Township of Girard, PA Design and Construction Standards

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.

All lots shall front on a proposed or existing public street meeting the requirements of this chapter.

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.

Depth-to-width ratio. The depth-to-width ration shall not exceed 4:1.

Lot grading.

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.

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.

A grading and drainage plan may be required for subdivisions and land developments involving environmentally sensitive areas.

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:

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.

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.

§ 174-22 Monuments and markers.

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.

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.

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.

§ 174-23 Easements.

Easements with a minimum of 20 feet shall be provided as necessary for utilities.

To the fullest extent possible, utility easements shall be centered or adjacent to rear or side lot lines.

To the fullest extent possible, utility lines shall be centered within the easements.

Where a subdivision is traversed by a watercourse, there shall be provided a drainage easement or right-of-way conforming substantially with the line of such watercourse and of 15 feet minimum width in order to preserve natural drainage.

There shall be no building or other permanent improvement located within an easement.

Easements for the protection of natural features, floodplains, and lake bluffs shall be provided in conformance with § 174-20 as necessary.

§ 174-24 Sewer systems.

All subdivisions or land developments shall show evidence of an adequate sewer system to serve the needs of the proposed development.

On-lot sewage and water supply:

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[1]) 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.

[1]

Editor's Note: See 35 P.S. § 750.1 et seq.

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.

Community sewer systems:

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.

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

Connection shall not be required in the following circumstances:

Inability or lack of capacity of the public system to serve.

Topographic changes of more than 15% between the proposed development and existing service area if the service area lies at the higher elevation.

Intervening environmental conditions which would preclude service, including agricultural security areas.

Inconsistency of the development with the Girard Township Comprehensive Plan.

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.

All sewer systems shall be constructed according to the requirements of the Pennsylvania Department of Environmental Protection.

No combined sanitary and storm sewer systems will be permitted.

§ 174-25 Water systems.

All subdivisions and land developments shall show evidence of adequate water systems to serve the needs of the proposed development.

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.

Community water systems.

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.

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

Connection shall not be required in the following circumstances:

Inability or lack of capacity of the public system to serve.

Topographic changes of more than 15% between the proposed development and existing service area if the service area lies at the lower elevation.

Intervening environmental conditions which would preclude service, including agricultural security areas.

Inconsistency of the development with the Township or County Land Use Plan.

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.

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.

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.

§ 174-26 Design standards for streets.

All new streets shall meet the following standards:

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.[1]

[1]

Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).

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.

Street right-of-way and cartway widths:

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

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

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.

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.

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.

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.

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.

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.

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.

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.

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.

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.

Topography. Streets shall be logically related to the topography to produce usable lots and reasonable grades.

Adjacent access. Proposed streets shall be extended to provide access to adjoining property where necessary.

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.

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.

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.[2]

[2]

Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).

Reserve strips. New reserve strips, including those controlling access to streets, shall be avoided.

Street intersections:

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.

Multiple intersections. Multiple intersections involving junction of more than two streets shall be prohibited.

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.

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.

Curb radii:

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.

Minimum right-of-way radii at street intersections shall be 25 feet for all intersections.

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.

Maximum grade. Maximum grade of streets shall be consistent with the following standards:

Local streets: 8%.

Collector streets: 6%.

Arterial streets: 4%.

Uses fronting on major arterial streets:

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 service street approximately parallel to the major arterial street at a distance suitable for the appropriate use of the intervening land.

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.

An interconnection of parking lots.

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.

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.

Paving and construction standards. Paving and construction standards shall be consistent with Girard Township street standards, adopted by resolution.

§ 174-27 Additional street standards for land developments or subdivisions with direct vehicular access to Route 20.

These additional street standards are established to implement the Girard Township Comprehensive Plan by assuring that Route 20 can accommodate traffic smoothly and efficiently.

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.

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	Subject to § 174-27D

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.

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.

New access roads, driveways or local streets shall meet Route 20 at right angles.

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

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.

Parking lots. Parking lots or parking areas subject to the following standards:

Parking lots may maintain a front yard setback of 35 feet from the principal road right-of-way, provided:

A continuous service drive or cross-access corridor right-of-way shall be reserved.

An agreement is presented allowing neighboring properties to utilize this cross access or service drive to access principal roads.

If abutting properties are developed, present a plan for shared access with such properties.

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.

§ 174-28 Sidewalks and curbs.

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.

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.

Street trees:

The coordinated planting of deciduous street trees is required on both sides of the street in all subdivisions where sidewalks are required.

Street trees shall be planted within a strip of at least five feet in width between the cartway edge (or curb) and sidewalk.

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.

Street tree species shall be selected according to the following criteria:

Cast moderate shade to dense shade in summer;

Long-lived (over 60 years);

Mature height of at least 50 feet;

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.

Curbs:

Curbs shall also be required when sidewalks are required.

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.