[Ord. No. 1-2024, 4/15/2024]
The standards and requirements contained in this Part shall apply as minimum design standards for subdivision and/or land developments in the Township.
[Ord. No. 1-2024, 4/15/2024]
1.
General Design Standards.
A.
Proposed streets shall conform to such township, county, and state street and highway plans as have been prepared, adopted and/or filed as prescribed by law.
B.
New streets shall be connected with streets of similar function, to form continuations thereof.
C.
Wherever there exists a dedicated or platted area reserved for future street usage along the boundary of a tract being developed, the adjacent street shall be extended into the proposed project.
D.
Local streets shall be laid out to discourage use by through traffic.
E.
For new subdivisions, a rigid rectangular (i.e., grid) street pattern need not be adhered to; the use of curvilinear streets may be provided when their use will result in a more desirable layout.
F.
Where a development abuts an existing or proposed major street, the Board of Supervisors may require the use of marginal access streets, reverse frontage lots or such other treatment that will provide protection for abutting properties, reduce the number of intersections with the major street and separate the local and through traffic.
G.
If lots resulting from original subdivision are large enough to permit resubdivision or if a portion of the tract is not subdivided, adequate rights-of-way for streets and other required improvements shall be provided as necessary to permit further subdivision.
H.
All streets shall be designed to conform as closely as possible to the original topography to the extent practicable.
I.
Streets shall be laid out to provide convenient and safe access to the property.
J.
Streets shall be logically related to the topography so as to produce reasonable grades, satisfactory drainage and suitable building sites.
K.
As a minimum, all new streets shall be graded to the right-of-way line. All cut and fill slopes associated with the construction of the streets, within or beyond the limits of the street right-of-way, shall not exceed a maximum of a 3:1 slope.
L.
The design speed and proposed speed limits for new streets shall be noted on the plan and shall be approved by the Township.
M.
Permanent concrete monuments shall be accurately placed to monument the right-of-way line along at least one side of each street at the beginning and end of all curves and at all angles. When the outside perimeter of a tract falls within or along an existing road right-of-way, then the right-of-way of that roadway shall be monumented at the above referenced points.
(1)
Monuments shall be of concrete, with a flat top having a minimum width or diameter of four inches and a minimum length of 30 inches. Cast-in-place or precast concrete monuments shall be marked with center punch mark in a three-quarter-inch copper or brass dowel.
(2)
All existing and proposed monuments shall be delineated on the final plan.
(3)
All monuments shall be placed by a registered land surveyor so that the scored or marked point shall coincide exactly with the point of intersection of the lines being marked.
(4)
All monuments shall be inscribed with a proper inscription indicating the name of the surveyor responsible for the survey.
N.
Landscape islands and/or boulevards may be permitted within existing or proposed public streets at the sole discretion of the Board of Supervisors. Any request for landscape islands and/or boulevards within any existing or proposed public street shall include an agreement, in a recordable form acceptable to the Township, to provide for the perpetual maintenance of the landscape islands and/or boulevards.
O.
Pavement base drains shall be required when the street subgrade is subject to an elevated ground water table. See PennDOT Publication 408, Specifications, as amended, and PennDOT Publication 72M, Standards for Roadway Construction, as amended, for required pavement base drain specifications.
2.
Private Streets.
A.
All proposed streets shall be offered for dedication and are subject to acceptance at the discretion of the Township.
B.
Where a modification of this subsection is granted by the Township, all private streets shall conform to the following requirements:
(1)
Private streets shall meet all the design standards for public streets as required by this chapter.
(2)
Applications that propose a private street shall include an agreement, in a form acceptable to the Township, which shall be recorded with the Recorder of Deeds as part of the final plan. This agreement shall establish the conditions under which the street will be constructed and maintained, as well as conditions controlling an offer of dedication, and shall stipulate:
(a)
That the street shall be constructed and maintained to conform to the provisions of this chapter.
(b)
The method of assessing maintenance and repair costs.
(c)
That an offer for dedication of the street shall be made only for the street as a whole.
(d)
That the owners of the abutting lots will include with any offer of dedication sufficient funds, as estimated by the Township, to restore the street to the prevailing standards.
(e)
That an agreement by the owners of 51% of the front footage thereon shall be binding on the owners of the remaining lots.
3.
Street Names, Street Name Signs, and Street Addresses.
A.
Streets that are extensions of or obviously in alignment with existing streets shall bear the names of the existing streets.
B.
Street names shall not be repeated within the township and all street names shall be subject to the approval of the Board of Supervisors, Lebanon County Department of Emergency Services, Lebanon County GIS Department, and the Postmaster.
C.
Street names shall be limited to 14 characters for signage purposes.
D.
Street name signs shall be provided and installed by the developer at all intersections and shall identify both intersecting streets, and their design shall be approved by the Township.
E.
Street address plans shall be approved by the Township for all new subdivisions.
4.
5.
Reconstruction of Existing Streets.
A.
Existing streets in and bordering a subdivision or land development shall be of such widths and grades and in such locations as deemed necessary to accommodate prospective traffic and facilitate fire protection. Existing streets in and bordering a subdivision or land development shall be reconstructed according to Township or PennDOT specifications:
(1)
If the existing street does not meet current Township or PennDOT specifications or requires restoration as determined by the Township or PennDOT; and
(2)
If an existing street borders or lies through the subdivision and development, it shall be reconstructed to the full width of the street as required by Township or PennDOT specifications and design standards.
B.
Where a temporary cul-de-sac is being extended, the bulb shall be removed and the street reconstructed to the Township's street specifications and any existing sidewalk shall be extended through the area, and the remaining areas shall be regraded and seeded.
C.
When the proposed development requires construction within an existing street right-of-way, such as sewer, water or stormwater lines, the Township may require construction of a new base and/or wearing course along the entire frontage and/or disturbed area. The extent of the new base and/or wearing course shall be approved by the Township.
D.
The extension of existing streets which are presently constructed with a cartway different from current Township standards shall be provided with a transition area, the design of which is subject to Township approval.
E.
If a subdivision or land development abuts an existing Township and/or state street which has a right-of-way width of less than the required right-of-way width set forth in Subsection 7, the applicant shall dedicate to the Township or Commonwealth, as applicable, that amount of land necessary so that the distance from the centerline of the street to the edge of the right-of-way abutting the proposed development is one-half the ultimate right-of-way width as set forth in Subsection 7.
6.
Construction Standards.
A.
Except streets owned and maintained by PennDOT, all streets shall be constructed, and all existing streets shall be reconstructed, including required pavement specifications, in accordance with the standards provided in Chapter 21, Part 1B (Construction or Reconstruction of New of Existing Roads or Streets), of Jackson Township's Code of Ordinances.
B.
Appropriate skid resistance levels (SRLs) for the subject street(s) shall be in accordance with skid resistance level (SRL) determination standards required by PennDOT based on average daily traffic (ADT) counts on the subject street(s).
C.
If subgrade compaction requirements cannot be achieved during construction, alternative stabilization measures such as lime stabilization, additional aggregate depth, geotextile fabric or geogrid reinforcement shall be specified as needed.
D.
Compaction test results shall be submitted to the Township at the discretion of the Township Engineer.
7.
Right-of-Way and Cartway Width Standards.
A.
The minimum street right-of-way and paved cartway width standards shall be as provided in Table 5.1 (all dimensions in feet):
Table 5.1 - Right-of-Way and Cartway Width Standards | ||||||||
|---|---|---|---|---|---|---|---|---|
Streets Without Curbs | Streets With Curbs | |||||||
Street Classification | Right-of-Way Width | No. of Travel Lanes | Travel Lane Width | Paved Shoulder Width - No Parking2 | Paved Shoulder Width - Parallel Parking2 | Travel Lane Width | Paved Shoulder Width - No Parking2 | Paved Shoulder Width - Parallel Parking2 |
Arterial | Arterial roads shall be designed in accordance with PennDOT Publication 13M standards | |||||||
Collector | 60 | 2 | 11 | 6 | 8 | 11 | 4 | 8 |
Local1 | 50 | 2 | 10 | 4 | 7 | 10 | 4 | 7 |
Alley | 33 | 1 | 16 | N/A | N/A | 16 | N/A | N/A |
Notes: | ||||||||
1 | For cul-de-sac streets, the right-of-way width shall be 100 feet and the cartway width shall be 80 feet at the turnaround. | |||||||
2 | Additional shoulder width may be required for bicycle lanes when required by the Township. | |||||||
B.
At the discretion of the Township, paved and marked bicycle lanes shall be provided for all collector and arterial streets and shall maintain the following minimum widths:
(1)
Six feet total width for shared bike lane and paved shoulder on streets with no curb and no parking.
(2)
Five feet total width for shared bike lane and paved shoulder on streets with curb and no parking.
(3)
Eleven feet total width for shared bike lane and parking lane on streets with no curb.
(4)
Twelve feet total width for shared bike lane and parking lane on streets with curb.
C.
Signage and pavement markings shall be provided for bicycle lanes in accordance with current MUTCD, as amended, standards.
8.
Horizontal Alignment.
A.
Horizontal street alignments shall be measured along the centerline.
B.
Horizontal curves shall be used at all angle changes.
C.
The centerline of the street cartway shall correspond with the centerline of the street right-of-way.
D.
Plans with street locations along the perimeter of a property shall be required to show building setback lines and clear sight triangles within the adjacent properties. Written permission in the form of a recorded clear sight easement shall be obtained from affected adjacent landowners to ensure visibility is maintained.
E.
There shall be a tangent of at least 100 feet between reverse curves for all local and collector streets.
F.
Horizontal curve centerline radii shall be designed in coordination with vertical geometry, subject to the approval of the Township Engineer. The minimum acceptable centerline radii shall be 500 feet for arterial streets, 300 feet for collector streets, and 150 feet for local streets.
9.
Vertical Alignment.
A.
Vertical curves shall be used in all changes of grade.
B.
The minimum vertical grade for all streets shall be 1% the maximum vertical grade shall be 7% for arterial and collector streets, and 10% for local streets.
C.
The minimum length of vertical curve for all streets shall be 75 feet.
D.
Intersections shall be designed with a flat grade. In hilly or rolling topography, a leveling area shall be provided for 75 feet on all sides preceding the intersection, measured from the edge of cartway of the intersection street. The leveling area shall have a maximum grade as follows:
E.
No side street shall intersect a through street when the through street exceeds 7% in grade.
F.
Notwithstanding the above minimum length of vertical curve, the actual length of vertical curve shall be based on the formula L = KA; where "L" is the minimum length of curve in feet, "K" is the length of vertical curve per percent change in "A," and "A" is the algebraic difference in grade (in percent). Values for "K" shall be based on the criteria provided in Table 5.2.
Table 5.2 - Vertical Curve Rate of Vertical Curvature "K" Standards | ||
|---|---|---|
Design Speed (in miles per hour) | "K" Crest Vertical Curves | "K" Sag Vertical Curves |
20 | 10 | 20 |
25 | 20 | 30 |
30 | 30 | 40 |
35 | 45 | 50 |
40 | 70 | 70 |
45 | 100 | 90 |
50 | 150 | 110 |
55 | 220 | 130 |
10.
Intersections.
A.
Intersections involving the junction of more than two streets are prohibited.
B.
Right angle intersections shall be used to the extent practicable for at least 100 feet approaching the cartway intersection. No street shall intersect another at less than 75°.
C.
All streets intersecting a state highway shall be subject to the approval of PennDOT.
D.
Clear sight triangles shall be provided and maintained at all intersections as follows:
(1)
A clear sight triangle 75 feet in length measured along the centerline of each approach to an intersection shall be provided except for an intersection involving an arterial street or the intersection of two alleys.
(2)
A clear sight triangle 150 feet in length measured along the centerline of each approach to an intersection shall be provided if an arterial street is involved.
(3)
A clear sight triangle 50 feet in length measured along the centerline of each approach to an intersection shall be provided for the intersection of two alleys.
(4)
Clear sight triangles shall be indicated as easements on all plans.
(5)
No building, structure, landscaping, or other obstruction higher than 30 inches above the roadway grade, or which would otherwise obscure the vision of a motorist, shall be permitted within the clear sight triangle.
E.
Proposed new intersections along one side of an existing street shall coincide with any existing intersections on the opposite side of the street. Where intersections cannot be practically connected, the minimum separation distances provided in Table 5.3 shall be followed:
Table 5.3 - Minimum Intersection Separation Distances | |
|---|---|
Through Street Classification | Minimum Intersection Separation Distance |
Arterial | 400 feet |
Collector | 400 feet |
Local | 150 feet |
F.
The cartway edge at street intersections shall be rounded by a tangential arc with a minimum radius as follows:
(1)
Arterial street: 30 feet.
(2)
Collector street: 30 feet.
(3)
Local street: 20 feet.
(4)
Alleys: 10 feet.
(5)
The right-of-way radii at intersections shall be substantially concentric with the edge of the cartway.
(6)
The Township may require larger radii based on the largest anticipated vehicle using the intersection.
(7)
Intersection radii shall be designed to prohibit the largest anticipated vehicle using the intersection from encroaching upon adjoining lanes while using the intersection.
G.
Proper sight distance shall be provided with respect to both horizontal and vertical road alignments at all intersections.
(1)
The required and available sight distance shall be included on the plans for all existing and proposed intersections.
(2)
Street intersections shall be located at a point that provides optimal sight distance in both directions.
(3)
Sight distance at street intersections shall be provided in accordance with the requirements of PennDOT Publication 13M, Design Manual Part 2 Highway Design, Chapter 2.17.F, as amended, and the AASHTO Green Book, Chapter 9, Section 9.5, "Intersection Sight Distance," as amended. If it is impossible to achieve required sight distance in both directions the Township may:
(a)
Prohibit left turns by entering or exiting vehicles.
(b)
Require alteration of the horizontal or vertical geometry of the roadway or access; all such work shall be at the expense of the applicant.
(c)
Require removal of physical obstruction from the line of sight, at the expense of the applicant.
(d)
Require installation of a separate left turn standby lane.
(e)
Deny access to the roadway.
11.
Curbing.
A.
For any residential, commercial, office, institutional, industrial, or other nonresidential use, excluding agricultural uses, curbs shall be required along all proposed streets in subdivisions; along all proposed streets, access drives, and all interior landscaping and traffic control islands within parking compounds in land developments; and along all existing streets in and abutting both subdivisions and land developments. The developer shall submit the location and grade of all curbs to the Township for consideration.
B.
Curbs shall be constructed and installed in accordance with the specifications in this chapter or any other ordinance enacted by the Board of Supervisors setting requirements for the construction of roads, curbs, and sidewalks, or, in lieu of such standards, in accordance with the standards of PennDOT Publication 408, Specifications, as amended, and PennDOT Publication 72M, Standards for Roadway Construction, RC-67M, as amended.
C.
Standard vertical curbs shall be required along all state highways and along all Township streets that the Township has classified as an arterial or collector street, and where adjacent vertical curbs exist. Standard slant curbs shall be permitted along all other streets.
D.
The requirement to provide curbing may be waived by the Township if reasonable justification is provided by the applicant.
12.
Sidewalks.
A.
For any residential, commercial, office, institutional, industrial, or other nonresidential use, excluding agricultural uses, the Township shall require installation of sidewalks in any subdivision and/or land development as provided herein.
(1)
Sidewalks are required to provide access from the adjoining streets to and/or within the uses noted above.
(2)
Sidewalks that are provided as part of such nonresidential facilities shall be designed and constructed to service the projected pedestrian needs.
(4)
Appropriate construction details shall be provided on the plans.
(5)
For a proposed infill subdivision and/or land development, the applicant may request the Township defer the requirement to install sidewalk to a future date when sidewalk on adjoining developed properties is installed. In such instances, the applicant shall be required to execute a deferment agreement with the Township to guarantee installation of the sidewalk by the landowner and any future successors or assigns.
B.
Sidewalks shall be installed on both sides of all streets in all commercial, office, institutional, industrial, and other similar nonresidential subdivisions and/or land developments, excluding agricultural subdivision and/or land developments, as herein specified.
C.
For residential subdivisions and/or land developments, sidewalks shall be installed as follows:
(1)
Where the minimum lot width is greater than 100 feet, no sidewalk is required unless the residential subdivision and/or land development is located within 1/4 mile of a public school or public park, then sidewalk shall be installed on at least one side of the street.
(2)
Where the minimum lot width is less than or equal to 100 feet but greater than or equal to 75 feet, a sidewalk shall be installed on at least one side of the street.
(3)
Where the minimum lot width is less than 75 feet, sidewalks shall be installed on both sides of the street.
D.
Sidewalks shall be located, if possible, within the street right-of-way line.
(1)
Pedestrian easements, a minimum of six feet in width, shall be provided when the sidewalk is not located entirely within the street right-of-way.
E.
The minimum of width of sidewalks shall be based upon the existing or proposed use as follows:
(1)
A minimum of five feet in width for single-family detached, semi-detached, two-family detached, two-family semi-detached, and townhouse dwellings.
(2)
A minimum of five feet in width for commercial, office, institutional, industrial, and other similar nonresidential uses, excluding agricultural uses.
(3)
A minimum of six feet in width for multiple family dwellings.
F.
Sidewalks shall be constructed as follows:
(1)
Use class S cement concrete with a minimum design compressive strength of 4,000 psi at 28 days.
(2)
Four-inch minimum depth (six-inch minimum depth at driveways).
(3)
Six by six - W1.4 x W1.4 welded wire fabric (six by six — W2.9 x W2.9 at driveways).
(4)
Sidewalk shall be placed upon a properly graded and compacted subgrade.
(5)
Subbase shall consist of four inches of AASHTO #57 or PennDOT 2B stone and shall be properly compacted using a mechanical tamper.
(6)
Sidewalks shall be constructed upon the stone subbase by pouring concrete in separate slabs a maximum of 20 feet in length.
(7)
The slabs shall be completely separated by one-quarter-inch expansion joint and scored every five feet, one inch deep. Joints shall be sealed with an approved sealing material.
(8)
Sidewalk shall be broom finished in direction of width.
G.
A minimum three-foot-wide grass planting strip shall be provided between the back of curb and sidewalk.
H.
Driveways constructed in areas where sidewalks are provided shall have a concrete apron between the curb, or the edge of cartway when no curb is provided, and the edge of the sidewalk furthest from the street. The concrete apron shall be a minimum of six inches in depth with six by six — W2.9 x W2.9 welded wire fabric on a four-inch stone base. For streets with vertical curb, a PennDOT Type 1, Type 1A, Type 2, Type 2A, Type 3, Type 3A, or Type 4 driveway apron shall be provided. See PennDOT Publication 72M, Standards for Roadway Construction, RC-67M, as amended.
I.
All utility service laterals and mains shall be extended to the building side of the sidewalk.
J.
Sidewalks shall be constructed with a cross slope of one-quarter-inch per foot towards the street with a construction tolerance of 1/4 inch in 10 feet.
K.
At corners and pedestrian street-crossing points, curb cuts and ramps shall be designed and constructed in accordance with ADA accessibility requirements. See PennDOT Publication 72M, Standards for Roadway Construction, RC-67M, as amended.
L.
Sidewalks shall not exceed 8% grade. All sidewalk and ramp slopes greater than 5% shall be designed in accordance with ADA accessibility requirements.
13.
Street Lighting.
A.
Streetlights shall be designed and installed to illuminate all major subdivisions and land developments. Streetlights shall be placed at all proposed street intersections. Streetlights shall be spaced at intervals which provide adequate illumination at all points along the street without causing light pollution or glare.
B.
Only LED light fixtures are permitted.
14.
Cul-de-sac and Dead-End Streets.
A.
A cul-de-sac street shall not be permitted when a through street is feasible.
(1)
The feasibility of a through street will be based on the following:
(2)
When cul-de-sac streets are proposed, the application shall be accompanied by a written analysis of the merits of the design and the reasons that a through street would not be feasible.
(3)
Approval of cul-de-sac streets shall be at the sole discretion of the Board of Supervisors, as regulated by this chapter.
B.
Permanent cul-de-sac streets shall be designed as follows:
(1)
The minimum length shall be 250 feet and the maximum length shall be 600 feet.
(2)
A cul-de-sac street's length shall be measured along its centerline from the centerline of the intersecting street to the center of the cul-de-sac street's turnaround.
(3)
A maximum of 12 lots or units of occupancy shall be permitted with access to the cul-de-sac street.
(4)
The turnaround portion of permanent cul-de-sac streets must be provided with a minimum diameter of 80 feet to the face of curb or edge of paving and of 100 feet to the street right-of-way.
(5)
Unless future extension is clearly impractical or undesirable, the turnaround's right-of-way shall be placed adjacent to the tract boundary with sufficient additional right-of-way width provided along the boundary line to permit extension of the street at full width.
(6)
Drainage of cul-de-sac streets shall preferably be toward the open end. If drainage is toward the closed turnaround, water shall be conveyed away in an underground storm sewer or by other means approved by the Township. The minimum grade on cul-de-sacs shall be designed to ensure a minimum of 1% along the curb line to the designed low points. The maximum grade on cul-de-sacs shall not exceed 5% at the turnaround.
C.
Temporary cul-de-sac streets shall be designed as follows:
(1)
Temporary cul-de-sac streets shall only be allowed when future continuation of the street is planned into an adjoining phase of the same development or onto an adjoining property that is also undergoing development.
(2)
Temporary cul-de-sac streets shall be designed with the same criteria as permanent cul-de-sac streets except the that the paved turnaround shall not require installation of a wearing course and the right-of-way width at the turnaround shall be equivalent to rest of the street.
(3)
Temporary easements shall be provided for the portions of the paved turnaround that extend beyond the street's right-of-way and encroach onto adjoining properties until such time when the street is extended. The developer extending the street shall be responsible for removing the paved turnaround within the temporary easements and restoring any areas disturbed in the process. The cost to remove the temporary paved turnaround shall be part of the financial security posted by the developer extending the street.
(4)
The developer extending the street shall be responsible for all improvements associated with extending the street, including, but not limited to, curbing, sidewalk, and paved cartway installation.
(5)
A temporary cul-de-sac street shall not be considered for dedication by the Township unless the Board of Supervisors agrees that future extension of the street is no longer practical or desirable, the necessary permanent rights-of-way are secured, the temporary cul-de-sac street is constructed to the same standards required for a permanent cul-de-sac street, and all other requirements for street dedication are satisfied.
D.
Dead-end streets shall be designed as follows:
(1)
Dead-end streets are prohibited unless designed as cul-de-sac streets.
(2)
Any street with a temporary dead-end intended for future continuation of the street into an adjoining phase of the same development or onto an adjoining property that is also undergoing development shall be designed to the same standards required for a temporary cul-de-sac street.
(3)
The Township may waive the requirements of providing a temporary cul-de-sac for streets which are planned for future extension if the street will be no longer than the depth of one lot and the street is fully constructed with all utilities installed.
(4)
A barricade to prevent vehicular access to adjoining property shall be constructed at the termination point of the street. The barricade shall be designed and constructed in accordance with PennDOT Publication 72, Standards for Roadway Construction, RC-63M, as amended.
E.
Snow removal stockpile easements shall be provided at the closed end of cul-de-sac streets.
(1)
The snow removal stockpile easement shall be a minimum of 40 feet in length along the cartway.
(2)
The depth shall be a minimum of 50 feet measured from the edge of the cartway.
(3)
No on-street parking, driveway, structure, any above ground part of any utility, landscaping, or any other use shall be permitted along and within the snow removal stockpile easement that would interfere with the intended purpose of the easement.
(4)
All snow removal stockpile easements shall be delineated on all plans and the restrictions on their use shall be noted on the plans.
(5)
All locations shall be approved by the Board of Supervisors.
15.
Alleys.
A.
Alleys are private streets and shall have the following characteristics:
(1)
Any property that adjoins an alley shall maintain frontage along another public or private street other than an alley.
(2)
No part of any structure, fence, hedge, tree, or other landscaping shall be located within four feet of the edge of the cartway of an alley.
(3)
The right-of-way and cartway widths of all alleys shall be designed in accordance with Table 5.1.
(4)
The vertical and horizontal alignments of alleys shall be designed in accordance with the local street specifications of this chapter.
(5)
Except where specific standards for alleys are otherwise provided, alleys shall be designed in accordance with the local street standards of this chapter.
(6)
Alleys with dead-ends or cul-de-sac turnarounds are prohibited.
(7)
Applicants proposing private alleys within a development may request that the Township reduce the width requirements of the private streets proposed within the development. The request shall be in the form of a modification request and shall be accompanied by adequate justification.
B.
Applications that propose a private alley shall include an agreement, in a form acceptable to the Township, which shall be recorded with the Recorder of Deeds as part of the final plan. This agreement shall establish the conditions under which the alley will be constructed and maintained and shall stipulate:
(1)
That the alley shall be constructed and maintained to conform to the provisions of this chapter; and
(2)
The method of assessing maintenance and repair costs.
(a)
If the use of an alley is limited to the common use of two properties, the applicant shall provide for the maintenance of such alley;
(b)
If the use of an alley is for more than two properties, the applicant shall provide for private maintenance through the formation of a homeowners' association or through the setting forth of the maintenance responsibilities in easements and in the deeds to the lots which have the right to use the alley. If a homeowners' association is formed, a document setting forth the maintenance responsibilities of such association and the right of such association to assess lots within the development shall be recorded at the same time as the final plan is recorded. All such documents shall be in a form acceptable to the Township Solicitor; and
(c)
All persons who shall purchase a lot abutting or having the right to use an alley shall be given a copy of the final plan, and, if a homeowners' association has been formed, shall be given a copy of all such documents relating to the maintenance responsibilities of such homeowners' association.
C.
The final plan, for recordation with the Recorder of Deeds, shall include a plan note which identifies the following:
16.
Traffic Signals and Traffic Control Signs.
A.
Where the developer has entered into an agreement with the Township setting forth the required roadway improvements, including traffic signals, that shall be the responsibility of the developer to construct as part of the development, and in accordance with provisions of the MPC, the developer shall be responsible to design, permit, and install any traffic signals, traffic signal upgrades, traffic signal accessories, pavement markings, and related roadway improvements in accordance with PennDOT regulations.
B.
Traffic control signs shall be approved by the Township and shall be supplied and installed by the developer in accordance with the Township regulations; PennDOT Publication 212, Official Traffic Control Devices, as amended; PennDOT Publication 236, Handbook of Approved Signs, as amended; and the Federal Highway Administration's Manual on Uniform Traffic Control Devices (MUTCD), as amended.
C.
Traffic control signs shall be installed by the developer prior to the occupancy of any buildings within the project.
D.
All traffic control signs shall be repaired/replaced to the satisfaction of the Township by the developer prior to the Township accepting dedication of any streets or prior to the final reduction in the project's financial security.
[Ord. No. 1-2024, 4/15/2024]
1.
Applicability. The regulations and standards presented in this section shall apply to the design and construction of all access drives and driveways in the Township.
2.
General Standards.
A.
Whenever other Township regulations impose more restrictive standards and requirements than those contained herein, such other regulations shall prevail; otherwise, the standards and requirements of this section shall apply.
C.
Safe sight distance shall be provided at all intersections of access drives and driveways with public and private streets in accordance with the following:
(1)
An illustration of sight distance is provided in Figure 5.1.
Figure 5.1 - Sight Distance  |
(2)
Safe sight distance shall be available for all permitted turning movements at all access drives and driveways onto public and private streets and shall be documented on the site plans.
(3)
Title 67 Pa. Code § 441.8(h) shall be referenced to determine minimum required safe sight distance at access drives and driveways.
(4)
All access drives and driveways shall be designed and located so that the sight distance is optimized to the degree possible without jeopardizing other requirements such as intersection spacing.
(5)
No waivers or modifications of the safe sight distance requirements shall be permitted.
D.
Access drives and driveways shall provide for the adequate conveyance of stormwater along the street. Where a street is curbed, a depressed curb approach may be required adjacent to the street to maintain proper drainage along the curb.
E.
Access drives and driveways shall not be in direct line with existing or proposed stormwater inlets along the street. However, stormwater inlets may be located on either side of an access drive or driveway along the tangent of a curb return or pavement return for a noncurbed street.
F.
Access drives/driveways that do not conform to the regulations in this chapter, and were constructed before the adoption of this chapter, shall be considered legal nonconforming access drives/driveways. However, nonconforming access drives/driveways shall be reconstructed to comply with this chapter if there is a change in use or intensity of the land use, such that the use of the access increases peak hour or ADT volume by 10% or more and by 100 daily trips, based on the latest edition of the Trip Generation Manual published by the Institute of Transportation Engineers, or other data approved by the Township.
H.
An ownership, use and maintenance easement agreement, in a recordable form acceptable to the Township, shall be provided for all joint use or cross access drives/driveways. The agreement shall include the following provisions:
(1)
Allow uninterrupted cross access to and from other properties served by the joint use or cross access drive/driveway and the adjoining public street(s).
(2)
Define the maintenance responsibilities of the landowners along and using the joint use or cross access drive/driveway.
(3)
Ensure future access rights along the joint use or cross access drive/driveway are granted at the discretion of the Township.
I.
Requirements for Access Drives Only. The following requirements shall only apply to access drives.
(1)
Access drives shall be paved with flexible asphalt or rigid cement concrete. Pavement design shall be in accordance with accepted engineering standards based upon subgrade type, anticipated wheel loads, traffic volumes, design speeds, etc.
(2)
Access drive horizontal alignment standards shall be as follows:
(3)
The vertical alignment and grade of access drives shall be in accordance with the standards of PennDOT Publication 13M, Design Manual — Part 2 — Highway Design, Chapter 7 - Driveways, as amended, and as follows:
(a)
Except for changes in grade between access drives and intersecting streets vertical curves shall be required at all changes in grade greater than 1%. The rate of vertical curvature shall be designed to provide the minimum required stopping sight distance for the design speed (see Table 5.2). The minimum design speed shall be 20 miles per hour.
(b)
The maximum grade shall be 10%.
(4)
The Township may require developers to extend an access drive through the subject property when doing so will result in fewer access points directly accessing the higher order roadway.
J.
Requirements for Driveways Only. The following requirements shall only apply to driveways.
(1)
Driveways shall be paved with flexible asphalt or rigid cement concrete from the edge of public or private street's paved cartway to the right-of-way line. Driveways with a grade in excess of 10% at any point shall be paved for the entire length of the driveway. Pavement design shall be in accordance with accepted engineering standards based upon subgrade type, anticipated wheel loads, traffic volumes, design speeds, etc. The surface of unpaved driveways shall be constructed with stone compacted to a minimum of six inches in depth.
3.
Access Drive Lighting. All access drive lighting shall be provided in accordance with the design criteria within the Zoning Ordinance.[3]
4.
Number of Access Points Required. All subdivisions or land developments containing 50 or more units of occupancy initially or cumulatively, or nonresidential buildings or buildings containing 25,000 or greater square feet of gross floor area initially or cumulatively shall be provided with at least two separate and distinct means of access to the subdivision or land development. In a phased development, the second access point shall be constructed as part of that phase which creates the 51st lot or unit of occupancy. This requirement will apply cumulatively to any subdivisions commenced on a tract or tracts by phases or otherwise on or after December 15, 1975.
A.
Access may be provided via two or more public or private streets, each of which intersects with an existing public street. Such public or private streets shall meet all the requirements of this chapter concerning design and construction.
B.
Access for a land development may be provided through two or more access drives into the land development. Such access drives shall be separated by a distance of at least 150 feet and shall comply with all requirements of this chapter.
C.
If the applicant is unable to provide access to the subdivision or land development through two or more public or private streets, each of which intersect with an existing public street, or two or more access drives which intersect with one or more existing public streets, an emergency access drive shall be provided.
(1)
The emergency access drive shall be improved so that emergency vehicles may safely traverse it and shall be indicated on the plans.
(2)
The emergency access drive shall be acceptable to the emergency service providers within the Township. Developers proposing to provide emergency access shall submit evidence of such approval.
(3)
The emergency access drive may be located so that access to the subdivision or land development is gained from a public street at a location unsuitable for regular access with an existing public street.
(4)
The emergency access drive may be located so that access is gained from an adjacent tract. For example, a subdivision or land development adjoining a parking lot of another use may provide emergency access through a point with a break chain. Applicants with plans indicating emergency access through an adjoining private tract shall provide evidence that the adjoining landowner has consented to such emergency access location.
[Ord. No. 1-2024, 4/15/2024]
1.
Applicability. The regulations and standards presented in this section shall apply to the design and construction of access drives and driveways, as well as the requirements for service streets, right-turn/deceleration lanes, intersection left turn lanes, etc., for lots with frontage along streets classified as arterials or major collectors.
2.
General Standards.
A.
These access management standards are intended to promote safe and efficient traffic flow on higher order streets within the Township, while protecting the rights of abutting landowners to reasonable street access. By reducing the potential for crashes at access points along key corridors and streets and avoiding future degradation of roadway capacity, these regulations serve to promote the public health, safety, and welfare of the people of Jackson Township.
B.
Whenever other Township regulations impose more restrictive standards and requirements than those contained herein, such other regulations shall prevail; otherwise, the standards and requirements of this section shall apply.
C.
For the purposes of this section, the Township's streets are classified as follows:
(1)
Principal Arterials.
US Route 422 (East and West Lincoln Avenue)
S.R. 0501 (North and South College Street)
(2)
Minor Arterials.
S.R 0645 (North Locust Street south of Stracks Dam Road)
S.R. 2019 (Millardsville Road)
(3)
Major Collectors.
S.R. 0645 (Kutztown Road north of Stracks Dam Road and south of Rosebud Road)
S.R. 0645 (Rosebud Road between Kutztown Road and Hilltop Road)
S.R. 0645 (Hilltop Road north of Rosebud Road)
S.R. 1008 (Stracks Dam Road)
S.R. 1010 (Rosebud Road west of Kutztown Road)
S.R. 1012 (Rosebud Road east of Hilltop Road)
S.R. 1015 (Kutztown Road north of Rosebud Road)
S.R. 2006 (Elco Drive)
S.R. 2011 (Weavertown Road)
Fairlane Avenue (T572)
Hilltop Road (T576)
Houtztown Road (T568)
East Kercher Avenue (T489)
King Street (T649)
East Main Street (T500)
West Main Street (T500)
Martin Road (T644)
South Railroad Street (T582)
Tulpehocken Road (T400)
North Ramona Road (T560)
South Ramona Road (T560)
Wintersville Road (T646)
West Washington Avenue (T503)
(4)
All other streets shall be classified as minor collector or local.
D.
For the purposes of this section, the term "driveway" shall include both access drives and driveways as defined in § 22-202.
E.
Modification of Access Management Standards. The Board of Supervisors may grant modifications of the standards provided in this section if it agrees that the literal enforcement will exact undue hardship because of peculiar conditions pertaining to the land in question, provided that such modifications will not be contrary to the public interest and that the purpose and intent of this section are observed.
F.
Except for those criteria found within this chapter, Pennsylvania Department of Transportation (PennDOT) criteria as found in Title 67 Pa. Code, Chapter 441, Access to and Occupancy of Highways by Driveways and Local Roads, as amended, shall govern the design of intersections of arterial and major collector streets with driveways, and with other streets.
G.
Relationship to PennDOT Highway Occupancy Permit (HOP). Issuance of a PennDOT highway occupancy permit (HOP) does not guarantee site plan approval by the Township, nor does it deem the plan in conformance with this section or other Township regulations. The developer is encouraged to submit an HOP scoping application to PennDOT and the Township early in the design process to reconcile site design and access issues.
H.
Number of Driveways. In general, one driveway shall be permitted per property. The Township may allow for additional driveways if the applicant demonstrates one or more of the following:
(1)
The design is in the best interest of efficient traffic operations on the site, including, but not limited to, reducing delays at a single access point that would otherwise operate at worse than a Level of Service 'C' in rural areas and Level of Service 'D' in urban areas, and can improve safety;
(2)
The frontage of the property is sufficient to permit multiple driveways in accordance with the spacing requirements in Subsection 2P.
(3)
All driveways on the property will be interconnected with an internal circulation network.
I.
Properties Abutting Two or More Streets. For properties that abut two or more streets, the Township may restrict access to only one street, if all movements can be efficiently and safely accommodated on that street and if doing so serves the goal of managing the number of access points and thus better maintains mobility on the restricted street. For properties fronting a state road and local street, access can be restricted to the local street notwithstanding the ability to receive a highway occupancy permit (HOP) from PennDOT for access to the state road.
J.
Driveway Radii.
(1)
The following are the minimum and maximum driveway radii (in feet), as related to the posted speeds on the accessed street. Table 5.4 pertains to land uses with infrequent service by buses and combination trucks. Table 5.5 pertains to land uses which are regularly serviced by buses and combination trucks.
Table 5.4 Land Uses with Infrequent Service by Buses and Combination Trucks | ||||
|---|---|---|---|---|
Posted Speed Limit of Street Being Accessed | ||||
Less than 45 mph | 45 mph and greater | |||
Driveway Type | Min. Radii | Max. Radii | Min. Radii | Max. Radii |
Minimum Use | 5 | 15 | 10 | 25 |
Low Volume | 10 | 15 | 15 | 25 |
Medium Volume | 15 | 30 | 15 | 50 |
High Volume | 30 | 50 | 40 | 50 |
Table 5.5 Land Uses with Regular Service by Buses and Combination Trucks | ||||
|---|---|---|---|---|
Posted Speed Limit of Street Being Accessed | ||||
Less than 45 mph | 45 mph and greater | |||
Driveway Type | Min. Radii | Max. Radii | Min. Radii | Max. Radii |
Minimum Use | 35 | 50 | 40 | 55 |
Low Volume | 35 | 50 | 45 | 55 |
Medium Volume | 45 | 55 | 50 | 55 |
High Volume | 45 | 55 | 50 | 55 |
(2)
In areas with regular pedestrian activity, the minimum allowable driveway radius shall be provided.
(3)
Notwithstanding any of the above, the applicant shall prepare a truck circulation plan to document that the largest truck that will regularly service the site can be accommodated by the site circulation design and the access design.
K.
Driveway Throat Width. The minimum and maximum width of driveways in the throat are provided in Table 5.6. Driveways shall be designed such that the opening at the curb line or edge of cartway is no larger than necessary. The widths listed for two- and three-lane driveways assume at least one lane in each direction.
Table 5.6 - Driveway Throat Width | |||
|---|---|---|---|
One Lane | Two Lanes | Three Lanes1 | |
Minimum | 10 feet | 20 feet | 30 feet |
Maximum | 24 feet | 28 feet | 40 feet |
Note: | |
1 | Engineering judgment shall be used to determine appropriate throat widths for driveways with more than three lanes. |
L.
Driveway Throat Length. Table 5.7 specifies the minimum throat length of driveways from the edges of cartway to an internal access drive or intersection:
Table 5.7 - Minimum Driveway Throat Length | |
|---|---|
Driveway Type | Length |
Minimum use | 25 feet |
Low volume | 50 feet |
Medium volume | 120 feet |
High volume | 150 feet |
M.
Driveway Features. A sample driveway showing the radius, throat width and throat length is illustrated in Figure 5.2.
Figure 5.2 - Driveway Features  |
N.
Driveway Channelizing Islands. Driveway channelizing islands shall be designed as follows:
(1)
Where it is found necessary to restrict particular turning movements at a driveway due to the potential disruption to the orderly flow of traffic or as a result of sight distance constraints, the Township may require a raised channelization island.
(2)
Raised channelization islands shall be designed with criteria consistent with AASHTO's "A Policy on Geometric Design of Highways and Streets," as amended.
O.
Driveway Location. Driveways shall be located directly across from a street or private driveway on the opposite side of an undivided roadway where feasible. If it is not possible to align driveways on opposite sides, the centerlines of access points should be offset by at least 150 feet. In no case shall left turns into the driveway be made across a left-turn lane serving another driveway or street on the opposite side of the roadway.
P.
Driveway Spacing. The spacing of driveways shall be designed as follows:
(1)
The spacing of driveways is measured from the centerline of one driveway to the centerline of the next driveway, along the same side of the roadway.
(2)
The driveway spacing standards in Table 5.8 shall apply to arterial and major collector streets.
Table 5.8 - Driveway Spacing | |
|---|---|
Posted Speed (mph) | Minimum Spacing (feet) |
30 | 200 |
35 | 250 |
40 | 300 |
45 | 360 |
50 | 425 |
55 | 490 |
(3)
If the minimum driveway spacing standards cannot be reasonably met, a system of joint or cross driveways, frontage roads, or service streets may be necessary.
(4)
When feasible, all driveways shall be located outside the limits of deceleration and acceleration lanes serving the adjacent driveway or intersection. The Township or PennDOT may require acceleration and deceleration lanes of adjacent driveways to be connected to form an auxiliary lane.
(5)
Pre-existing lots with permitted residential uses, which do not have sufficient lot frontage to meet the above driveway spacing standards, are permitted to install one driveway to serve single-family homes.
Q.
Driveway Corner Clearance. The corner clearance of driveways shall be designed as follows:
(1)
Corner clearance is measured from the centerline of the driveway to the right-of-way line of the intersecting street, along the same side of the street where the driveway is located.
(2)
The minimum corner clearances for driveways located along arterial and major collector streets are provided in Table 5.9:
Table 5.9 - Driveway Corner Clearance | |
|---|---|
Posted Speed (mph) | Minimum Clearance (feet) |
30 | 200 |
35 | 250 |
40 | 300 |
45 | 360 |
50 | 425 |
55 | 490 |
(3)
If minimum corner clearance standards cannot be achieved due to site constraints, the following standards shall apply:
(a)
The driveway shall be positioned as far from the corner as possible.
(b)
The Township may require turn restrictions at the driveway if it is determined that the location of the driveway and particular ingress or egress movements will create safety or operational problems.
(c)
The Township may require installation of joint or cross driveways, or frontage or service streets.
R.
Joint and Cross Driveways. Joint and cross driveways shall be provided as follows:
(1)
The Township may require a joint or cross driveway in order to achieve the above driveway spacing standards and the corner clearance standards, or on any property, when possible, in order to maintain efficient traffic flow on the abutting public roadway.
(a)
The Township shall waive this requirement if installing a joint or cross driveway is not possible. In such cases, the landowner shall sign a deferment agreement to close the permitted driveway and to establish a joint or cross driveway, if possible, when an adjoining property is developed or redeveloped.
(2)
Documentation that a joint or cross driveway is not possible may include, but is not limited to:
S.
Extension of Service Street. Service streets shall be provided as follows:
(1)
The Township may require developers to extend a service street through the subject property if doing so will result in fewer trips directly accessing the higher order roadway.
T.
Internal Access to Outparcels. For commercial, industrial, and office/institutional developments comprised of more than one building site and under the same ownership at the time of application and consolidated for the purposes of development, the Township may require that the development, including all outparcels, be served by an internal drive that is separated from the main roadway. Outparcel access shall demonstrate safe, efficient ingress and egress and avoid queuing across other driveways and parking aisles.
U.
Pedestrian Connections. Pedestrian connections shall be provided as follows:
(1)
Land uses generating more than 750 pedestrian trips per day shall provide pedestrian connections from the property's front, side, or rear yards to adjoining land uses when possible. The intent of this section is to shorten pedestrian trips between abutting major pedestrian generators, such as shopping centers and multifamily residential developments. This requirement may be waived for connections between major pedestrian generators and properties with single-family and two-family residences. These direct pedestrian connections shall be provided in addition to the installation of sidewalks along the front of the property.
V.
Right Turn/Deceleration Lanes. Right turn/deceleration lanes shall be designed as follows:
(1)
Subdivision and land development projects shall require a right-turn/deceleration lane along the street intersecting the driveway if all the following conditions apply:
(2)
The minimum deceleration lengths on roadways with a grade of 2% or less are provided in Table 5.10. These lengths include both the taper and the full-width deceleration lane:
Table 5.10 - Minimum Deceleration Lane Length | |
|---|---|
Speed (mph) | Deceleration Length (feet) |
35 | 220 |
40 | 275 |
45 | 360 |
50 | 425 |
55 | 510 |
(a)
For streets with grades greater than 2%, the deceleration lengths shall be multiplied by the factors presented in Table 5.11:
Table 5.11 - Adjustment Factors for Deceleration Lane Lengths | ||
|---|---|---|
Slope | Upgrade | Downgrade |
3% to 4% | .9 | 1.2 |
5% to 6% | .8 | 1.35 |
(3)
Right-turn/deceleration lanes are not required on Township roadways with a posted speed of 40 mph or less. However, if right-turn/deceleration lanes are installed on such roadways, they shall be at least the length required by Tables 5.10 and 5.11.
(4)
Where the width of the street's right-of-way is insufficient to construct the right turn/deceleration lane, the landowner shall provide the additional right-of-way necessary.
(5)
Where the lot frontage is insufficient to construct a right-turn/deceleration lane of the recommended length, the landowner may be requested to set back the front curb for the length of the property until such time when the adjacent property is developed so the right-turn/deceleration lane can be completed. In such cases, the landowner shall sign a deferment agreement to construct the right-turn/deceleration lane, when the adjoining property is developed or redeveloped.
(6)
A sample right-turn/deceleration lane is shown in Figure 5.3.
Figure 5.3 - Right Turn/Deceleration Lane  |
W.
Left-Turn Lane. Signalized intersections shall require the installation of a left-turn lane when a capacity analysis indicates that the operation of an intersection, approach, or movement will operate at Levels of Service 'E' or 'F' and the operation of the intersection, approach or movement can be improved with the installation of one or more left-turn lanes.
[Ord. No. 1-2024, 4/15/2024]
2.
Parking stall dimensions shall be no less than those listed in the Appendix and Zoning Ordinance.
3.
Landscaping and screening shall be provided in accordance with the Zoning Ordinance.
4.
Not less than a five-foot radius of curvature shall be permitted for horizontal curves in parking areas.
5.
All dead-end parking lots shall be designed to provide sufficient back-up area for all end stalls.
6.
Painted lines, arrows, and dividers shall be provided and maintained to control parking when necessary to direct vehicular circulation.
8.
All parking compounds shall be paved with flexible asphalt or rigid cement concrete. Pavement design shall be in accordance with accepted engineering standards based upon subgrade type, anticipated wheel loads, traffic volumes, design speeds, etc.
[Ord. No. 1-2024, 4/15/2024]
1.
Telephone, electric, gas, TV cable, and such other utilities shall be installed underground and, with the exception of service connections, shall be provided with easements to be dedicated for such utilities.
2.
Lots which abut existing easements or public rights-of-way where above ground utility lines were 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.
3.
Where road widening and other conditions resulting from subdivision and land development necessitate replacement or relocation of overhead utility lines, new facilities shall be installed underground. The cost of any relocation of public utilities shall be the responsibility of the developer.
4.
In accordance with the provisions of Pa. Act 38, as amended, the applicant shall contact applicable utilities and accurately determine and show the location and depths of all underground utilities within the boundaries of the tract proposed for development and in the vicinity of any proposed off-site improvement, prior to excavation.
[Ord. No. 1-2024, 4/15/2024]
1.
The configuration of blocks and lots shall be based upon the lot area requirements, the salient natural features, the existing man-made features, and the proposed type of structure.
2.
Lot configurations should provide for flexibility in building locations while providing safe vehicular and pedestrian circulation.
3.
Proposed lots that are two or more times larger than the minimum required lot area shall, wherever feasible, be designed with configurations that allow for additional subdivision.
4.
Block length in a residential subdivision shall not exceed 1,500 feet.
5.
Blocks in nonresidential areas may vary from the above requirement for residential blocks as necessary for the type of the use. Adequate provisions shall be made for off-street parking, loading areas, and traffic circulation.
[Ord. No. 1-2024, 4/15/2024]
1.
General Design Standards.
B.
Whenever practical, side lot lines shall be radial to street lines.
C.
To avoid jurisdictional problems, lot lines shall, wherever feasible, shall be contiguous with municipal boundaries rather than cross them. Where a lot is divided by a municipal boundary, the minimum standards of both municipalities shall apply.
D.
All lots shall front on an approved public or private street and maintain a minimum lot width as required by the Zoning Ordinance. Subdivision of lots along unimproved/unpaved streets or rights-of-way is prohibited unless the lot is a corner lot with access to an approved public or private street.
E.
Double frontage lots are prohibited except where provided as reverse frontage lots.
(1)
Reverse frontage lots (i.e., through lot) are only permitted when a reduction of driveway intersections along a street with a high volume of vehicular movements is desired.
(2)
All reverse frontage lots shall include an identification of the frontage to be used for road access.
(3)
All reverse frontage lots shall have a rear yard in accordance with the Zoning Ordinance; the area of frontage providing primary access to the lot shall be designated as the front yard.
(4)
Reverse frontage lots shall, within each rear yard and immediately adjacent to the street right-of-way, have a planted buffer at least 10 feet in width, across which there shall be no vehicular access.
(a)
Buffer areas shall include a suitable and uninterrupted evergreen planting of a minimum planting height of 36 inches designed to reach sufficient height and density to give maximum screening.
(b)
Such screening shall be permanently maintained and be replaced where necessary to present an attractive appearance.
(c)
Reverse frontage lots shall be approved at the sole discretion of the Township.
F.
All remnants of land (areas remaining after subdivision) shall conform to the lot area and configuration requirements.
G.
Except where permanent concrete monuments are required by § 22-502 Subsection 1M, metallic markers shall be set at all points where existing or proposed lot lines intersect with any street right-of-way line, curves, other property lines and any other right-of-way or easement.
(1)
Metallic markers shall consist of solid steel bars at least 30 inches along and not less than 1/2 inch in diameter. Alternative monumentation methods will be at the discretion of the Township Engineer.
(2)
All existing and proposed markers shall be delineated on the final plan.
(3)
All markers shall be placed by a professional land surveyor so that the scored or marked point shall coincide exactly with the point of intersection of the lines being marked.
2.
Specific Building Setback Requirements.
[Ord. No. 1-2024, 4/15/2024]
1.
General Standards.
A.
Easements for utilities, such as sewer, water, electric, cable, telephone, and gas, stormwater, or pedestrian access shall meet the following standards:
(1)
To the fullest extent possible, easements shall be adjacent to property lines.
(2)
Nothing shall be placed, planted, set, or put within the area of an easement that would adversely affect the function of the easement or conflict with the easement agreement.
(3)
Utility easements shall have a minimum permanent width of 20 feet or as specifically required by the utility company or authority. However, utility easements shall have a minimum width of 30 feet during initial construction.
(4)
Utility companies are encouraged to use common easements.
B.
Where any petroleum product, electrical, or communication transmission line traverses a subdivision or land development, the applicant shall confer with the applicable transmission or distribution company to determine the minimum distance which shall be required between each structure and the centerline of such petroleum or petroleum product transmission line.
C.
The Township will require, with the final plan application, a letter from the owner of the transmission line stating any conditions on the encroachment of the easement which shall contain the above.
2.
Stormwater Easements.
A.
The applicant shall reserve easements where stormwater or surface water drainage facilities are existing or proposed, whether located within or beyond the boundaries of the property.
B.
Stormwater easements shall have a minimum width of 20 feet.
C.
D.
Where a subdivision or land development is adjacent to or traversed by a water course, drainageway, channel, or stream, there shall be provided a drainage easement conforming substantially with the line of such watercourse, drainageway, channel, or stream of such width as will be adequate to preserve the unimpeded flow from a 100-year design rainfall. In the absence of a mapped SFHA, as delineated on the applicable FIRM, it shall be the responsibility of the applicant to provide the required drainage easement limits conforming to the calculated 100-year flood boundary, which shall be certified as accurate by a registered professional engineer.
3.
Pedestrian Easements. Pedestrian easements shall have a minimum width of six feet.
4.
Access Easements — Attached Dwelling Unit. When a subdivision proposes attached dwelling units, such as townhouses, the plans shall include access easements to allow all lot owners access to front and rear yards as necessary for maintenance and nonlicensed vehicles as follows:
[Ord. No. 1-2024, 4/15/2024]
1.
Commercial, Industrial, and Mobile Home Park Landscaping.
A.
A vegetative screen designed in accordance with the screening requirements of the Zoning Ordinance[1] shall be provided between any commercial, office, institutional, industrial, or mobile home park use and any contiguous properties which are residentially zoned, or which are used for residential purposes.
B.
Any portion of the commercial or industrial tract, which is not used for buildings, structures, parking, etc. shall be planted or landscaped in accordance with an overall plan to be approved by the Township.
2.
Existing Wooded Areas.
A.
Existing wooded areas, consisting of a collection of trees of varying species and sizes, shall be protected to the extent practicable to prevent unnecessary destruction. Maintenance and removal of dead and diseased trees shall be permitted.
B.
At least 50% of the number of trees within any wooded area that exist at the time of plan submission shall be maintained or replaced immediately following construction.
C.
At time of planting, replacement trees shall be a minimum trunk caliper of two inches at a height of six inches above finished grade and located within unbuildable sections of the site (i.e., steeper-sloped and setback areas).
3.
Street Trees.
A.
Street trees shall be required by the Township with the following standards:
(1)
The trees shall be nursery grown in a climate like that of the locality of the project.
(2)
All trees shall have a normal habit of growth and shall be sound, healthy, and vigorous; they shall be free from disease, insects, insect eggs, and larvae.
(3)
At time of planting, the caliper of the trunk, measured at a height of six inches above finished grade, shall be a minimum of two inches.
(4)
Trees shall be planted in the front yard located between the street right-of-way line and the building setback line except where the Township has authorized placement of trees within the street right-of-way.
(5)
Trees shall be located a minimum of 10 feet from the right-of-way line, underground utilities and/or easements, and laterals serving buildings. Tree growth shall not interfere with the street cartway, sidewalk, or utility line. Trees shall be selected so that the mature tree canopy does not overhang onto the paved street cartway.
(6)
All planting shall be performed in conformance with good nursery and landscape practice including proper guying and staking.
(7)
Requirements for the measurements, branching, grading, quality, balling, and burlapping of trees shall follow the code of standards recommended by the American Association of Nurserymen, Inc., in the American Standard for Nursery Stock, ANSI Z60.1-2014, as amended.
(8)
Street shade tree selections shall be subject to approval by the Township.
B.
Street trees shall be provided as follows:
(1)
In residential developments, one street tree shall be provided for each building containing two or less dwelling units and two trees for buildings containing three or more dwelling units.
(2)
A minimum of one street tree shall be provided for each residential lot and spaced not less than 40 feet or more than 60 feet apart along the entire length of each existing or proposed street. In residential subdivisions which propose attached dwellings (townhouses) and have lot widths less than 40 feet, the additional trees not able to be located at the above spacing may be distributed at appropriate locations throughout the remainder of the subdivision.
(3)
In commercial and industrial zoning districts, street trees shall be provided with each subdivision and/or land development plan and spaced not less than 40 feet or more than 60 feet apart along each street frontage.
C.
The developer may request that the Township permit the installation of the required numbered street trees in locations other than those required by this section. The Township may also require alternate tree planting locations.
(1)
The request shall be accompanied by a planting plan clearly showing the proposed alternate location(s) and an explanation demonstrating why the required location(s) would not be suitable for street trees.
(2)
The decision to accept an offer to permit installation in alternate locations shall be at the sole discretion of the Board of Supervisors.
D.
The developer may request that the Township not require the provision of street trees and offer to pay a fee in lieu of street trees in an amount equal to the cost for the developer to provide all materials, installation, and one year's maintenance of street trees required by this section. The decision to accept an offer of a fee in lieu of the required installation of street trees shall be at the sole discretion of the Board of Supervisors.
[Ord. No. 1-2024, 4/15/2024]
2.
Outdoor refuse collection stations shall be provided for garbage, trash, and recyclables removal when individual collection is not made, and indoor storage is not provided.
3.
Refuse and recyclable collection stations shall be located to be separated adequately from habitable buildings to avoid being offensive, but at the same time be convenient for both collectors and residents and shall be screened and landscaped adequately.
4.
Refuse and recyclable collection stations shall be fully enclosed with a self-latching gate to prevent the escape of refuse by wind, water, or other natural elements and prevent animals, rodents, etc., from entering.
[Ord. No. 1-2024, 4/15/2024]
1.
All residential subdivisions and land developments shall include freestanding, pedestal-style outdoor centralized mailboxes referred to as cluster box units or CBUs. CBUs shall be located and specified in accordance with the U. S. Postal Service - National Delivery Planning Standards - A Guide for Builders and Developers.
2.
Developers, homeowners' associations, or landowners shall be responsible for the purchase, installation, maintenance, repair, and replacement of mailbox equipment.
3.
The subdivision and/or land development plan shall provide dedicated areas for CBUs. CBUs shall be centrally located with sufficient parking and access or at various locations throughout the development if there are too many dwelling units for one centralized location to support.
[Ord. No. 1-2024, 4/15/2024]
2.
Whenever a floodplain is located within or along a lot, the plan shall include the following:
A.
The boundary of the floodplain and the elevation or locational dimensions from the centerline of the watercourse;
B.
A plan note stating that the floodplain shall be kept free of structures, fill, and other encroachments; and
C.
A plan note stating that floor elevations for all structures encroaching or touching the floodplain shall be two feet above the 100-year flood elevation.
[Ord. No. 1-2024, 4/15/2024]
1.
In accordance with the recommendations of the Jackson Township Recreation, Parks, and Open Space Plan, all residential subdivisions and land developments shall be provided with park and recreation land that shall be dedicated to the Township.
A.
The land reserved for park, recreation, and open space usage shall be a single lot which shall comply with the requirements of this chapter, the Jackson Township Zoning Ordinance,[1] and the following requirements:
(1)
The lot shall be accessible to the public.
(2)
No more than 15% of the lot shall consist of floodplain, wetlands or other features that shall render the lot undevelopable for recreational uses.
(3)
No stormwater management facilities designed to retain or detain water from other portions of the development shall be permitted on such land reserved for park, recreation, and open space usage.
(4)
If the tract being subdivided and/or developed contains natural features which are worthy of preservation, the developer shall configure the park, recreation, and open space land in such a manner as to best preserve such natural features.
(5)
The park, recreation, and open space land shall be accessible to utilities such as sewer, water, and power that are provided with the development, and if required by the Township as a condition for accepting dedication, the developer shall extend such utilities to the park, recreation, and open space land.
(6)
If a property adjoining the tract being subdivided and/or developed was previously developed and recreational land is provided at the boundary of that previously developed property, the Board shall require that the recreational land required of the development plan shall be located adjoining the previously provided recreational land.
B.
Consistent with the standards of the Jackson Township Recreation, Park and Open Space Plan, the area of park and open space land required to be dedicated shall equal at least 10 acres of parkland per 1,000 residents or fraction thereof. Based on Jackson Township's average household size according to the 2020 United States Census, a multiplier shall be used to calculate the amount of park, recreation, and open space land that is required to be dedicated to the Township. The following formula shall be used for each development plan:
C.
The developer may request that the Board permit the provision of park, recreation, and open land other than through public dedication of land as set forth above. The developer shall set forth, in writing, how this requirement will be provided and may include the following: (1) the payment of a fee in lieu of dedication of all or a portion of the amount of land required to be dedicated; (2) the construction of recreational facilities; (3) the private reservation of land for park or recreation purposes; or (4) any combination of dedication, fees, construction of recreational facilities, or private reservation of land.
(1)
If a fee in lieu of dedication is proposed by the developer, said fee shall be the fair market value of the land required to be dedicated under Subsection 1B above. This fee in lieu of dedication shall be calculated by multiplying a predetermined amount per dwelling unit or lot times the total number of dwelling units or lots proposed by the development plan as stipulated in the Township's Recreation, Parks, and Open Space Plan, as amended, and established by resolution, unless the following alternate procedure is applied, and it is found that a different fee is more appropriate. This alternate procedure shall be allowed at the sole discretion of the Board of Supervisors.
(2)
If the developer chooses not to pay the fee in lieu of dedication in the amount per dwelling unit or lot as stipulated in the Township's Recreation, Parks, and Open Space Plan, as amended, and established by resolution, said fee shall be equal to the average fair market value of the land otherwise required to be dedicated under this Part. The formula to be used in computing the fee based upon fair market value shall be as follows:
(a)
(Acres required to be dedicated) x (average fair market value per acre) = (fee).
(b)
The developer shall provide the Board of Supervisors with all information necessary to determine the fair market value of the land per acre, including, but not limited to:
1)
A copy of the agreement of sale or real estate transfer tax affidavit of value if the applicant is the equitable owner or purchased the land in fee simple less than two years prior to the preliminary or final plan submission.
2)
An opinion of value of the property by a state-certified appraiser acceptable to the Board of Supervisors if the applicant is the equitable owner or purchased the land in fee simple more than two years prior to the preliminary or final plan submission.
3)
The Board of Supervisors, at its discretion, may require an updated appraisal from the applicant as prepared by a state-certified appraiser which provides updated or current information as to the value of the land, if the Township reasonably believes the value of the land to be substantially different than the value as presented by the initial information provided by the applicant.
4)
Any applicant aggrieved by the fee established shall have the right to secure a second opinion of the value of the property by a state-certified appraiser acceptable to the Township Supervisors. The two estimated values shall be averaged, with the result being the amount upon which the fee will be based.
(3)
Payment of all fees in lieu of dedication shall be a condition of final plan approval, and no plans shall be signed by the Board until such fees are paid.
(5)
If the developer proposes to construct recreational facilities, the developer shall present a sketch plan of such facilities and an estimate of the cost of construction.
(6)
If the developer proposes the private reservation of land, the developer shall provide for the maintenance of such land through either the inclusion of such land as common elements of a condominium or the creation of a homeowners' association which shall meet the requirements for a unit owners' association contained in the Pennsylvania Uniform Condominium Act, 68 Pa. C.S.A. § 3101 et seq.
(a)
Such documentation shall be recorded, shall provide that the land cannot be further developed, and shall give the Township the rights to maintain the land as set forth in Article VII of the Municipalities Planning Code[3] dealing with the maintenance of common open space in planned residential developments.
(b)
Notwithstanding the foregoing, the developer may request that the Board approve transfer of the land to an organization dedicated to the conservation of natural resources with deed restrictions preventing further development acceptable to the Township Solicitor.
D.
The developer shall enter into an agreement with the Township setting the fees to be paid, the facilities to be constructed, or the land to be privately reserved and the method of its maintenance. All such agreements shall be in a form satisfactory to the Township Solicitor.