A. 
The standards of design and construction in this article shall be used to judge the adequacy of subdivision and land development proposals and shall be considered to be the minimum criteria in achieving the purpose and objectives of this chapter.
B. 
In addition to the standards included herein, development proposals shall also comply with such construction and material specifications as are or shall be adopted by the Board of Supervisors and are contained in the North Codorus Township Construction Specifications.
C. 
Variations or modifications to these criteria may be granted by the Board of Supervisors in accordance with the provisions set forth in § 165-15 of this chapter. Where questions should arise regarding the interpretation of these design standards, the determination of the Board of Supervisors shall prevail.
D. 
Whenever the Zoning Ordinance[1] provides that the use proposed by the applicant for subdivision and/or land development approval shall constitute a use by special exception or conditional use or require a variance from any provisions of the Zoning Ordinance, the applicant shall obtain such special exception, conditional use, or variance from the Zoning Hearing Board or Board of Supervisors, as applicable, prior to submission of the final plan. The plan shall be designed and developed in accordance with any conditions which have been imposed upon the grant of such special exception, conditional use, or variance by the Zoning Hearing Board or Board of Supervisors, as applicable.
[1]
Editor's Note: See Ch. 195, Zoning.
A. 
Hazards. No land shall be subdivided or developed for any purposes unless adequate safeguards against flood, fire, environmental contamination and disease have been taken to minimize hazards to life, health, or property.
(1) 
If the Planning Commission or Board of Supervisors have reason to believe that an environmental contamination issue may create a hazard to occupants of the subdivision or land development, the applicant shall be required to submit professional studies to show the extent of the contamination and to address how those threats will be addressed. For example, an applicant may propose to extend public water service to a subdivision where there is a high risk of contaminated groundwater.
B. 
Use. The proposed use of the land in any subdivision or land development must conform to the Township Zoning Ordinance.[1]
[1]
Editor's Note: See Ch. 195, Zoning.
C. 
Development. Proposed projects shall be coordinated with the road system of adjacent areas. Additionally, all development shall be designed to avoid unnecessary impervious cover and to mitigate adverse effects of shadow, noise, glare, odor, traffic, drainage, and utilities on neighboring properties.
D. 
Natural and historic features. Reasonable measures shall be taken to ensure the preservation of natural areas and historic buildings, as determined by North Codorus Township to be worthy of such preservation.
E. 
Conformance with Official Map.[2] Any layout of the subdivision or land development shall be designed to address any applicable provisions of any officially adopted Official Map for North Codorus Township, as provided in the MPC.
[2]
Editor's Note: See Ch. 31, Official Map.
The words "street" and "road" are used interchangeably. All streets proposed to be constructed or extended within the Township shall conform to the following design requirements, in addition to other requirements of this chapter and the Township's Construction Specifications:
A. 
Proposed streets shall be planned to be coordinated with the existing street system, to provide sufficient access for fire protection, large vehicles (such as trash and moving trucks) and emergency vehicles, to provide for pedestrian traffic, to handle projected volumes of traffic, to consider existing and proposed use of land on abutting properties, and to allow for future extensions of the street systems, where appropriate.
B. 
Residential streets shall be designed to discourage excessive through-traffic and excessive speeds. However, the Township may require any street to be designed so that it can be extended in the future to provide access to future development.
C. 
Proposed streets which are aligned with existing streets shall continue the name of the existing street. In the event a proposed street is not aligned with an existing street, it shall not bear a name similar to any existing street located within the Township and/or the same postal service area or the same fire company primary service area. This requirement shall still apply even if two streets have a different suffix (such as "Street" vs. "Drive.")
D. 
Streets shall be logically related to topography so as to produce reasonable grades, satisfactory drainage and suitable building sites. A profile shall be required to be submitted showing the finished grades of any proposed street.
E. 
The streets must be properly located and built with regard to the proposed traffic functions as shown in the Township Comprehensive Plan, including minimizing of through traffic on minor streets and the maintenance of the ability of major streets to accommodate through-traffic without excessive conflicts from turning movements into and out of driveways.
F. 
The arrangement, character, extent, width, grade, and location of all streets and highways must conform to their functional classification as identified below. The classification of a street may be revised by written resolution of the Board of Supervisors.
G. 
The Board of Supervisors may require that lots have their primary vehicle access onto a street other than an arterial street, where feasible and justified considering traffic conditions. See also § 165-38G. This decision should balance issues of compatibility with nearby homes and the need to control access onto major roads to avoid traffic safety and congestion problems.
H. 
The functional classification of streets/roads is described below. For new streets, the Township Comprehensive Plan should be consulted by the Township to determine the appropriate functional classification.
(1) 
Arterial. A high order, inter-regional street in the street hierarchy. Arterial streets are intended to carry large traffic volumes at steady speeds with minimum interruptions to traffic flow over moderate distances. The following streets shall be considered arterials for the purposes of this chapter:
Arterials
York Road (S.R. 0116)
Jefferson Road (S.R. 0516)
Glen Rock Road (S.R. 0616)
Trinity Road (S.R. 0616)
New Salem Road (S.R. 3046)
Seven Valleys Road (S.R. 0616)
(2) 
Collector. This classification includes highways that provide connections with local roads, arterials and state highways. They may serve a traffic corridor connecting villages, small boroughs, mining and agricultural areas on an intra-county or township basis. Many trips destined to such points originate in widely diffused locations. Traffic volumes and trip lengths vary greatly depending upon size and distance between localities.
Major Collectors
Green Valley Road (S.R. 3041)
Days Mill Road (S.R. 3042)
Indian Rock Dam Road (S.R. 3044)
Colonial Valley Road (S.R. 3053)
Lehman Road (S.R. 3090)
Salem Road (S.R. 3042)
Stoverstown Road (S.R. 3042 and 3061)
Minor Collectors
Ambau Road (T-383)
Arnold Road (S.R. 3021)
Bentz Road (part S.R. 3088 and part T-382)
Glatfelters Station Road (S.R. 3020)
Joseph Road (T-499)
Kraft Mill Road (S.R. 3047)
Messersmith Road (T 501)
Myers Road (S.R. 3043, 3076 and 3078 and T-145)
Noss Road (T-403)
Porters Road (S.R. 3082)
Slagel Road (T-488)
Tunnel Hill Road (Part S.R. 3019 and part T-538)
Walters Hatchery Road (T-485)
Waltersdorff Road (T-319)
Zeiglers Church Road (S.R. 3076)
(3) 
Local. This classification is intended to include streets that primarily provide direct access to abutting land and includes connections from farms, individual residences and commercial properties to higher classes of roads. Trip lengths are typically short and operating speeds are low. All roads which are not listed above as arterials or collector roads shall be considered to be local roads, unless a new road is designed to serve a collector function.
(4) 
Alleys. The use of alleys is permitted only in the Village Center District or where specifically approved by the Board of Supervisors, and shall be limited to providing a means of access to the side and/or rear of those lots with street frontage and shall be designed to discourage through traffic. The intent is that the Township will not accept dedication of an alley. Instead, for any alley, a legally binding and Township-approved method shall be used to ensure proper maintenance.
(5) 
Cul-de-sac. Permanent cul-de-sac streets are discouraged. Where no potential for a through-street exists because of the shape of the lot, a permanent cul-de-sac may be approved by the Board of Supervisors. The maximum length of a permanent cul-de-sac street shall not exceed 500 feet as measured from the right-of-way line of the intersecting street to the beginning of the cul-de-sac bulb. Alternative designs to the circular cul-de-sac will be considered only if they meet the requirements of Act 655 for obtaining liquid fuels tax allocations.[1]
(a) 
At the end of every cul-de-sac, provisions shall be included for a snow storage easement, with a twelve-foot minimum width and with proper drainage. The easement shall be located so that snow may be pushed straight off of the end of the cul-de-sac by a snowplow. Driveways and mailboxes shall not obstruct the snow storage easement.
(b) 
A temporary cul-de-sac turnaround may be approved where a road is proposed to be extended in the future. In such case, the plan shall state how the excess right-of-way will be owned after the cul-de-sac is no longer needed.
[1]
Editor's Note: See 75 Pa.C.S.A. § 9001 et seq.
(6) 
Private streets. A new or extended private street or the subdivision of land to result in a new driveway onto an existing private street shall only be allowed if the street meets all of the construction requirements that would apply to a public street, and if there is a legally binding agreement in place to ensure the proper maintenance and funding of the street over time.
(a) 
Such agreement shall be recorded with the York County Recorder of Deeds in conjunction with the final plan. This agreement shall stipulate the following:
[1] 
Private streets shall be constructed and maintained in conformance with public street standards of this chapter.
[2] 
The Township is under no obligation at any time to agree to accept dedication of any street.
[3] 
The method of assessing maintenance and repair costs to the owners of adjacent lots shall be described, which shall be legally binding.
[4] 
The applicant must show that there is an agreement to clearly distribute the costs of maintenance and repair over time, such as a front foot assessment.
(b) 
Before an applicant can receive permission to create one new lot on a private street that existed prior to July 1, 1998, and that does not meet requirements for a public street, the applicant must prove to the satisfaction of the Township that the street will have a sixteen-foot wide and twelve-foot-high clear pathway, which shall include a minimum cartway of 12 feet, which shall be maintained in crushed stone or asphalt in a mud-free condition, and which will be maintained in a condition that is accessible to an ambulance and other emergency vehicles. If more than one new lot is proposed, the Board of Supervisors may require a wider cartway and a more substantial roadway construction, as they determine is necessary to handle the expected traffic volumes.
(7) 
Dead-end streets. Dead-end streets without a Township-approved turnaround at the end are prohibited.
(8) 
Future streets. Where deemed necessary by the Township, land area shall be reserved for future street usage in conjunction with the development of adjoining properties. Such land area for a future street is not required to be improved if they are not necessary to adequately serve currently proposed development. Instead, a stub right-of-way may be required to be set aside for future extension by the developer of the adjacent tract. When connecting a proposed street to an existing temporary cul-de-sac, such connection and all restoration work required to restore the adjacent lots in the area of the existing turnaround shall be the responsibility of the developer proposing the connection.
(a) 
Where subdivisions or land developments abut existing streets which do not conform to the minimum right-of-way and cartway widths of this chapter, such existing streets shall be improved to the specifications of § 165-38 from the center line of the streets abutting the property being subdivided or developed. See § 165-38B(8), which may allow a modification to avoid a street widening. Under § 165-38A., such additional right-of-way shall also be required to be reserved for future dedication, if and when it may be needed.
Streets shall be designed in accordance with the Township Construction Specifications, latest edition (provided that where such specifications do not include a standard, the latest published version of PennDOT Publication 408 shall be utilized); and the following criteria, whichever is more stringent:
A. 
Ultimate right-of-way. The ultimate right-of-way width shall be reserved on existing streets (as indicated in § 165-37H) in accordance with the following:
(1) 
Arterial roads. An eighty-foot right-of-way, measured 40 feet from the center line of existing roads.
(2) 
Collector roads. For both major and minor collector roads, a sixty-foot right-of-way, measured 30 feet from the existing street center line.
(3) 
Local roads. A fifty-foot right-of-way, measured 25 feet from the center line of existing roads.
(4) 
An ultimate right-of-way along an existing street is not required to be immediately dedicated, unless the Township or PennDOT specifically request that all or part of the additional right-of-way be dedicated. In other cases, the future right-of-way shall be reserved for future dedication to the Township or PennDOT, and the requirement shall be deferred until the Board of Supervisors or PennDOT may in writing determine that it is needed.
B. 
Street right-of-way and cartway width. The minimum right-of-way and cartway widths for new streets shall be based upon the following:
(1) 
Arterial streets. To be decided upon by PennDOT, after a review by the Township Engineer and the Board of Supervisors. The Board of Supervisors shall also have the authority to require that up to 40 feet of right-of-way on each side of the centerline of an arterial street be dedicated or reserved for future dedication, unless the applicant proves to the Board of Supervisors that the proposed subdivision or land development does not generate any additional need for the additional right-of-way.
(2) 
Major collector streets.
(a) 
Provides access to a residential land use with a density in excess of four dwelling units per acre; or
(b) 
Provides access to an industrial use or a commercial use; or
(c) 
Serves an average daily traffic count over 2,000 vehicles; or
(d) 
Typically has a speed limit over 35 miles per hour.
(3) 
Minor collector streets.
(a) 
Primarily provides access to residential land use with a density of two to four dwelling units per acre;
(b) 
Serves a primary or secondary school or a use with similar traffic impact; or
(c) 
Serves an average daily traffic count between 1,000 and 3,000 vehicles.
(4) 
Local streets.
(a) 
Provide access primarily to dwellings at a density of less than two units per acre; or
(b) 
Serves an average daily traffic count less than 500 vehicles.
Type of Street
Minimum Right-of-Way Width
(feet)
Minimum Cartway Width
(feet)
Major collector
60
36
Minor collector
50
28
Local
50
24
Cul-de-sac
10 feet outside of the cartway
801
NOTE:
1
Width or diameter.
(5) 
Additional cartway width may be required by the Township where necessary for on-street parking, particularly for residential developments with a density of two or more dwelling units per acre. An applicant for an attached housing development may propose overflow parking areas in place of providing on-street parking.
(6) 
The extension of existing streets which are presently constructed with a cartway different from the standards of this chapter shall be provided with a transition area, the design of which is subject to Township approval.
(7) 
The Board of Supervisors may require that streets that are not curbed shall include compacted stone shoulders with a width of up to four feet on each side of the cartway, and that streets that are curbed include paved shoulders of up to four feet width on each side of the cartway.
(8) 
Fee in lieu of road improvements. If an applicant seeks that a modification be granted to reduce the required street width, the Board of Supervisors may establish a condition that the applicant shall contribute an amount equal to 50% of the resulting cost savings in order for the modification to be approved. Such fee shall be accounted for separately in a road improvement account and shall only be used for improvements of public roads in the general vicinity of the development. If an applicant desires to use this provision, the applicant's engineer, surveyor or landscape architect shall submit an accurate estimate of the costs of meeting the requirement, which shall be subject to revision and acceptance by the Township Engineer.
C. 
Horizontal street alignment. The following criteria shall apply to the horizontal alignment of all proposed and reconstructed streets:
(1) 
Horizontal street alignments shall be measured along the center line and horizontal curves shall be used at all angle changes.
(2) 
Where practical, single, long radius curves shall be used rather than a series of curves with varying radii or a series of short curves separated by short, straight segments. Additionally, decreasing radius curves are specifically prohibited.
(3) 
The minimum horizontal curve radius shall be 300 feet for major and minor collector streets, 150 feet for local streets, and subject to PennDOT review and concurrence for arterial roads.
(4) 
A minimum tangent of 100 feet between reverse curves shall be provided on all streets.
D. 
Vertical street alignment. The following criteria shall apply to the vertical alignment of all proposed and reconstructed streets:
(1) 
Vertical street alignment shall be measured at the center line and vertical curves shall be used in changes of grade when the algebraic difference exceeds 1%.
(2) 
The minimum grade of all streets shall be 1% and the maximum grade shall not exceed 10% for major and minor collector street and local streets. The grade of arterial roads shall be a minimum of 1% and a maximum of 6%, unless a differing standard is required by PennDOT for a state road.
(3) 
Vertical curves shall have a minimum length of 300 feet for major and minor collector streets and 200 feet for local streets.
(4) 
The maximum grade for 50 feet on each side of an intersection may not exceed 4%, unless a more restrictive requirement is established by PennDOT along a state road.
(5) 
The grade within the diameter of a turnaround of a permanent cul-de-sac shall be at least 1% and shall not exceed 5% in all directions.
(6) 
See § 165-46B(10)(a) concerning cut and fill slopes.
E. 
Street intersections.
(1) 
All intersections with state routes shall be subject to the approval of PennDOT and copies of highway occupancy permits shall be submitted to the Township prior to or as a condition of final plan approval.
(2) 
All intersections involving the junction of more than two streets are prohibited.
(3) 
The minimum separation between the center line intersections of streets shall be measured along the center line of the street being intersected and shall meet the following requirements. The strictest requirement shall apply.
Street Classification
Minimum Offset
(feet)
Arterial
800
Major collector
600
Minor collector
500
Local
200
(4) 
All streets shall intersect with each other at a right angle. However, intersections of new and existing minor collector and local streets may deviate from perpendicular a maximum of 15° in either direction.
(5) 
The minimum radii of the cartway edge at intersections shall be 50 feet for collector streets and 35 feet for local streets. The right-of-way radii at intersections shall be concentric with the cartway edge, where possible.
(6) 
Clear sight triangles and sight distances at intersections: See the requirements in the Township Zoning Ordinance.[1] As of the enactment date of this chapter, such provisions were in § 195-42.1, and driveway provisions are in § 165-42.
[1]
Editor's Note: See Ch. 195, Zoning.
F. 
Improvement specifications. All streets shall be designed and constructed in accordance with the latest edition of PennDOT Publication 408 and the North Codorus Township Construction and Materials Specifications, as amended. Publication 408 shall be used where required by PennDOT or where the Township specifications do not address a particular matter.
G. 
Lots abutting arterial and collector roads. In a subdivision or land development abutting an arterial or major collector street, one of the following may be required by the Board of Supervisors where feasible:
(1) 
The frontage shall be reversed so that the lots contiguous to such roadways will front on a new minor collector or local street or an existing local street, with an additional lot depth of 15 feet as an easement exclusively for planting and screening to be provided by the developer along the existing street; or
(2) 
A service road shall be provided along such existing street and shall be separated from the right-of-way thereof by a landscaped area at least 20 feet in width; or
(3) 
Such other means of separating through and local traffic and of providing a suitable buffer shall be provided as the Board of Supervisors may determine to be appropriate.
A. 
General layout. In general, the configuration of blocks and lots must be based upon the:
(1) 
Provision of adequate building sites suitable to the special needs of the type of use contemplated.
(2) 
Zoning requirements as to lot sizes, dimensions, yards, and other open areas.
(3) 
Needs for convenient access, circulation, control, and safety of street traffic.
(4) 
Limitations and opportunities of topography and other natural features.
B. 
Blocks.
(1) 
Blocks shall be of sufficient depth to permit two tiers of lots, except where reverse frontage lots are necessary or in the case of open space layouts or other site-specific limitations.
(2) 
All blocks in residential subdivisions shall have a maximum length along any side of 1,500 feet and a minimum length of any side of two tiers of lots that conform to the standards of the Township Zoning Ordinance.[1]
[1]
Editor's Note: See Ch. 195, Zoning.
(3) 
In nonresidential areas, the block and lot layout must be designed with consideration of site conditions:
(a) 
To permit the most efficient arrangement of space for present use and future expansion.
(b) 
To permit adequate, safe worker and patron access, circulation and parking, as well as loading and unloading.
(4) 
Pedestrian easements may be required where necessary to assist circulation or provide access to community facilities or between neighborhoods. Required pedestrian easements shall have a width of not less than 10 feet and an approved surface of crushed stone or a hard surface of not less than five feet.
C. 
Lot configuration.
(1) 
Whenever practical, side lot lines shall be perpendicular to or radial to street lines.
(2) 
In order to avoid jurisdictional problems, lot lines shall, wherever feasible, follow municipal boundaries rather than cross them. Where a lot is divided by a municipal boundary, the requirements of each municipality shall apply to the applicable portion of the lot.
(3) 
Through lots. Through lots (see definition) that abut two streets are permitted only when necessary to avoid vehicular access on a high-traffic-volume street or to avoid vehicular access in an area with severely limited sight distance. All through lots shall designate one frontage as the rear yard. The rear yard shall have a planted buffer of at least 15 feet in width that must be maintained and that is located immediately contiguous to the street right-of-way. Vehicular access shall be prohibited from the rear of reverse frontage lots. The plan shall specifically identify the rear yard and the frontage that is used to access the street.
(4) 
Flag lots. Flag lots shall only be permitted where specifically provided for within the Township Zoning Ordinance.[2]
[2]
Editor's Note: See Ch. 195, Zoning.
(5) 
Double frontage lots. Double frontage lots are discouraged, except where desired along arterial streets or required due to the limitations of a specific site.
(a) 
Where a lot is permitted to have reverse frontage, a landscaped screen at least 15 feet wide shall be provided by the developer between the lot and the arterial street.
(b) 
Access to all double frontage lots shall be limited to only the street of lower classification. In the case where the lot fronts on streets of the same classification, access shall be from the street with the lower speed limit.
(6) 
Corner lots. Corner lots shall be designed to meet the requirements of the Township Zoning Ordinance.[3]
[3]
Editor's Note: See Ch. 195, Zoning.
(7) 
Lot area. Regardless of how lot descriptions are written, for the purposes of compliance with Township Zoning requirements and this chapter, land areas located within street right-of-way lines shall not be considered part of the lot area and shall not be used to meet lot dimensional requirements.
(8) 
Lot width. The minimum lot width shall be as required by the Township Zoning Ordinance.[4]
[4]
Editor's Note: See Ch. 195, Zoning.
(9) 
Lot frontage. Residential lots, unless permitted as a flag lot, shall front for their full required width on a dedicated public street, existing or proposed, or a private street which conforms to the specifications and requirements of this chapter. See § 165-37H(6), which addresses use of an existing private street.
(10) 
All lots shall be designed to provide sufficient building area after consideration of building setbacks, easements, one-hundred-year floodplains, wetlands and related features.
(11) 
All remnants of land (areas remaining after subdivision) shall conform to the lot area and configuration requirements.
A. 
Reference datum. All markers and monuments shall be referenced to the North American Datum Pennsylvania State Plane Coordinates and performed to standards of the United States Geodetic Survey.
B. 
Removal. Any monuments or markers that are removed must be replaced by a professional land surveyor at the expense of the person removing them.
C. 
Permanent concrete monuments shall be accurately placed along one side of the right-of-way lines of each street and on the property lines of the parent property. Monuments shall be placed at the intersection of all street lines forming angles, changes in direction, and at the end of each curved line. An intermediate monument shall be placed wherever topographical or other conditions make it impossible to sight between two otherwise required monuments. Monuments shall also be required at a minimum of one corner of each lot used for principal commercial or industrial uses.
D. 
Markers shall be set at all points where lot lines intersect curves and/or other property lines and at both high and low elevation points to provide easy identification.
E. 
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. Concrete monuments shall be marked with a three-quarter inch copper or brass dowel; stone or precast monuments shall be marked on the top with a proper inscription and a drill hole.
F. 
Markers shall consist of iron pipes or steel bars at least 30 inches long and not less than a three-quarter-inch diameter.
G. 
All monuments and markers 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 monumented or marked.
H. 
All monuments/markers shall be set flush with the finished grade, except for temporary placement and/or woodland conditions.
I. 
All existing and proposed monuments and lot line markers shall be delineated on the final plan.
A. 
Off-street vehicle parking facilities shall meet Article VII of the Zoning Ordinance.[1]
[1]
Editor's Note: See Ch. 195, Zoning.
B. 
In addition, vehicular parking facilities for land uses other than single-family residences shall be designed according to the following provisions:
(1) 
Where a parking area abuts a street or property line, a landscaped strip shall be provided along the entire street right-of-way line and/or property line. This landscape strip may be located within any other required landscape strip. At least one shade tree shall be provided for each 75 linear feet of landscaping area. These trees shall have a clear trunk at least five feet above finished grade. All landscape strips shall be a minimum of 10 feet wide.
(2) 
Horizontal curves in a parking area shall have a minimum radius of five feet.
(3) 
All dead-end parking areas shall be designed to provide a sufficient backup area for end stalls, with a stub area at least 20 feet by 10 feet in size that is placed to allow a "K-turn."
(4) 
Painted lines, arrows, and dividers shall be provided and maintained to control parking and, when necessary, to control vehicular circulation. The lines of all parking stalls shall be solid and four inches in width. Painted lines, arrows, and dividers shall be provided and maintained to control parking and direct vehicular circulation. Directional arrows shall be white, and placed on the pavement and be at least four feet long.
(5) 
Parking areas shall be provided with drainage facilities in accordance with the provisions of § 165-48 of this chapter and the Township Stormwater Management Ordinance.[2]
[2]
Editor's Note: See Ch. 158, Stormwater Management.
(6) 
Parking areas shall be set back from public rights-of-way in accordance with the Zoning Ordinance.
(7) 
Parking areas shall provide ample room to allow for snow removal. An area equal to 5% of the parking area (preferably in less frequently used parking spaces) shall allow for storage of snow piles and proper drainage of melting snow.
(8) 
The width of all parking aisles providing direct access to individual parking stalls shall be in accordance with the requirements specified below. If a different angle is used, then whichever of the following angles that is closest shall be used. Only one-way traffic shall be permitted in aisles serving single-row parking spaces placed at an angle other than 90°.
Parking Angle
(degrees)
Aisle Width
(feet)
30
12
45
14
60
18
90
24
(9) 
Parking areas shall be paved with concrete or bituminous materials in accordance with the Township Construction Specifications, unless specifically approved otherwise by the Township. The Board of Supervisors may approve stone parking lots in low-use areas. The Township Engineer may approve pervious pavement materials, based upon a suitable specification proposed in writing by the applicant.
(10) 
Parking spaces shall be sized as follows:
(a) 
Parallel: eight feet by 22 feet.
(b) 
Nonparallel: nine feet by 18 feet.
(11) 
Parking spaces for handicapped individuals shall conform to the requirements of the Americans With Disabilities Act, as amended, and § 195-48 of the Zoning Ordinance.
(12) 
Parking areas shall have a minimum finished slope of 0.5%. A maximum finished slope of 1% is desirable, but a maximum slope of 6% is permitted, provided that ADA slope requirements are met in areas of ADA parking spaces.
C. 
Off-street vehicular loading facilities shall be provided in accordance with Article VII of the Zoning Ordinance.[3]
[3]
Editor's Note: See Ch. 195, Zoning.
All single-family and two-family dwelling driveways shall conform to the following, unless such provisions differ from a subsequently adopted Township Driveway Ordinance, and except where PennDOT establishes a different standard along a state road:
A. 
The number of driveways involving both turns into a lot and turns out of a lot shall not exceed one per lot.
B. 
Either edge of a driveway may be no closer than:
(1) 
Fifty feet from the right-of-way line of an intersecting street on the same side of the street;
(2) 
Five feet from an existing or proposed fire hydrant;
(3) 
Ten feet from a side property line for a principal business property abutting a residential property.
C. 
(Reserved)
D. 
Driveways accessing a state road shall require a highway occupancy permit issued by PennDOT; all Township development approvals are automatically conditioned upon the applicant showing that such permit has been issued, where applicable.
E. 
Driveways shall not be less than 10 feet nor more than 20 feet wide along the street right-of-way, unless a wider width is determined by the Township or PennDOT to be necessary, such as for truck or bus traffic.
F. 
Driveways must be located in safe relationship to sight distance and barriers to vision. The driveway shall not exceed a slope of 8% within 15 feet of the street right-of-way line. Where a drive enters a bank through a cut, the shoulders of the cut may not exceed 50% in slope within 25 feet of the point the drive intersects the right-of-way.
(1) 
In other locations, the slope of a new driveway shall not exceed 15%.
(2) 
The safe sight distance at each driveway shall not be less than the distances found in PennDOT regulations, regardless of whether the driveway enters a state road or a Township road.
G. 
Clear sight triangle. Driveways shall be located and constructed so that a clear sight triangle a minimum of 200 feet of length in each direction as measured along the street center line and along the driveway center line measured 15 feet back from the street curbline or ultimate pavement width is maintained. No visual obstructions and/or plant materials over three feet high and less than 10 feet minimum clearance shall be placed within this triangular area. This clear sight triangle restriction shall apply to all property under the control of the applicant.
H. 
Residential single-family detached, single-family semidetached (twin) and single-family attached dwellings (townhouses) may utilize driveways as part of required parking for each dwelling unit.
I. 
Except for a one-family driveway entering onto a local Township road, all driveways that otherwise would involve vehicles backing onto a road shall provide an area to be utilized as a vehicle turnaround area. The minimum size of this turnaround area shall be 10 feet by 20 feet and the turnaround shall be placed to the side of the main driveway so that entrance to the road can be performed in a safe manner.
J. 
The cartway of all driveways shall be constructed with a minimum of six inches PennDOT No. 2A aggregate base course and 2 1/2 inches bituminous asphalt. All work shall conform to the requirements of the latest edition of PennDOT Publication 408 and the Township Construction Specifications. However, for residential, outdoor recreation or agricultural driveways longer than 100 feet, only the first 25 feet shall be required to be paved, while the remainder may be maintained in compacted stone.
(1) 
An alternative paving material may be pre-approved by the Township, such as decorative masonry pavers placed over the base course, or approved types of pervious asphalt or pervious concrete.
A. 
Number per lot. Except as specified elsewhere, the number of access drives intersecting with each street shall not exceed two per lot. The Board of Supervisors may grant a waiver for additional access points where required to meet exceptional circumstances and where frontage of unusual length exists.
B. 
Setbacks. All access drives shall be set back at least:
(1) 
One hundred feet from the intersection of any street right-of-way lines; and
(2) 
One hundred feet from any other access drives or driveways located upon the same lot (measured from cartway edges); and
(3) 
One hundred feet from any other access drives or driveways on adjacent lots;
(4) 
Fifteen feet from any side and/or rear property lines; however, this setback can be waived along one property line when a joint parking lot is shared by adjoining uses.
C. 
Clear sight triangle. Access drives shall be located and constructed so that a clear sight triangle a minimum of 200 feet in each direction as measured along the street center line and along the access drive center line 10 feet back from the street right-of-way is maintained. No permanent obstructions and/or plant materials over three feet high and less than 10 feet minimum clearance shall be placed within this area. In addition, all proposed access drives must have a minimum adequate safe stopping sight distance based upon PennDOT standards. This clear sight triangle restriction shall apply to all property under the control of the applicant.
D. 
Access drive width. Access drives shall provide a twelve-foot-wide cartway for each lane of travel. However, in no case shall any access drive cartway be less than 18 feet wide. See table below for further explanation:
Number of Lanes
Direction of Travel
Required Access Drive Width
1
One-way
18 feet
2
One- or two-way
24 feet, except 20 feet for a driveway intended to serve less than 50 vehicle trips per day
3 or more
One- or two-way
12 feet/lane
(1) 
On-street parking shall not be allowed along access drives unless it is approved as part of the development and an additional eight feet of width is provided for each side of parking. The Township may require the installation of no parking signs.
E. 
PennDOT permit. Access drives accessing a state highway shall be required to obtain a highway occupancy permit from PennDOT.
F. 
The cartway of all access drives shall be constructed with a minimum of six inches PennDOT No. 2A aggregate base course or Township-approved equivalent and 2 1/2 inches bituminous concrete. All work shall conform to the latest published requirements of PennDOT Publication 408, and the Township Construction Specifications.
A. 
The Board of Supervisors shall have the authority to require sidewalks along one side or both sides of a street where the Supervisors deem they are necessary to provide safe and efficient pedestrian access. A long-term goal is also to provide continuous pedestrian access, but segments may be constructed over time.
(1) 
In lieu of requiring a concrete sidewalk, the Board of Supervisors may approve or require the construction of a pathway (such as a bituminous pathway) under § 165-51.
B. 
The location of any sidewalk shall be subject to approval by the Township. The Township may allow a sidewalk or pedestrian path to be located outside of a street right-of-way if there will be an acceptable pedestrian easement.
C. 
Any sidewalks shall be a minimum width of four feet. Sections of the sidewalk or suitable portions of a driveway apron shall have a minimum width of five feet in compliance with the Americans With Disabilities Act, to allow wheelchairs to pass each other. In the vicinity of walking routes to public schools, a five-foot-minimum sidewalk width shall be maintained. Sidewalks shall not be designed to have motor vehicles overhang over a required sidewalk.
D. 
Sidewalks and handicap ramps must be constructed in accordance with the Township Construction Specifications and/or PennDOT requirements. Note: Within a PennDOT right-of-way, PennDOT handicapped ramp requirements are more restrictive than the federal ADA requirements.
E. 
Where sidewalks are installed, handicap ramps must be provided in accordance with ADA regulations. The Township may also require the painting of pedestrian crosswalks across streets.
F. 
Pedestrianway easements 10 feet wide may be required by the Township to provide circulation or access to schools, playgrounds, shopping or other activity areas.
G. 
Sidewalks shall be graded to discharge stormwater runoff and shall have a minimum cross slope of 2%.
H. 
Where the Supervisors do not require the construction of sidewalks along a street, they may still require that a graded area maintained in grass be provided along the street to serve pedestrians.
A. 
Curbing shall be provided along all new streets and along existing streets where needed to control stormwater runoff. Curbing may also be required along existing streets upon the determination of the Board of Supervisors to protect the cartway or sidewalks, or to continue an existing pattern of curbing, or to manage on-street parking.
B. 
In areas where curbing is not required, suitable gutters or swales shall be designed and installed subject to Township approval to control erosion. If curbs are to be installed, the pavement shall extend from curb to curb, with provisions for curbside drainage.
C. 
All curbing shall be designed and constructed in accordance with the Township Construction Specifications, except PennDOT Publication 408 shall be used within PennDOT right-of-way or where the Township specifications do not address a particular matter.
See the Township Stormwater Management Ordinance.[1]
A. 
All site grading activities shall conform to the requirements of this chapter, the Township Construction Specifications, or other specifications as may be recommended by the Township Engineer and approved by the Board of Supervisors.
B. 
In order to provide more suitable sites for building and other uses, improve surface drainage, and control erosion, the following requirements shall be met:
(1) 
All lots, tracts, or parcels shall be graded to provide proper drainage away from buildings and dispose of the runoff without ponding, and all land within a development shall be graded to drain and dispose of surface water without ponding, except where other arrangements are approved by the Board of Supervisors.
(2) 
All drainage provisions shall be designed to adequately handle the surface runoff and carry it to the nearest approved stormwater facility or other approved location. Where drainage swales are used, they shall be stabilized and planted and shall be of such slope, shape and size as to conform with the requirements of the Township.
(3) 
Changes in surface water runoff that result in concentrations of runoff from the site shall need approval of the Township.
(4) 
Grading shall be done in such a way so as to not divert water onto the property of another landowner without the expressed consent of the Township and the affected landowner.
(5) 
During grading operations, necessary measures shall be taken to prevent erosion and/or siltation of waterways.
(6) 
During grading operations, necessary measures for dust control shall be exercised.
(7) 
Topsoil shall be preserved and redistributed as cover and shall be expeditiously planted with erosion-resistant vegetation.
(8) 
Tree guards during construction and grading, and limitations as to cuts and fills, both temporary and permanent near trees, shall be provided as necessary to give reasonable assurance of their protection for continued healthy growth.
(9) 
Grading equipment will not be allowed to cross waterways unless the crossing is specifically addressed in an approved erosion and sediment pollution control plan. See also PADEP permit requirements. The installation of culverts or bridges must be approved by the York County Conservation District and/or PADEP as required. Emergency crossings may be permitted through permission of PADEP.
(10) 
Excavations and fills.
(a) 
Cut slopes shall not be steeper than 2:1 unless stabilized by a retaining wall or cribbing, except as approved by the Township Engineer when handled under special conditions. Fill slopes shall not exceed 3:1. Low-maintenance vegetation may be required to be planted in areas that are too steep for safe mowing.
(b) 
Adequate provisions shall be made to prevent surface water from damaging the cut face of excavations or the sloping surfaces of fills.
(c) 
Cut and fills shall not endanger adjoining property.
(d) 
Fill shall be placed and compacted so as to minimize sliding or erosion of the soil.
(e) 
Fills shall not encroach on natural watercourses or swales.
(f) 
Fills placed adjacent to natural watercourses or constructed channels shall have suitable protection against erosion during periods of flooding.
(11) 
Slope controls. The following controls shall apply in all areas where more than 500 square feet of land with a natural slope exceeding 25% is proposed to undergo regrading.
(a) 
Prior to any alteration of the existing grade for development purposes, and prior to the issuance of a related Township construction permit, a grading plan shall be approved by the Township Engineer or other person designated to approve such plans by the Board of Supervisors.
(b) 
The applicant shall indicate the methods whereby structural, erosion and foundation problems caused by slope conditions will be overcome and water quality will be protected.
(c) 
These grading plans shall not conflict with the more generalized or typical grading and stormwater plans that were submitted as part of preliminary and final plans, but are intended to provide more detailed information about specific improvements.
[1]
Editor's Note: See Ch. 158, Stormwater Management.
A. 
This section addresses compliance with water supply and sanitary sewage requirements. In certain cases under PADEP regulations, an amendment may be required to the Township Sewage Facilities Plan, which also requires reviews by outside agencies.
B. 
Sanitary sewage facilities.
(1) 
The minimum sewerage facility that shall be provided for any residential or nonresidential use shall be of materials, design and function in accordance with standards and regulations as determined by PADEP and the Township Construction Specifications.
(2) 
Where an existing public sewerage system is within 1,000 feet of the subdivision or land development, the developer shall provide the project with a complete sanitary sewer system that is connected to the public sewerage system, unless the applicant proves to the satisfaction of the Board of Supervisors that such extension is not feasible or is unreasonable. Public sanitary sewage services shall not be allowed in the AP or RAC Zoning Districts, except where they are proven to be needed to address an existing public health problem. The design and installation shall be in accordance with Subsection B(4) below and other applicable Township specifications.
(3) 
Where a nonpublic centralized sewage system is proposed, such system shall be subject to approval of PADEP and the Board of Supervisors. As a condition of Township approval, the Board may establish terms for future acceptance and/or interconnection of such system on behalf of the municipality or any central sewage service provider that has jurisdiction in the area, unless such municipality or provider refuses to accept such system. Ownership and maintenance responsibility for all nonpublic centralized sewage systems shall be clearly established as a condition of final plan approval. All nonpublic sewage systems shall conform in all respects to the standards and requirements of the PADEP regulations and wastewater facilities manuals and the Township and the provider's construction specifications.
(4) 
Where a subdivision or land development will be served by a central sewage system, the developer shall provide the subdivision or development with a complete sanitary collection system, including collection mains in approved locations, and with laterals installed to each lot line for future connection to each home. The collector main shall be of a material and design approved by the municipal or sewer service provider and shall conform in all respects to the standards and requirements as published in the wastewater manual by PADEP and the Township and sewage provider's construction specifications. Where the potential exists for future extension of service beyond the proposed subdivision or land development, the developer may be required by the municipality or provider to install adequately sized facilities to accommodate such future growth.
(a) 
The laterals shall be of a material and design approved by the municipal or sewer service provider. The sewage collector mains and laterals shall be plugged water-tight pending connection with a public sewer system.
(b) 
All sewage collector mains and laterals shall be designed and inspected by the municipal or sewer provider's engineer, at the cost and expense of the subdivider or developer.
(c) 
Prior to acceptance by the Township or sewage service provider, all sewage collector lines shall be televised by the developer to show that they have been properly constructed, with such video information submitted to the Township, or another entity designated by the Township.
(5) 
Where the installation of a sanitary sewer system is not required, the subdivider or owner of the lot shall provide for each lot, prior to the time a principal building is occupied, an on-lot sewage disposal system meeting Township and PADEP regulations. On each new lot approved after the effective date of this chapter, where a septic drain field is to be used, a second tested and approved area shall be provided for an alternative drain field location. Such alternate drain field location shall be shown on all building plans and shall not be compacted or built upon.
(6) 
Unless otherwise provided in the Pennsylvania Sewage Facilities Act[1] and regulations thereunder, all installations of sewerage facilities within the Township shall be in accordance with a permit issued by the Township. For on-lot septic systems, the Township's Sewage Enforcement Officer shall be contacted for the required testing.
[1]
Editor's Note: See 35 P.S. § 750.1 et seq.
(7) 
The subdivider or developer shall also provide at his/her expense the information and sufficient number of copies of any required sewage facilities planning module and/or amendment to the Township's Sewage Facilities (Act 537) Plan, in accordance with the requirements of PADEP. The module may be required for either subsurface septic systems or centralized sewer extensions.
(8) 
Where practical, sewer laterals and their cleanouts shall not be located under driveways, access drives or parking areas.
C. 
Water supply facilities.
(1) 
Where a water supply system exists within 1,000 feet of a proposed subdivision or land development, the developer shall be required to extend and to connect to such water system, unless the applicant proves to the satisfaction of the Board of Supervisors that such extension is not feasible or would be unreasonable. Central water services shall not be required to be extended into the AP or RAC zoning districts, except where they are necessary to address an existing or potential water contamination issue. Where an extension is required, the developer shall provide a complete water distribution system that is suitable for connection to the larger system. The design and installation shall be in accordance with Township specifications or the requirements of the agency or entity having jurisdiction, as a condition of Township approval. Proof that the agency or entity having jurisdiction can and will provide service to the project shall be provided to the Township prior to final plan approval.
(2) 
Where a new water system is proposed that is not connected to a larger existing central water system, such system shall be subject to the applicable approval of PADEP and the Township. As a condition of Township approval, the Board may establish terms for any future acceptance of such system on behalf of the Board of Supervisors. Ownership and maintenance responsibility for all nonpublic central water systems shall be clearly established as a condition of final plan approval.
(a) 
Before a new central water system is approved, the applicant shall provide credible evidence that there will be a sufficient customer base and revenue stream to properly fund the system over time, and that there will be proper guarantees to ensure professional operation and maintenance of the water system.
(3) 
Where installation of a public water supply system is not required, the developer and/or owner of each lot shall provide a private well or other approved water system prior to the issuance of any construction permit for a new principal building. The developer or owner shall submit a copy of the well driller's report to the Township to show that the well has adequate flow to serve the intended use. Also, prior to issuance of a construction permit, the developer or owner shall have a water quality test conducted of the well water, which shall also be provided to any prospective initial purchase of a home on the lot.
(4) 
Fire hydrants shall be installed as an integral part of any central water system, unless the applicant proves that it is not feasible for a nonpublic water system to supply hydrants. Locations of hydrants shall be subject to approval by the Board of Supervisors, after allowing for a review by the local fire department. Fire hydrants shall be located so that the distance from any building to a fire hydrant is not more than 600 feet measured along a route accessible by fire apparatus.
(5) 
Where practical, water lines and their shutoffs shall not be located under driveways, access drives or parking areas.
(6) 
Where a water main extension is required, it shall be the responsibility of the property owner to extend this main the limit of his/her property along the public right-of-way.
D. 
Installation of all sewers, water mains, manholes and other utilities shall be in strict accordance with the Township Construction Specifications, as well as the specifications of any agency or entity having jurisdiction.
E. 
As-built plans. See § 165-66.
A. 
Facilities to accommodate stormwater drainage as a result of the proposed development of any tract of land under this chapter must conform to the requirements of the Township Stormwater Management Ordinance,[1] as well as the Township Construction Specifications.
[1]
Editor's Note: See Ch. 158, Stormwater Managements.
B. 
If a natural watercourse, drainageway, channel or stream abuts or runs through the proposed subdivision or land development, the developer or subdivider shall establish a drainage easement with a minimum width of 25 feet in width (measured from the nearest edge or bank, on each side), and running the entire length of that portion of the watercourse, drainageway, channel or stream which abuts or runs through the subdivision or land development.
C. 
See also the Township Floodplain Management Ordinance,[2] or its successor provisions and the latest officially issued federal mapping of floodplains, as issued by the Federal Emergency Management Agency (FEMA).
[2]
Editor's Note: See Ch. 102, Floodplain Management.
In developments of five or more new lots, new electric service lines, cable television, telephone and all other utility lines shall be installed underground. Developers are encouraged to allow all cable television companies in the area an option to place underground lines in the development. See also additional utility provisions in § 165-50.
A. 
Width and location. When easements are required for any utility serving a subdivision or land development, they must be a minimum of 10 feet wide per utility and must, to the fullest extent possible, be adjacent to, or centered on, rear or side lot lines. Where sanitary sewer and water supply are to be placed within a common easement, the width shall be sufficient to allow a minimum of 10 feet between the center line of each facility. The total width of the easement shall be at least 20 feet either separately or together for water or sanitary sewer facilities.
B. 
Natural gas lines. The location of all gas lines and any easements or rights-of-ways along gas mains must be shown on all plans submitted to the Township. The minimum distance from a natural gas line to a dwelling unit or other structure must be as required by the applicable transmission or distributing company.
C. 
Petroleum lines. Between a proposed dwelling unit and the center line of a petroleum or petroleum products transmission line which may traverse the subdivision or land development, there must be a minimum distance of 100 feet measured in the shortest distance.
D. 
All subdivisions and/or land development plans containing utility easements or rights-of-way shall include a note stating the following or similar language pre-approved by the Township: "The owner shall not construct, plant, or maintain any structures, fences, trees within the sanitary sewer, stormwater or utility right-of-way easement in order to ensure a free and clear access to all facilities. Bituminous paving, commingling of sanitary sewer, stormwater or utilities, or a change in ground contours within the right-of-way/easement will be permitted only with written consent of the Township."
E. 
Utility lines shall be located a minimum of 12 inches under the surface of any vehicle driveway or access drive, unless a greater depth is required by the utility. An eighteen- to twenty-four-inch depth is recommended. Utility lines may cross perpendicular to a driveway or access drive, but should not extend linearly under them for an extended length unless there is no feasible alternative.
A. 
Off-road pathways. The Board of Supervisors shall have the authority to require the installation or extension of off-road pathways for pedestrians (and bicyclists where appropriate), where the Supervisors deem they are necessary to provide safe and efficient pedestrian access. Such pathways may be approved to be used in place of traditional sidewalks. Such pathways shall be placed within a pedestrian easement in a location acceptable to the Township, if they are not placed within a public street right-of-way. Pathways may be placed parallel to streets, along creeks, within required buffer yards between businesses and homes, within common open spaces, or within other locations approved by the Township. Pathways may also be required to connect dead end or cul-de-sac streets, and to connect residential areas to parks and schools.
(1) 
The following are general guidelines for off-road pathways:
Off-road Pathway Type
Off-road Pathway Width
(feet)
Medium volume bikeway shared with pedestrians
8
High volume bikeway shared with pedestrians
12
Pedestrian pathway that is intended to serve only low volumes of bicyclists
5 feet, except four-foot segments may be allowed where existing conditions limit width
(2) 
The materials of required pathways shall be approved by the Township. Compacted crushed stone may be used in lower-volume areas, while bituminous paving over crushed stone is intended to be used in higher-volume areas.
(3) 
At pathway intersections with a state road, see PennDOT requirements. The applicant shall describe proposed signs and any barriers or gates that will be used where a pathway intersects with a public road.
A. 
New residential subdivision and land developments shall be required to provide recreation land that is offered for dedication to the Township. With mutual consent of the developer and the Township, the payment of recreation fees may be approved in place of some or all of the recreation land requirement.
B. 
Where recreation land is to be required, it shall meet the following minimum standards.
(1) 
The land to be dedicated must be of suitable size, dimensions, topography, access, drainage, and general character for the proposed recreational use. If the applicant does not propose recreation land that meets the requirements of this section, then recreation fees shall be required in place of recreation land.
(2) 
The minimum amount of land shall be 0.02 acres of land for each approved dwelling unit, except that 0.1 acres of land shall be required for each approved dwelling unit if more than 50% of the proposed recreation land includes slopes of greater than eight feet, land within utility rights-of-way or one-hundred-year floodplains.
(3) 
Stormwater retention or detention basins, lands with a width of less than 100 feet, land with a natural slope of 25% or greater, and wetlands shall not be used to meet this recreation land requirement. The Supervisors may approve a width of less than 100 feet if the land is part of a regional trail network.
(4) 
The recreation land shall have suitable access for pedestrians and for maintenance onto a road.
(5) 
The recreation land shall not include less than 1/2 acre of land, unless it would be adjacent to existing adjacent public recreation land.
(6) 
The recreation land shall be cleared of rocks that did not naturally exist on the site, and cleared of all debris.
C. 
Where the application of these recreation land standards would result in a site that is not usable or practical for recreation, if suitable recreation land cannot be properly located in the development, as determined by the Township, a payment of a fee in lieu of dedication of such land is required. The following procedures then must be followed:
(1) 
The fee shall be $1,500 for each new dwelling unit that would be possible under the final plan. If a lot is restricted by a zoning requirement, deed or conservation easement that prevents its use for one or more additional dwelling units, then a recreation fee shall not be charged.
(2) 
The fee must be paid to the Township prior to the recording of the final plan, unless the Township and the applicant mutually agree in a development agreement or other written agreement to phased payment of the fees. If phased payment is authorized, then any time limits for expenditure by the Township of the fee revenues shall begin to be counted from the date that the last fee is paid in full.
(3) 
All fees paid to the Township in this manner must be kept in an interest-bearing recreation capital fund that is accounted for separately from other Township funds. Fees in such capital fund must be used only for the acquisition of public recreation land and/or for physical park or recreation improvements on such lands, and shall not be used for maintenance.
(4) 
Funds expended from the fees must be spent in a location that will serve the residents within the development that paid the fees, which may include a community-wide facility. If the Township adopts and maintains an official plan of recreation districts, the accounts of the fund must show the amount of fees collected in each district. Thereafter, funds collected in that district shall be spent for acquisition or improvements in that district, unless the funds are used for land or improvements that serve the entire Township, such as a centralized park.
(5) 
All recreation fees collected under this section shall be accounted for separately from other Township funds, and shall only be used for authorized purposes.
D. 
Waiver or modification of recreation requirements. Upon a written request from an applicant, the Board of Supervisors may approve a modification of the requirements of this section. For example, the Board of Supervisors may approve an application for the applicant to construct a community building, a playground, athletic facilities, swimming pool, and/or other active recreation facilities in place of some or all of the requirements of this section. Alternatively, the Board of Supervisors may approve the ownership of the required recreation land by a homeowner association, by the owner of a rental development, or an athletic association. Any facilities proposed under this section shall be open, at a minimum, to all residents of the development, and shall be designed to not involve charges to such residents except what may be necessary for operating and repair costs. The applicant shall provide evidence that the market value of any recreation facilities that are being constructed are equal or greater than the value of the land or fees that are being modified.
(1) 
There must be acceptable guarantees that land used to meet these requirements that is not owned by the Township will continue to be available for recreation over the long term.
(2) 
The applicant must prove that there is an acceptable system for the long-term operation and maintenance of the site, such as a legally binding homeowners' association.
E. 
Common open space. For all developments proposing the use of common open space (such as to meet a zoning ordinance requirement), a plan for the ownership and maintenance of common open space shall be submitted for approval by the Board of Supervisors prior to final plan approval.
(1) 
Such ownership, administration, and maintenance shall be arranged to be in accordance with one of the following methods:
(a) 
An offer of dedication to the Township; however, the Township shall not be obligated to accept the dedication of common open space.
(b) 
The transfer of the total common open space area or a portion thereof to a private, nonprofit organization whose purpose is the preservation of open space land and/or natural resources, subject to the following:
[1] 
The language and deed restrictions are acceptable to the Township.
[2] 
The organization shall be a bona fide conservation organization with a perpetual existence.
[3] 
The conveyance must contain appropriate provision for reverter or retransfer if the organization is unable to carry out its function.
[4] 
The organization must enter into a maintenance agreement with the Township.
(c) 
Establishment of a homeowners' association (HOA), subject to the following:
[1] 
Prior to final plat approval, the developer shall submit a detailed statement including covenants, agreements, and other specific documents indicating ownership, method of maintenance and utilization of the common open space areas. Said documents shall be submitted for the Township Solicitor's review and approval.
[2] 
Covenants shall be recorded either prior to or simultaneously with the recording of the approved plan.
[3] 
Each property owner shall be legally obligated to fund proper maintenance of common open space.
(d) 
Landowner deed or deeds of trust, approved by the Board, for the purpose of ownership, administration and maintenance of common open space. The trustee shall be empowered to levy and collect assessments from property owners for working capital, operating expenses, insurance and contingencies.
(2) 
Failure of an organization or any successor organization to maintain the common open space in reasonable order and conditions in accordance with the development plan shall result in the following actions:
(a) 
Written notice from the Board of Supervisors shall be served describing the failure and deficiencies in maintaining the common open space. The notice shall:
[1] 
Establish a thirty-day period from said notice to correct the deficiencies.
[2] 
State the date and place of a hearing to be held within 14 days of the notice. At such hearing, the Board of Supervisors may modify the terms of the notice as to the deficiencies and grant an extension of time to correct the deficiencies.
(b) 
Failure to correct the deficiencies within the 30 days or extension thereof and in order to preserve the taxable values of the property within the development and prevent the common open space from becoming a public nuisance, the Board may take the following actions:
[1] 
Maintenance of the property by the Township for a period of one year; however, the maintenance shall not constitute a taking of the common open space.
[2] 
Prior to expiration of said year, the Board shall call a public hearing upon notice to the organization and to the residents of the development. The Board shall reach one of two determinations:
[a] 
The organization is ready and able to maintain the common open space at the end of said year.
[b] 
The organization is not ready and able to maintain the common open space at the end of said year and the Township may at its discretion continue to maintain said common open space during the next year subject to the same public hearing process.
[3] 
The decision of the Board of Supervisors shall be subject to appeal to court in such manner, and within the same limitations as is provided for zoning appeals.
(c) 
The cost of maintenance by the Township shall be assessed ratably against the organization or, in the case of the homeowners' association, against the owners of properties within the development, and can, if unpaid, become a municipal lien on said properties.
A. 
Purposes. To provide Township officials with an opportunity to:
(1) 
Identify the existing traffic network and facilities relative to the project;
(2) 
Identify existing traffic/transportation problems;
(3) 
Ensure accessibility to the site;
(4) 
Determine the effect of the development on the existing transportation facilities; and
(5) 
Delineate solutions to future traffic/transportation problems, or facilities including the prescription of improvements to be provided by or at the expense of the applicant.
B. 
Requirement. A transportation impact study shall be submitted with the preliminary plan for subdivisions and land developments which meet the following criteria:
(1) 
Residential: involving 25 or more dwelling units;
(2) 
Nonresidential: expected to result in more than 300 total daily trips, whether separately or cumulatively;
(3) 
Other: whenever the Planning Commission or Board of Supervisors shall find that there are reasonable grounds to believe that the existing transportation network may be inadequate to handle the volume or character of traffic likely to result from the proposed subdivision or land development.
C. 
Preparer of the study. The study shall be prepared by a qualified consultant (transportation engineer and/or transportation planner) who shall be mutually agreed upon by the developer and the Board of Supervisors. The study preparer shall have sufficient, documented prior traffic study experience to qualify him/her to perform the study and render any opinions and recommendations set forth therein. The cost to prepare the study will be borne entirely by the developer. The traffic impact study shall be certified, by statement and signature, as correct by a professional engineer or professional traffic operations engineer.
D. 
Pre-study meeting.
(1) 
A pre-study meeting shall be held between the developer, Township Zoning Officer, Township Public Works Director and the Township Engineer to determine the following:
(a) 
Scope of the study.
(b) 
Study limits.
(c) 
For developments to be completed over a period of more than one year, a growth rate per year.
(d) 
Project completion date.
(e) 
Note: Along a state road, PennDOT may require a scoping application based upon its "Policies and Procedures for Transportation Impact Studies" document.
(f) 
PennDOT may also require a pre-study meeting. The applicant shall notify the Township and the York County Planning Commission Transportation Department in advance of such a meeting, in case they wish to attend.
E. 
Contents. The study shall contain information, analyses and conclusions regarding the following:
(1) 
General site description. The site description shall include:
(a) 
The property size, location, and proposed land uses;
(b) 
The construction staging and completion date of the proposed land development;
(c) 
The types of dwelling units and number of bedrooms, if the development is residential; or the number of employees, shift schedule, and type of development, if the development is nonresidential;
(d) 
A brief description of other major existing and proposed land developments within the study area; and
(e) 
The probable socioeconomic characteristics of potential site uses to the extent that they may affect the transportation needs of the site (e.g., number of senior citizens, etc.).
(2) 
Transportation facilities description.
(a) 
Proposed internal transportation system. This description shall show:
[1] 
Proposed vehicular, bicycle and pedestrian circulation;
[2] 
All proposed ingress and egress locations; and
[3] 
All existing or proposed internal roadways including the widths of paved cartways and rights-of-way, parking conditions, traffic channelizations and any other traffic signals or other intersection control devices, within or near the site of the subdivision or land development.
(b) 
External transportation system. The description shall include;
[1] 
The entire external roadway system within the study area of the proposed subdivision or land development;
[2] 
The identification and location of major intersections in the study area;
[3] 
All existing and proposed public and private transportation services and facilities within a one-mile radius of the site;
[4] 
All future highway improvements, including proposed construction and traffic signalization. This information shall be obtained from PennDOT and the Township and shall also consider any projects proposed for funding in the York Area Transportation Improvement Program; and
[5] 
Any proposed roadway improvements resulting from proposed surrounding developments.
(c) 
Existing traffic conditions. The description shall include:
[1] 
Existing traffic conditions for all roadways and intersections in the study area.
[2] 
Existing traffic volumes for average daily traffic, peak highway hour(s) traffic, and peak development-generated hour(s) traffic; and the source of these counts.
[3] 
Documentation of manual traffic counts at major intersections, encompassing the peak highway and development-generated hour(s).
[4] 
A volume-to-capacity analysis based upon existing volumes. The analysis shall be performed during the peak highway hour(s) and the peak development-generated hour(s) for all roadways and major intersections in the study area. Levels of service shall be determined for each location. This analysis will determine the adequacy of the existing roadway system to serve the current traffic demand. The analysis shall be conducted utilizing the most recent edition of the Highway Capacity Manual (Special Report 209) software or a similar standard method.
[5] 
An inventory of crashes in the existing road network. The inventories shall be conducted for both intersections and midblocks of all roadways within the study area.
(d) 
Transportation impact. The description shall include:
[1] 
An estimation of vehicular trips during the average daily peak highway hour(s) and peak development-generated hour(s) resulting from the proposal.
[2] 
Trip generation rates for existing facilities, based on existing data.
[3] 
Trip generation rates for new developments. Such rates shall be obtained from Trip Generation Rates Tables found in the latest edition of the Institute of Transportation Engineers (ITE) Trip Generation Manual. These development-generated traffic volumes shall be provided for the inbound and outbound traffic movements as estimated.
[4] 
A tabulation of all turning movements in the study area.
[5] 
The assignment and distribution of all volumes generated throughout the study area. The rationale for the distribution of future trips shall be described, which may be based on existing traffic conditions, origin-destination studies, a gravity model or other method acceptable to PennDOT or the Township.
[6] 
Consideration of traffic generated from approved subdivision and land developments not constructed but within the study area. The cumulative impact of new and existing uses shall be determined.
[7] 
For developments with a completion time greater than one year, a growth rate calculation for background traffic is required.
[8] 
For areas that have a history of high crash frequency, a crash rate analysis shall be conducted to compare the rate of crashes for a roadway relative to the statewide average for corridors of similar type. The analysis shall be expressed in the number of accidents per million vehicles or million vehicle miles.
[9] 
The analysis of future transportation impact shall include a comparison of "no-build" and "build" scenarios.
[10] 
For proposed commercial developments, "pass-by" trips shall be calculated utilizing the ITE Trip Generation Manual.
[11] 
Documentation of all assumptions used in the distribution and assignment phase shall be provided. Traffic volumes shall be assigned to individual access points.
[12] 
Pedestrian volumes shall also be calculated, if applicable. If school crossings are to be used, pedestrian volumes shall be assigned to each crossing. Any characteristics of the site that will cause particular trip generation problems shall be noted.
(e) 
Conclusions and recommended improvements. The description shall include:
[1] 
Levels of service for all roadways and intersections.
[2] 
Recommendations for elimination of the problems causing a level of service below D for signalized intersections and below E for unsignalized intersections. The recommended improvements shall include, but not be limited to, the following elements: internal circulation design, site access location and design, external roadway and intersection design and improvements, traffic signal installation and operation, including signal timing, and transit design improvements. All physical roadway improvements shall be shown on the preliminary plan.
[3] 
Existing and/or future public transportation service. This may include recommendations for a new or relocated transit stop or shelter. Alternative transportation services should also be considered, such as services offered by Commuter Services of Pennsylvania.
[4] 
Listing of improvements already programmed for either funding or implementation in the study area on the York Area Transportation Improvement Program or the Township's program.
[5] 
The recommended improvement shall operate at a level of service no worse than existing conditions.
[6] 
Where applicable, demand management, flexible work shifts and traffic reduction programs shall be considered.
[7] 
The costs of needed improvements shall be estimated. The applicant shall describe which improvements they intend to complete, or make a contribution equal to their fair share of the costs.
[8] 
The Township may also require an applicant to provide professional analysis of the need for a traffic signal, signal upgrade, a turn lane or similar improvements.
(3) 
Modified study. Whenever a study is required in accordance with Subsection B above, or if the Board of Supervisors elects to waive some of the above requirements, a study scope shall be established by the Planning Commission or Board. The scope and contents of the study shall be delineated so as to include only those matters it deems appropriate to aid in the identification and solution of the problems envisioned.
A. 
Purpose. In order to provide the Board of Supervisors with an opportunity to more effectively evaluate subdivision and/or land development proposals, the applicant shall be required to disclose the environmental consequences or effects of such proposals through the submission of an environmental impact assessment (EIA).
B. 
When required. An EIA report shall be submitted with the preliminary plan for subdivisions and land developments which meet the following criteria:
(1) 
Residential developments involving 25 or more dwelling units, whether initially or cumulatively.
(2) 
Nonresidential developments involving two acres or more square feet of impervious surface, whether initially or cumulatively.
(3) 
Whenever the Planning Commission or Board of Supervisors shall find that there are reasonable grounds to believe that an adverse environmental impact is likely to result from the proposed subdivision or land development.
(4) 
Whenever partial or complete demolition is proposed of a building that is listed or has been determined to be eligible for listing on the National Register of Historic Places.
C. 
Preparer of study. The report shall be prepared by a qualified consultant who shall be mutually agreed upon by the developer and the Board of Supervisors. The report preparers shall have sufficient, documented prior environmental study experience to qualify them to perform the report and render any opinions and recommendations set forth therein. The cost to prepare the report will be borne entirely by the developer. The EIA report shall be certified, by statement and signature, as correct by the preparer. (See Appendix No. 1.[1])
[1]
Editor's Note: Said appendix is included as an attachment to this chapter.
D. 
Contents. The environmental impact assessment shall contain information on the following:
(1) 
Steep slopes. A delineation on the plans of all areas with slopes exceeding 15% and any proposed site alterations and improvements that are located within this area shall be provided.
(2) 
Wetlands. The plans shall show all wetlands as delineated by a qualified professional, applicable state and federal jurisdictional delineations and/or permits and approvals shall be required to be presented to the Township as applicable, including for any proposed encroachment into or filling within wetlands.
(3) 
Woodlands. All wooded areas shall be clearly shown on the plans. All proposed alterations to the woodlands shall be shown and the area (measured in acres) of the alteration shall be shown in the site data. See also § 165-62.
(4) 
Older buildings. This Subsection D(4) shall apply to any principal building that may be more than 80 years old or that is on the National Register or has been officially determined to be eligible for the National Register. The developer shall describe proposed exterior changes or any partial or complete demolition of the building. Such information shall then be provided in writing to Historic York, Inc., to request that they provide comments to the applicant and to the Township.
(5) 
Where carbonate or karst geology exists, the applicant shall provide a professional analysis of any known or suspected sinkholes or topical depressions or other features that may cause a threat of sinkholes or subsidence. The report shall then include recommendations to minimize those risks.
A. 
All portions of properties which are located in a floodplain area as identified in the Federal Emergency Management Agency's (FEMA) latest officially issued mapping of one-hundred-year floodplains shall be subject to the regulations of the Township Floodplain Management Ordinance, Chapter 102 of this Code, and applicable provisions of the Township Zoning Ordinance, Chapter 195 of this Code.
B. 
To the extent that Chapter 102 of this Code is more restrictive than, or conflicts with, this chapter, the provisions of Chapter 102 shall apply. To the extent that there is no conflict, or the provisions of this chapter are more restrictive, the provisions of this chapter shall apply.
C. 
Activities in the floodplain as identified in FEMA's latest officially issued floodplain maps are also regulated by the Pennsylvania Flood Plain Management Act, 32 P.S. § 679.101 et seq. (PFPMA). The power of the Board of Supervisors or any other body to grant waivers, variances or other relief from the provisions of Chapter 102 pursuant to this chapter shall be limited to those minimum requirements of the NFIP, as provided in § 204 of the PFPMA and Chapter 102 of this Code.
D. 
See also § 195-40 of the Zoning Ordinance, which limits the construction of new buildings in the one-hundred-year floodplain.