All subdivisions and land developments shall comply with the standards of this article. In addition to these, the Township may require evidence of compliance with all other municipal, county, state or federal laws or regulations, including but not limited to Chapter
200, Zoning; Chapter
100, Floodplain Management; and Chapter
166, Stormwater Management, of the Code of the Township of Girard.
Residential lot, and yard requirements. Chapter
200, Zoning, shall be the principal determinant of lot and yard sizes. However, additional standards may be required under this article dependent upon the number of lots and density of a new subdivision. The Township may also require a reduction in density in order to accommodate necessary stormwater management facilities, or to prevent development from overtaxing water resources or causing innate hazards to public health safety and welfare.
A. Lot averaging. In subdivisions of 10 lots or more
(excluding original or residual tract), lots below the minimum standard
may be allowed, provided no lot is less than 25% below the minimum,
no more than 10% of total lots are less than stated minimums, and
the average of all newly created lots equals the stated minimum.
B. Blocks:
(1) Blocks shall be not less than 600 feet in length.
In the design of blocks larger than 1,000, special consideration shall
be given to the requirements of satisfactory fire protection. Mid-block
pedestrian access shall also be considered whenever the density of
development in the block exceeds one dwelling or lot per acre.
(2) All lots shall front on a proposed or existing public
street meeting the requirements of this chapter.
C. Flag lots. Flag lots are permitted in limited cases
where deemed necessary. The Township may restrict the number or ratio
of flag lots within any subdivision, which would access an arterial
or collector road as designated by the Girard Township Comprehensive
Plan. No flag lot shall be more than twice the applicable minimum
lot size, unless accompanied by a deed restriction, which would preclude
further subdivisions. The access portion of the flag shall be a minimum
of 50 feet in width.
D. Depth-to-width ratio. The depth-to-width ration shall
not exceed 4:1.
E. Lot grading.
(1) Every lot shall have a building site free of hazards.
Said building site shall not exceed a slope of 15%. Lots shall be
graded, if necessary, to provide a building site free of environmental
hazards and to provide proper drainage away from buildings and to
prevent the collection of stormwater in pools.
(2) Lot grading shall be of such design as to carry surface
waters to the nearest practical street, storm drain, or natural watercourse.
Where drainage swales are used to deliver surface waters away from
buildings, their grade shall not be less than 1% nor more than 4%.
The swales shall be covered with sod, planted or lined as required.
(3) A grading and drainage plan may be required for subdivisions
and land developments involving environmentally sensitive areas.
(4) No final grading, fill, or cut shall be permitted
with a cut face steeper in slope than two horizontal to one vertical
except under one or more of the following conditions:
(a)
The material in which the excavation is made
is sufficiently stable to sustain a slope of steeper than two horizontal
to one vertical, and a written statement of a civil engineer, licensed
by the Commonwealth of Pennsylvania and experienced in erosion control,
to that effect is submitted to the Girard Township Engineer and approved
by same. The statement shall state that the site has been inspected
and that the deviation from the slope specified hereinbefore will
not result in injury to persons or damage to property.
(b)
A concrete or stone masonry wall with an upslope
drainage system constructed according to sound engineering standards
for which plans are submitted to the Girard Township Engineer for
review and written approval is provided.
(5) The top or bottom edge of slopes shall be a minimum
of three feet from property or right-of-way lines of streets or alleys
in order to permit the normal rounding of the edge without encroaching
on the abutting property. All property lines or right-of-way lines
where walls or slopes are steeper than one horizontal to one vertical
and five feet or more in height, located at the top of the slope,
shall be protected by a protective fence no less than three feet in
height approved by the Girard Township Engineer.
The developer shall place permanent reference
monuments or markers in all subdivisions. Monuments or markers removed
during construction or grading shall be replaced at the expense of
the party removing them. Replacement shall be done by a registered
surveyor. A wood monument marker approximately three feet high should
be placed at property corners to facilitate County addressing and
tax mapping.
A. Monuments. Monuments may be of precast or site-poured
concrete or magnetic bars of at least 1/2 inch diameter set into concrete.
In either case, monuments shall be set a minimum of 36 inches deep
and have the top level with finished grade. Monuments shall be scored
or marked to indicate the exact crossing of intersecting lines. Monuments
shall be placed at all exterior corners of subdivisions except in
the case of a minor subdivision.
B. Markers. Markers shall consist of magnetic metal pipes
or bars at least 24 inches in length and set to finished grade. Markers
shall be set in all new lot corners.
All subdivisions or land developments shall
show evidence of an adequate sewer system to serve the needs of the
proposed development.
A. On-lot sewage and water supply:
(1) A DEP sewage planning module or appropriate waiver
shall be submitted with the preliminary plan. The Township shall request
the Sewage Enforcement Officer (or the local agency for enforcement
of Pennsylvania Sewage Facilities Act) to make such tests as are necessary to determine the
adequacy of the proposed facilities in relation to the proposed lot
size, existing grade and soil conditions. The Township shall review
the findings of DEP and of any other competent registered professional
engineer or authority on this matter, and shall make a final determination
on the adequacy of the proposed facility. In cases where subdivision
involves addition of land to an existing lot(s) or new lots without
intentions for future building or expansion of residential living
quarters (dwelling), a DEP sewage planning module is not necessary,
provided a waiver is submitted.
(2) Where evidence indicates that the minimum lot size
requirements specified in other sections of these regulations or in
any applicable zoning ordinance are not adequate to permit the installation
of individual on-lot water supply and/or sewage disposal facilities,
the Township shall require that the developer request the local sewage
enforcement agency to make such tests as are necessary to determine
the adequacy of the proposed facilities in relation to the proposed
lot size, existing grade and soil conditions. In all such cases, a
certificate by the appropriate official of the local sewage enforcement
agency indicating that the proposed facilities or DEP sewage planning
module are adequate shall be a prerequisite to final approval of the
plan.
B. Community sewer systems:
(1) All proposals for new community or public sewer systems
shall be approved by the existing operating authority or agency. Proposals
for new community sewer systems will be considered where they are
consistent with the County Comprehensive Plan or any adopted Township
Comprehensive Plan or Act 537 Plan. Evidence of the ability and willingness
of the provider to serve shall be presented.
(2) For areas within designated future public or community
sewer service areas, subdivisions and land developments shall be required
to connect to an existing public or community sewer system if public
service is available within the following distances.
|
Size of Development or EDUs
(units)
|
Distance
(feet)
|
---|
|
2 to 4
|
200
|
|
5 to 15
|
500
|
|
greater than 15
|
1,000
|
(3) Connection shall not be required in the following
circumstances:
(a)
Inability or lack of capacity of the public
system to serve.
(b)
Topographic changes of more than 15% between
the proposed development and existing service area if the service
area lies at the higher elevation.
(c)
Intervening environmental conditions which would
preclude service, including agricultural security areas.
(d)
Inconsistency of the development with the Girard
Township Comprehensive Plan.
(4) Capped sewers. Where the Township has an adopted comprehensive
plan or Act 537 Plan for the extension of an existing public sanitary
sewer system or construction of a new public sanitary sewer system
into an area that is being subdivided, and it is reasonably expected
that the area will be served by such public system within a period
of five years, capped sewers shall be installed to adequately serve
all lots in the proposed subdivision for later connection to the public
system.
(5) Location of sewer lines. Whenever sanitary sewers
are provided they shall be located as nearly to the center line of
any street right-of-way as is reasonably possible, and all such sewer
lines shall provide service connections to the property line of each
and every lot, said service connections being properly capped.
(6) Type of sewer system.
(a)
All sewer systems shall be constructed according
to the requirements of the Pennsylvania Department of Environmental
Protection.
(b)
No combined sanitary and storm sewer systems
will be permitted.
All subdivisions and land developments shall
show evidence of adequate water systems to serve the needs of the
proposed development.
A. On-lot water systems. For major subdivisions and major
land developments, a hydrologic study may be required to show adequate
uncontaminated subsurface water resources. If there are areas within
a 1/2 mile radius of the proposed subdivision with documented water
problems, or presence of known sources of contamination or documentation
of water problem areas in a local comprehensive plan or water supply
plan, such studies shall be required. The developer shall base the
density and intensity of development upon the safe yield of water
available compared to the proposed water usage.
B. Community water systems.
(1) All proposals for new community or public water systems
shall be approved by the existing operating authority or agency. Evidence
of the ability and willingness of the provider to serve shall be presented.
(2) For areas within designated future public or community
water service areas, subdivisions and land developments shall be required
to connect to an existing public or community water system if public
service is available within the following distances:
|
Size of Development or EDUs
(units)
|
Distance
(feet)
|
---|
|
2 to 4
|
200
|
|
5 to 15
|
500
|
|
greater than 15
|
1,000
|
(3) Connection shall not be required in the following
circumstances:
(a)
Inability or lack of capacity of the public
system to serve.
(b)
Topographic changes of more than 15% between
the proposed development and existing service area if the service
area lies at the lower elevation.
(c)
Intervening environmental conditions which would
preclude service, including agricultural security areas.
(d)
Inconsistency of the development with the Township
or County Land Use Plan.
C. Design standards for public water systems. Public
water systems shall meet the design criteria set forth by the applicable
provider. However, in no case shall fire hydrants be placed further
than 1,000 feet from any lot.
(1) Capped water lines. Where the Township has an adopted
comprehensive plan or public water supply plan for the extension of
an existing public water system or construction of a new public water
system into an area that is being subdivided, and it is reasonably
expected that the area will be served by such public system within
a period of five years, capped water lines shall be installed to adequately
serve all lots in the proposed subdivision for later connection to
the public system.
(2) Location of water lines. Whenever water lines are
provided, they shall be located as nearly to the center line of an
area between the street, cartway and edge of the right-of-way as is
reasonably possible, and all such lines shall provide service connections
to the property line of each and every lot, said service connections
being properly capped.
All new streets shall meet the following standards:
A. Private driveway construction shall be permitted after
Township review. Private driveways shall serve no more than two lots
and be accompanied by a deed covenant agreement to prevent further
subdivision.
B. Streets for subdivisions serving more than two lots
must be offered for dedication for public ownership and maintenance.
The Township reserves the right to decline acceptance of the dedication.
Construction standards must be compliant with municipal specifications
adopted by resolution and available from the Subdivision Administrator.
C. Street right-of-way and cartway widths:
(1) Street standards shall be based upon the anticipated
average daily traffic (ADT), pursuant to standards developed by the
Institute of Transportation Engineers (ITE) General Standards are
as follows:
|
Type of Development
|
Anticipated ADT/Unit
|
---|
|
Single-family residential
|
10 per lot
|
|
Multiple-family residential
|
8 per lot
|
|
General office commercial
|
24 per 1,000 square feet of gross floor area
|
|
Shopping/retail
|
83 per 1,000 square feet of gross floor area
|
|
Restaurants with drive- through lanes
|
685 per 1,000 square feet of gross floor area
|
|
Other restaurants
|
97 per 1,000 square feet of gross floor area
|
|
Convenience stores gasoline service stations
|
756 per 1,000 square feet of gross floor area
|
|
General industrial
|
7 per 1,000 square feet of gross floor area
|
|
General institutional
|
79 per 1,000 square feet of gross floor area
|
(2) The developer may submit additional trip generation
data for more specific developments. Street standards shall be based
on the following ADT counts.
|
Street Type
|
Daily Traffic Volume
(ADT)
|
---|
|
Local lane
|
0 to 100
|
|
Local road
|
0 to 1,000
|
|
Collector
|
greater than 1,000
|
D. Local lanes shall only be permitted where resubdivision
or future development will not result in additional ADT. The right-of-way
width shall be at least 50 feet, and the cartway width shall be at
least 18 feet. If curbing is planned, local road standards shall be
used.
E. Local roads shall have a right-of-way width of at
least 50 feet, and a minimum cartway width of at least 20 feet without
curbs, and 22 feet with curbs.
F. Collector roads shall have at least 50 feet of right-of-way
width, 24 feet of cartway width without curbs, and 28 feet of cartway
width with curbing.
G. For development anticipated to generate significant
ADT (more than 5,000 ADT) additional right-of-way or cartway width
may be required, including right-of-way for marginal access roads
or at least 40 feet in width. Street width shall be increased to 28
feet where on-street parking is planned.
H. Arterial and collector streets. The above right-of-way
and cartway width and paving and design standards shall be increased
where recommended by the Township Engineer and approved by the Supervisors.
All streets that are state highways shall conform to the applicable
requirements of the Pennsylvania Department of Transportation.
I. General design. Proposed streets shall be properly
related to such street plans or parts thereof as have been officially
prepared and adopted by the Township, and they shall further conform
to such county and state road and highway plans as have been prepared,
adopted and/or filed as prescribed by law.
J. Continuity. The proposed street layout shall provide
for the continuation or projection of existing streets in the surrounding
area unless the Township deems such extension undesirable for specific
reasons of topography or design.
K. Horizontal curve. The maximum horizontal curve shall
have a center line radius of 150 feet on a local street and 300 feet
on a collector or arterial street.
L. Vertical curve. Vertical curves shall be required
at changes of grade exceeding 1% and shall be designed in relation
to the extent of the grade change and to provide the minimum sight
distances listed above.
M. Minimum tangent. Whenever street lines are deflected
in excess of 1°, connection shall be made by horizontal curves,
and a minimum tangent length of 50 feet shall be required between
reverse horizontal curves.
N. Topography. Streets shall be logically related to
the topography to produce usable lots and reasonable grades.
O. Adjacent access. Proposed streets shall be extended
to provide access to adjoining property where necessary.
P. Sufficiency of right-of-way width. Adequate street
rights-of-way shall be provided as necessary where lots in the proposal
are large enough to permit resubdivision, or if a portion of the tract
is not subdivided.
Q. Half streets. Partial streets or alleys are permitted
as secondary access, except where essential to reasonable subdivision
of a tract in conformance with the other requirements and standards
contained herein and where, in addition, satisfactory assurance for
dedication of the remaining part of the street or alley can be secured.
Wherever a tract to be subdivided borders an existing half or partial
street, the other part of the street shall be plotted within such
tract.
R. Dead-end streets. Dead-end streets shall be prohibited,
except as stubs to permit future street extension into adjoining tracts.
No dead-end street may be added to an existing or proposed dead-end
street. Culs-de-sac shall only be permitted where there is no means
of connecting the end of the street as designed to another existing
or planned street, or where the original parcel's configuration presents
no other alternative. Otherwise, all subdivisions or land developments
shall have at least two means of ingress and egress in the interest
of public safety, sensible traffic flow and service/maintenance vehicle
access. A snow storage easement of 20 feet by 20 feet in width shall
be left in fully paved culs-de-sac as a continuation of the street
center line. The Township may authorize alternative turning arrangements
for dead-end roads, providing it is shown the alternatives can accommodate
equally safe and convenient turning movements and excess snow storage.
However, no fully paved cul-de-sac shall have a radius of less than
50 feet of cartway area. If a snow easement or native vegetation is
left in an unpaved center, the radius shall be increased to 90 feet.
Under no circumstances shall any dead-end street serve more than a
total of 7 lots or exceed 750 feet. The Township may require deed
restrictions to prevent further subdivision in dead-end streets with
lots more than twice the applicable minimum lot size.
S. Reserve strips. New reserve strips, including those
controlling access to streets, shall be avoided.
T. Street intersections:
(1) Acute angle intersections. Streets shall be laid out
to intersect as nearly as possible at right angles. No streets shall
intersect another at an angle of less than 60°. No street shall
intersect with an existing road or street at less than a right angle.
(2) Multiple intersections. Multiple intersections involving
junction of more than two streets shall be prohibited.
(3) Sight triangle. Clear sight triangles of 30 feet measured
along street lot lines from their point of junction shall be provided
at all intersections, and no building shall be permitted within such
sight triangles.
(4) Off-set intersections. Intersections with arterial
streets (as defined by the Girard Township Comprehensive Plan) shall
be located at least 800 feet apart, measured from center line to center
line. Streets entering opposite sides of another street shall be laid
out either directly opposite one another or with a minimum offset
of 150 feet between their center lines.
U. Curb radii:
(1) Minimum curb radii at street intersections shall be
15 feet for intersections involving only minor streets, 25 feet for
intersections involving other type streets, or such greater radius
as is suited to the specific intersection. Where proposed roads intersect
state highways, the minimum radius shall be 40 feet.
(2) Minimum right-of-way radii at street intersections
shall be 25 feet for all intersections.
(3) Where the grade or any street at the approach to an
intersection exceeds 7%, a leveling area shall be provided having
not greater than four-percent grades for a distance of 25 feet measured
from the nearest right-of-way line of the intersecting street.
(4) Maximum grade. Maximum grade of streets shall be consistent
with the following standards:
V. Uses fronting on major arterial streets:
(1) Service streets. Where a subdivision fronts or abuts
an existing arterial street, as defined in the Township Comprehensive
Plan or this chapter, the Township may require any of the following
measures:
(a)
A service street approximately parallel to the
major arterial street at a distance suitable for the appropriate use
of the intervening land.
(b)
Marginal access street, rear service alleys,
reverse frontage lots or such other treatment as will provide protection
for abutting properties, reduction in the number of intersections
with the major arterial street, and separation of local and through
traffic.
(c)
An interconnection of parking lots.
(2) Controlled access. Entrances and exits to nonresidential
subdivisions or land developments shall be designed so as not to interfere
with through traffic in general, entrance and exit points shall not
be located closer than 500 feet to one another.
(3) Where a subdivision abuts or contains an existing street of inadequate right-of-way width, additional right-of-way width in conformance with the tables in §
174-26C will be required.
W. Paving and construction standards. Paving and construction
standards shall be consistent with Girard Township street standards,
adopted by resolution.
These additional street standards are established
to implement the Girard Township Comprehensive Plan by assuring that
Route 20 can accommodate traffic smoothly and efficiently.
A. Minimum front yard setback for all buildings and parking
areas from principal road right-of-way shall be 60 feet unless specifically
excepted by specific setback exceptions.
B. Setback exceptions. The following uses may be exception
from setback requirements if they meet acceptable performance standards:
|
Use
|
Standard
|
---|
|
Agriculture
|
The agriculture use includes no permanent building
or structure affixed permanently, except for fences or stands for
the sales of produce, which may encroach to 25 feet of right-of-way
|
|
Fencing
|
10 feet of front yard setback from right-of-way
|
|
Parking lots
|
|
C. Access roads, driveways and local streets. All lots
are limited to one access point or connection to Route 20. Additional
access points shall only be permitted where the developer can present
a traffic study illustrating how the additional access point meets
PennDOT requirements or will objectively be shown to improve traffic
flow and safety. All new access roads, driveways or local streets
must conform to the performance standards of this article.
(1) Where access roads, driveways and new local streets
access a principal road that has another public road, street or parking
area for more than 10 vehicles on the opposite side of said principal
road, the point of access shall be coordinated to directly coincide
with the preexisting access point.
(2) New access roads, driveways or local streets shall
meet Route 20 at right angles.
(3) New access roads, driveways and new local streets
shall provide turn lanes based upon anticipated average daily traffic
(ADT).
|
ADT
(vehicles)
|
Turn Lanes Required
|
---|
|
Less than 100
|
None required
|
|
100 to 500
|
One turn, one based upon principal anticipated
flow direction
|
|
Greater than 500
|
Turn lanes as warranted by Township Engineer
|
(4) Connection spacing. New access roads, driveways and
new local streets shall maximize distance from all previous connections
on the same side of a principal road.
(5) Corner clearance. New corner lots created after the
effective date of this chapter shall provide minimum frontage for
the district in which the lot is located on both streets in which
the lot fronts. Access drives shall be placed to maintain maximum
distance from the intersection. No access drive shall be nearer than
100 feet from an intersection and shall be placed on the road with
the lowest traffic count.
D. Parking lots. Parking lots or parking areas subject
to the following standards:
(1) Parking lots may maintain a front yard setback of
35 feet from the principal road right-of-way, provided:
(a)
A continuous service drive or cross-access corridor
right-of-way shall be reserved.
(b)
An agreement is presented allowing neighboring
properties to utilize this cross access or service drive to access
principal roads.
(c)
If abutting properties are developed, present
a plan for shared access with such properties.
(d)
The number of required parking spaces may be
reduced by 15% if shared pedestrian access between abutting developments
is provided.
(e)
Parking lots or parking areas designed for greater
than 50 vehicles or of a surface greater than 40,000 square feet shall
maintain a minimum of 8% of interior surface area in permeable surfaces
to minimize stormwater runoff. Permeable surfaces shall be suitably
landscaped to prevent erosion and sedimentation.
(f)
Parking lot frontage shall be curbed or utilize
a landscaped buffer at least five feet in width to prevent access
to principal roads by any means other than designated access points.
Sidewalks are required whenever any subdivision
is physically and legally capable of connecting to preexisting sidewalks
within a three-hundred-foot circumference, including any in Girard
Borough or Lake City Borough or within 600 feet of a public school,
and the average lot width of the subdivision is less than 150 feet.
A. Sidewalks. The developer shall submit plans, profiles,
cross sections and details for curbs and sidewalks to Girard Township.
The developer shall not initiate construction until such plans have
been approved by Girard Township and the Girard Township Engineer,
including any revisions required by Girard Township and the Girard
Township Engineer. Construction of curbs and sidewalks shall be in
accordance with plans that have been approved by Girard Township or
any bordering jurisdiction.
B. Street trees:
(1) The coordinated planting of deciduous street trees
is required on both sides of the street in all subdivisions where
sidewalks are required.
(2) Street trees shall be planted within a strip of at
least five feet in width between the cartway edge (or curb) and sidewalk.
(3) Such trees shall be at least two inches to 2.5 inches
in diameter, measured at chest height, when planted, and shall be
spaced at intervals not greater than 30 feet along both sides of each
street, including arterial roads, but not including rear access lanes
or alleys.
(4) Street tree species shall be selected according to
the following criteria:
(a)
Cast moderate shade to dense shade in summer;
(b)
Long-lived (over 60 years);
(c)
Mature height of at least 50 feet;
(d)
Be tolerant of pollution and direct or reflected
heat;
(e)
Require little maintenance, by being mechanically
strong (not brittle) and insect- and disease-resistant;
(f)
Be able to survive two years with no irrigation
after establishment.
C. Curbs:
(1) Curbs shall also be required when sidewalks are required.
(2) Curbs shall be depressed at intersections to sufficient
width to accommodate wheelchairs. Depressions shall be in line with
sidewalks, where provided, in accordance with Federal Americans with
Disabilities Act regulations.
(3) All curbs shall be of a mountable or Cape-Cod-berm
type.
Gas, electric, telephone and cable utilities
shall be located in subdivisions in accordance with utility company
practice and in accordance with agreements with, or as approved by
Girard Township. All buried utilities must be installed prior to the
road subbase construction. All buried utilities located within the
roadway must be backfilled with the same material and compaction requirements
as specified for storm or sanitary sewer backfill within roadways.
Every subdivision and land development shall provide proper measures to control soil erosion and sedimentation. A copy of a soil erosion and sedimentation control plan shall be submitted with all major subdivision plans. Every subdivision and land development shall meet all applicable standards of Chapter
166 of the Girard Township Code (stormwater management).
Street names shall be proposed for each new
street. Continuations of existing streets shall be known by the same
name. Names for new streets shall not duplicate or closely resemble
names of existing streets. All street names are subject to the approval
of the Erie County Department of Planning, the Erie County Emergency
Management Agency, and shall comply with all Erie County street naming
and addressing ordinances and policy.
The developer shall install traffic control
and street signs in conformance with this section.
A. Design and placement of traffic signs shall follow
the requirements specified in the Manual on Uniform Traffic Control
Devices for Streets and Highways, published by the U.S. Department
of Transportation.
B. Street name signs shall be placed at each intersection.
The design of street name signs should be consistent, of a style appropriate
to the Township, of a uniform size and color, and erected in accordance
with municipal standards.
C. Parking regulation signs shall be placed along roadways
within the right-of-way in areas that restrict parking.
D. Site information signs in residential developments
shall follow a design theme related and complementary to other elements
of the overall site design.