lighting Standards, for regulations on lighting.
[Ord. 208, 9/25/2012]
1. 
The length, width and shape of blocks shall be determined with due regard to the following:
A. 
Provision of adequate sites for the type of buildings proposed.
B. 
Zoning requirements as to lot size, dimension and minimum lot area per dwelling unit.
C. 
The limitations and opportunities of the topography.
D. 
Requirements for safe and convenient vehicular and pedestrian circulation and access.
2. 
Blocks shall have a maximum length of 1,600 feet and, so far as practical, a minimum length of 500 feet. In the design of blocks longer than 1,100 feet, special consideration shall be given to the requirements of satisfactory fire protection.
3. 
Residential blocks shall be of sufficient depth to accommodate two tiers of lots, except where reverse frontage lots are required by other sections of this Chapter.
[Ord. 208, 9/25/2012]
1. 
The size, shape and orientation of lots shall be appropriate for the location of the subdivision and the type of development and use contemplated.
2. 
Residential lots shall front on a street, existing or proposed.
3. 
In general, side lot lines shall be at right angles or radial to street lines.
4. 
House numbers shall be in accordance with 911 and post office standards.
5. 
Lots excessively deep in relation to width or lots excessively irregular in shape are to be avoided. A proportion of 2 1/2 in depth to one in width is generally accepted as a proper ratio maximum. Lots having a greater street frontage dimension than their depth shall be avoided.
6. 
Lotting of individual lots for nonresidential purposes shall be avoided in favor of a comprehensive design of the land to be used for such purposes. If any lot is subdivided for commercial purposes, such subdivision plan shall be accompanied by a land development plan showing the intended development of the entire tract. A unified land development plan showing buildings, parking, stormwater facilities and internal driveways shall be provided.
[Ord. 208, 9/25/2012]
1. 
Easement widths shall be the greater of 20 feet or that required by the rules and regulations of the Township and/or the appropriate Authority.
2. 
Easements for structures shall be centered on or adjacent to rear or side lot lines.
3. 
An easement 10 feet in width reserved for storm drainage and grading shall be provided around the perimeter of all lots one acre or less.
4. 
Nothing other than grass shall be permitted to be placed, planted, set or put within the area of an easement, except within easements used exclusively for buffers where plantings are permitted. Deeds to all lots containing easements of any nature shall carry a clause stating any and all restrictions on buildings and plantings within any easement area. The clause shall state to whom the easement is granted, the rights of ingress and egress and the rights to construct, maintain and renew any and all structures and/or plantings within the easement limits. No right-of-way or easement for any purpose whatsoever shall be recited or described in any deed unless the grant thereof has been shown on the recorded plan. All easements and rights-of-way shown on record plans shall be recited and recorded in the deed.
5. 
Where stormwater or surface water will be gathered within the subdivision or land development and discharged or drained in volume over lands within or beyond the boundaries of the subdivision or land development, the applicant/developer shall reserve or obtain easements over all lands affected thereby, which easements shall be adequate for such discharge of drainage and the carrying off of such water and for the maintenance, repair and reconstruction of the same by vehicles, machinery and other equipment for such purposes, and which shall be of sufficient width for such passage and work. The applicant/developer shall convey, free of charge or cost, such easements to the Township upon demand.
6. 
Easements shall be monumented.
[Ord. 208, 9/25/2012]
1. 
General. All parking requirements of the Township Zoning Ordinance [Chapter 27] shall be adhered to for all subdivision or land developments. The number of parking spaces required by the Township Zoning Ordinance [Chapter 27] shall be considered both a minimum and a maximum.
2. 
Angle or perpendicular parking shall not be permitted along public streets. All parking lots and bays permitting parking other than parallel shall be physically separated from the street and confined by curbing or other suitable separating device approved by the Township.
3. 
Between every 15 contiguous parking spaces in a row there shall be a planting strip 10 feet wide and planted with street trees from the list of acceptable street trees (see § 22-1101, “Landscape Plan Required”) which shall serve as a physical separation between every 15 parking spaces. In addition, parking islands five feet wide shall be constructed between each parking row. The number of plantings shall comply with zoning regulations.
4. 
Street trees shall be provided at the rate of not less than two trees for every 10 parking spaces, which shall be in addition to any other requirements for buffering or landscaping.
5. 
All parking areas shall be striped to indicate the location and dimensions of parking spaces. Directional arrows shall be indicated on the pavement to control the flow of traffic.
6. 
Parking lots shall be separated from buildings by a minimum distance of 10 feet or more.
7. 
Parking space dimensions shall be in accordance with the Township Zoning Ordinance [Chapter 27].
8. 
All dead-end parking areas shall be designed to provide sufficient backup area for the end stalls of the parking area.
9. 
Parking areas shall be designed so that each motor vehicle may proceed to and from the parking space provided for it without requiring the moving of any other motor vehicle.
10. 
No less than a five-foot radius of curvature shall be permitted for all curb lines in all parking areas.
11. 
All automobile parking areas shall be paved and constructed in accordance with Township specifications.
12. 
The layout of every parking area shall be such as to permit safe and efficient internal circulation in accordance with accepted traffic engineering principles and standards. No parking lot that requires or allows for cars to back directly into a street shall be permitted.
13. 
Entrances and exits to and from off-street parking areas shall be located so as to minimize interference with street traffic and shall meet the minimum requirements for space between driveways and intersections set forth in § 22-1010. Where, in the opinion of the Township Engineer or Board of Supervisors, a left turn exit would create undeliverable traffic congestion the exit shall be restricted to right turns only.
14. 
Combined access points for adjacent uses shall be installed where appropriate.
15. 
Every off-street parking area shall include sufficient cuing space to accommodate entering and exiting vehicles without overflowing onto adjacent streets or service roadways however, a minimum queuing space for six vehicles is required.
16. 
Pedestrian crosswalks and refuge islands shall be provided at intervals not exceeding 200 feet along the length of each parking area.
17. 
Parking shall not be located further than 300 feet from the entrance of the structure in which it serves.
18. 
Parking lot lighting shall be in accordance with the standards of § 22-1018 of this Chapter.
[Ord. 208, 9/25/2012]
1. 
Monuments shall be placed at each change in direction of boundary, two to be placed at each street intersection and one on one side of each street at angle points and at the beginning and end of curves. Utility easements shall be monumented at their beginning, at their end, and at changes in direction, and areas to be conveyed for public use shall be fully monumented at their external boundaries.
2. 
Monuments shall be placed in the ground after final grading is completed.
3. 
All monuments shall be constructed in accordance with all prescribed design standards and conform to the following provisions:
A. 
The placement of all monuments shall be verified by the Township Engineer and their accuracy certified by the applicant/developer’s professional land surveyor. The accuracy of the monument shall be within 3/100 of a foot.
B. 
The monuments shall be precast concrete with a reinforced steel rod and shall be at least four inches square at top and six inches at bottom and at least 24 inches in depth, with surface edges beveled.
4. 
The corners of all lots not monumented shall be marked with iron pins.
[Ord. 208, 9/25/2012]
1. 
Outdoor collection stations shall be provided by applicant/developer for garbage and trash and for recyclable materials when individual collection is not made and indoor storage is not provided. Stations shall be provided in all zoning districts except those devoted solely to single-family detached dwellings.
2. 
Collection stations shall be located so as to be separated adequately from habitable buildings to avoid being offensive or a fire hazard and shall be hidden from sight by a solid fence or wall and landscaped and be convenient for collectors and residents. Turning movement diagrams shall be provided demonstrating that the containers can be accessed by a collection truck safely.
3. 
Maintenance-Collection stations shall be properly maintained by the applicant/developer. The screening shall be maintained in a good condition. In addition, all waste material shall be properly stored in the appropriate bin or dumpster.
[Ord. 208, 9/25/2012]
1. 
Site Location.
A. 
All mobile home parks shall be located on well drained lands and shall have not less than a total land area of 10 acres.
B. 
All mobile home parks shall have paved access roads to and from any such site and in no instance shall such sites be in conflict with any other ordinance of the Township.
2. 
Minimum Site Improvement.
A. 
Minimum site improvements for all mobile home parks shall include, but shall not be limited to, the following:
(1) 
Streets. All streets within any mobile home park shall be not less than 40 feet right-of-way for minor streets and 50 feet right-of-way for collector streets with a paved width of not less than the requirements as set out in Part 10 Table hereof, for minor streets. All streets shall be kept free of debris or other obstructions to provide clear access for fire, police or other emergency access.
(2) 
Open Space. All mobile home parks shall provide not less than 10% of the total land area for public open space purposes and such lands shall be improved whereby the same will be accessible to all families residing within said tract and whereby such open space may be used for recreational purposes.
(3) 
Utility Improvements. All mobile home parks shall provide to each lot line both a continuing supply of safe and potable water as approved by the Pennsylvania Department of Environmental Protection and a connection to public sanitary sewage disposal facilities of the Township or to facilities provided by the applicant/developer which shall be in accordance with, and as approved by, the Pennsylvania Department of Environmental Protection.
(4) 
Other Site Improvements. There shall be provided in each mobile home park such other improvements as the Township may require whereby such requirements shall be all times in the best interests of public health, safety and general welfare and may include, but not be limited to, garbage and trash collection and disposal facilities as approved by the Pennsylvania Department of Environmental Protection, and a lighting system in accordance with § 22-1020.
B. 
Density. The maximum density permitted is five units per acre.
C. 
Lot Requirements.
(1) 
Mobile home spaces shall be provided consisting of a minimum of 6,000 square feet for each space, which shall be at least 60 feet wide and at least 100 feet in length and shall be clearly defined.
(2) 
Mobile homes shall be so parked on each space that there shall be at least 25 feet clearance between mobile homes.
(3) 
No mobile home shall be located closer than 200 feet from a permanent building existing at the time the plan for the mobile home park is approved and located on property owned by a person or entity other than the owner of the mobile home park.
(4) 
No mobile home shall be located closer than 10 feet from the boundary of any mobile home space.
(5) 
No mobile home shall be located closer than 25 feet from any property line bounding the park.
(6) 
No mobile home shall be located closer than 125 feet from any stream or and 75 feet from the right-of-way of any public street or public highway.
(7) 
No mobile home shall be located closer than 25 feet from the right-of-way or edge of pavement, if no right of-way exists, of a private driveway or private roadway.
(a) 
If the mobile home park is abutted on the side or rear property line by an existing residence within 100 feet, adequate screening in conformance with § 27-519 of the Zoning Ordinance shall be required. The screening may be eliminated or modified upon submission of a written agreement signed by the adjacent property owner.
D. 
Off-Street Parking. There shall be provided not less than two paved off-street parking spaces for each mobile home lot. Each such off-street parking space shall be not less than 10 feet wide and not less than 20 feet long.
E. 
Required Permits. Any and all permits and/or approvals (except local zoning) required from any and all local, State or Federal agencies shall be obtained by the applicant/developer and copies of such permits and/or approvals forwarded to the Township prior to final approval from the Township.