A.
The standards and requirements contained in this article shall apply as minimum design standards for subdivisions and/or land developments. In addition, subdivisions and/or land developments shall be designed to comply with the requirements of Chapter 490, Zoning, Chapter 415, Stormwater Management, regulations of the public sewer service provider, regulations of the public water service provider, and regulations of PennDOT, as applicable.
B.
Whenever other Township ordinances or regulations impose more restrictive design standards than the standards in this chapter, those more restrictive provisions shall apply. Notwithstanding the foregoing, development under the Village Overlay District provisions of Chapter 490, Zoning, shall comply with the standards of the Village Overlay District where the standards of the Village Overlay District differ from the standards in this chapter.
(1)
All proposed subdivisions and/or land developments
shall be designed, laid out, arranged, constructed and coordinated
with all presently existing facilities and improvements which serve
the tract proposed to be developed, including but not limited to the
transportation network; sewer collection, conveyance and treatment
facilities; water supply and distribution facilities; stormwater management
facilities; and park, recreation and open space reservations as necessary
to accommodate prospective traffic, provide adequate sewer and water
service, promote proper stormwater management, facilitate fire protection,
prevent flooding and conform to the Comprehensive Plan, the Official
Map, and any regulations or plans adopted in furtherance thereof.
(2)
All proposed subdivisions and/or land developments
shall also be designed, laid out, arranged, constructed and coordinated
to insure that abutting properties will continue to have safe and
convenient access in accordance with the standards of this chapter
or, if such properties do not presently have such access, to have
access at least equal to the level existing prior to the proposed
subdivision and/or land development. The applicant shall submit studies
and reports with the preliminary plan and the final plan which shall
clearly identify any assumed, proposed and required improvements to
existing facilities. If an applicant submits a study, report or plan
which contains improvements assumed to be installed by others and
compliance with the design standards in this chapter is based upon
the completion of such assumed improvements, the design standards
of this chapter shall not be considered as met unless the applicant
presents evidence that a governmental entity has budgeted funds and/or
has entered into contracts for the assumed improvements or unless
a plan for another development which proposes the installation of
such improvements has been approved and recorded.
(3)
Whenever Chapter 490, Zoning, provides that the use proposed by the applicant for subdivision and/or land development approval shall constitute a use by special exception or a conditional use, the applicant shall obtain such special exception or conditional use approval from the Zoning Hearing Board or the Board of Supervisors, as applicable, prior to the submission of the preliminary plan. The plan shall be designed and developed in accordance with any conditions which the Zoning Hearing Board or the Board of Supervisors, as applicable, has imposed upon such approval.
(4)
Whenever the applicant proposes to develop a subdivision and/or land development in a manner that would require a variance from any requirements of Chapter 490, Zoning, the applicant shall obtain such variance from the Zoning Hearing Board prior to the submission of the preliminary plan. The plan shall be designed and developed in accordance with any conditions which the Zoning Hearing Board has imposed upon the grant of such variance or variances.
(5)
Whenever the applicant proposes to develop a subdivision and/or land development in a manner that would require the use of development rights under Chapter 490, Zoning, the applicant shall obtain such demonstrate that the applicant has the status of a landowner of the required number of development rights at the time applicant submits the preliminary plan. The plan shall be designed and developed in accordance with all Chapter 490, Zoning, requirements for the use of development rights, and no final plan proposing the use of development rights may be recorded before the applicant presents the Township with evidence that the applicant is the record owner of the required number of development rights and that such development rights have not previously been used on any other lands or development.
(6)
Whenever all or a portion of the land contained within
an application for subdivision or land development approval constitutes
all or a portion of land included in a prior subdivision or land development
plan approved by the Township or the County Planning Commission and
recorded with the Recorder of Deeds the plan shall comply with all
conditions, restrictions and notes imposed on the prior approval and/or
included upon the recorded subdivision or land development plan. The
applicant shall identify all prior recorded subdivision and/or land
development plans of which all or a portion of the land contained
in the plan was a part and all conditions, restrictions and notes
which affect the current application. Failure to identify all applicable
conditions, restrictions and notes of record on prior plans constitutes
a violation of this chapter. The applicant shall submit with the application
for preliminary plan approval a statement identifying the prior plans
reviewed; the conditions, restrictions and notes which would impact
development in accordance with the plan for which approval has been
requested; and an explanation of the manner in which the proposed
plan has been designed to comply with such conditions, restrictions
and notes. This information shall be signed by the applicant or the
applicant's engineer or landscape architect.
(7)
Site analysis. The design shall be based upon an analysis of the site characteristics, such as site configuration, geology, soil topography, water bodies, ecology, vegetation, structures, road network, visual features and past/present use of the site using relevant information from the reports described in Article IV and the design standards in Article VI. Development of the site shall be designed to:
(a)
Preserve the significant natural, historic and
archaeological features of the site.
(b)
Avoid areas of environmental and cultural resource
sensitivity.
(c)
Minimize adverse impacts and alteration of natural,
historic and archaeological features.
(d)
Maintain the connections and/or greenway corridors
that exist between the major ecosystems both within the proposed site
and/or between the proposed site and its adjoining properties.
(e)
Provide for parks and open space, where appropriate.
(f)
Implement the reservations of the Official Map.
(g)
Avoid unnecessary impervious cover and to mitigate
adverse effects of shadow, noise, glare, odor, traffic, drainage,
and utilities on neighboring properties.
(8)
Preservation of natural and cultural features. When
required, the following specific areas shall be preserved and/or incorporated
into the overall site design:
(a)
Steep slopes as described in this chapter.
(b)
Floodplains, as defined by this chapter.
(c)
Wetlands, as defined by this chapter.
(d)
Unique geological features as set forth in the
Official Map.
(e)
Woodlands as described in this chapter.
(f)
Natural habitat areas as described in this chapter.
(g)
Historic resources as described in this chapter.
A.
B.
All slopes must be protected against erosion. Steep
slope conservation standards shall apply to where construction and/or
modifications to the existing topography or vegetative cover is located
within areas which contain 15% or greater slope.
(1)
Boundary interpretation.
(a)
An initial determination as to whether the steep
slope conservation standards apply to a subdivision or land development
plan shall be based upon the presence of 15% or greater slope, as
documented in one of the following:
(b)
Should a dispute arise concerning the boundaries
of any steep slope conservation area, a topographic survey prepared
by a registered land surveyor with minimum vertical intervals of five
feet shall be submitted. Final boundary interpretation shall be made
by the Township.
(c)
The average slope of the lot shall be determined
by the following slope calculation:
|
Grade = Vertical Distance/Horizontal Distance
|
(2)
General design requirement. The following requirements
are based upon the average slope of a lot. Whenever other ordinances
or regulations impose more restrictive standards than those contained
herein, the more restrictive shall apply.
|
Average Slope of Lot
|
Minimum Percent of Undisturbed Area1
|
Maximum Impervious Surface Within Steep
Slope
| |
|---|---|---|---|
|
15% to 25%
|
75% of steep slope
|
15% of steep slope
| |
|
Over 25%
|
90% of steep slope
|
10% of steep slope
|
|
NOTE:
| ||
|---|---|---|
|
1
|
Undisturbed area shall be defined as land in
its natural state before development.
| |
(3)
Setback. No change in existing topography of the steep
slope area, which results in a slope greater than the predevelopment
condition, may be located within 25 feet of the neighboring property.
(4)
All disturbances in the steep slope area shall conform
with the steep slope report required by this chapter.
All subdivision and land development plans shall conform with the floodplain standards specified in Chapter 490, Zoning.
A.
Any proposed encroachment into the wetland shall include a copy of the permit or approval from the applicable state and federal agencies. No subdivision or land development shall involve uses, activities or improvements that will entail encroachment into, the regrading of, or the placement of fill in wetlands in violation of state or federal regulations. No action by the Township shall be relied upon in lieu of a permit issues by the appropriate agency. Any areas of proposed wetland mitigation must be shown with the plan submittal. All development shall comply with all provisions of the Restricted Development Overlay District of Chapter 490, Zoning.
B.
Wetland studies are required by this chapter.
A.
When required, a report on groundwater supply must
be submitted and the development shall conform with the recommendations
of the report.
B.
Connection to a public water supply system is required
whenever the public water supply system has sufficient capacity to
serve the development and is located within 1,500 feet of the development.
C.
Water supply systems shall be designed in accordance
with the prevailing rules and regulations of the DEP and any applicable
bona fide water authority, or cooperative association of lot owners.
D.
Wherever the water supply system contains sufficient
capability or will in the foreseeable future, with or without developer
assistance, fire hydrants shall be provided. Fire hydrants shall be
located a maximum of 600 feet apart and not require the crossing of
a street intersection. Fire hydrants shall meet the specifications
of the appropriate fire station. Fire hydrants shall typically be
located at street intersections no more than 10 feet from the curb.
All fitting types shall be in accordance with the standards of the
applicable fire department. The large fitting shall face the street
and be a minimum of 16 inches above the ground level.
E.
Where individual on-site water supply system is to
be utilized, each lot so served shall be of a size and shape to allow
safe location of such a system, in accordance with all applicable
standards.
F.
If water is to be provided by means other than by
an individual on-site water supply system (wells that are owned and
maintained by the individual lot owners), the final plan application
shall include:
(1)
Evidence that the supplier is a certificated public
utility; a bona fide cooperative association of lot owners; or a municipal
corporation, authority, or utility. A copy of a certificate of public
convenience from the PUC or an application for such certificate, a
cooperative agreement or a commitment or agreement to serve the area
in question, whichever is appropriate, shall be acceptable evidence.
(2)
Notice of approval of the design, installation, and
possible financial guarantee from the provider.
(3)
If the applicant proposes to provide a community water supply system, the applicant shall submit an agreement for the ownership, operation and long-term maintenance of the community water system, in a form suitable for recording with the Recorder of Deeds and acceptable to the Township Solicitor. If the community water system is to be owned and maintained by a homeowners' association, such agreement shall provide the Township with all rights set forth in MPC, Article VII,[1] relating to municipal maintenance of common open space.
[1]
Editor's Note: See 53 P.S. § 10701 et seq.
G.
All applications that propose an individual well or
a community groundwater system are required to submit a well report
on the actual function of each well.
(1)
All wells shall be shown to be capable of a minimum
yield of three gallons per minute for a one-hour fixed rate of water
removal per unit of occupancy.
(2)
All wells shall be shown to be capable of supplying
water quality that either meets the EPA Safe Drinking Water Act standards,
or is capable of being treated to attain such standards, in which
case approval shall be conditioned on receipt of such treatment.
(3)
All wells shall be shown to be capable of supplying
potable water at a minimum rate of 400 gallons per day per unit of
occupancy at a demand rate of not fewer than three gallons per minute
for one hour, either with or without the use of a storage system.
If a storage system is needed to meet the above minimum requirements,
the report and final plan shall note the recommended capacity of such
storage system together with well water yield and well water quality
results on any subdivision or land development plan.
[Amended 12-6-2012 by Ord. No. 2012-06]
A.
For any land area located within Hellam Township which is proposed
to be subdivided or developed for buildings or structures and was,
two years prior to the proposed development, partially or completely
wooded and/or contained at least one acre of native overstory trees,
not more than 20% of the total lot area may be altered or cleared.
[Amended 7-18-2013 by Ord. No. 2013-05; 4-18-2019 by Ord. No. 2019-03]
B.
These calculations shall be performed for each lot/parcel in a subdivision.
In addition, when a new street or streets are proposed, calculations
also shall be performed for the total area of the subdivision if a
new streets or streets are proposed.
C.
The applicant shall demonstrate that woodlands shall be preserved as required by Article II of Chapter 490, Zoning, and shall be consistent with the following requirements:
(1)
Existing wooded areas shall be shown on the plan and delineated from
the building area to prevent unnecessary destruction.
(2)
Protective barriers such as a snow fence or visible construction
barrier shall be installed or placed around the perimeter of the building
envelope prior to land clearing or tree removal to protect the trees/woodlands.
This barrier shall be maintained until the issuance of an occupancy
permit. The wooded area outside the building envelope shall be maintained
after removal of the protective barriers. If trees are removed prior
to approval of the plan, trees must be replaced with native trees.
See § 490-37D for replacement specifications.
(3)
All designated woodland areas as described herein, located outside
of the designated building envelope shall be classified as a "tree
preservation area" and shall be maintained as follows:
[Amended 4-18-2019 by Ord. No. 2019-03]
(a)
The tree preservation area shall be maintained at all times as a woodland with an adequate stocking of native, overstory trees (deciduous or conifers), suitably spaced so as to assure a full canopy of trees (see SALDO § 430-48 for replacement specifications).
(b)
The tree preservation area shall not be graded, filled, paved
or excavated.
(4)
The following protective covenants shall be included within the deeds
of all approved lots:
(a)
Lot clearing or tree removal is limited to the building envelope
and shall be no more than 20% of the total area and shall not extend
into that portion of the lot designated as a "tree preservation area."
[Amended 7-18-2013 by Ord. No. 2013-05]
(b)
All other areas of the lot must be maintained at all times as
woodland and contain an adequate stocking or spacing of native trees
in order to assure a full canopy at tree maturity.
A.
General street circulation. Streets, alleys, driveways,
and access drives form the circulation system. The circulation system
shall be designed to:
(1)
Permit the safe, efficient and orderly movement of
vehicles;
(2)
Provide, when possible, two directions of vehicular
access by means of a street or access drive;
(3)
Meet the needs of the present and future population;
(4)
Provide a simple and logical pattern;
(5)
Render pedestrian-friendly circulation routes;
(6)
Function under a hierarchy system where the intensity
of intersections decrease as traffic volumes and speed increase;
(7)
Respect the natural features and topography; and
(8)
Present an attractive streetscape.
B.
Private street.
[Amended 3-15-2007 by Ord. No. 2007-03]
(1)
Private streets must conform to the specifications and requirements of public streets as set forth in this chapter, and properties located on private streets must comply with all Chapter 490, Zoning, and Subdivision and Land Development Ordinance requirements as if they were located on public streets. Hellam Township shall not be obligated to accept any deed of dedication of streets. A deed of dedication of private streets shall not be accepted by Hellam Township until said streets are upgraded to the then-current specifications and standards for public streets, with the upgrading cost to be borne by the development and/or then-current owner(s).
(2)
Applications that propose private streets shall include
an agreement that shall be recorded with the Recorder of Deeds in
conjunction with the final plan. To avoid a delay, the applicant is
encouraged to submit the agreement with the preliminary plan. Said
agreement shall stipulate the following:
(a)
The street shall be constructed and maintained
in conformance with the public street standards of this chapter.
(b)
Any future offer of dedication will include
sufficient funds, as estimated by the Township to reconstruct or repair
the road to current standards.
(c)
That an offer for dedication will include full
width streets with adequate circulation.
(d)
The method of assessing maintenance and repair
cost to the owners of adjacent lots.
(e)
That an agreement to dedicate the street to
the Township by the owners of a set percentage of the frontage is
binding on the remaining lot owners.
C.
Improvements to existing street. Where a subdivision
and/or land development abuts an existing Township street and/or state
route, the application shall conform to the following:
(1)
Right-of-way. The right-of-way width shall be provided
on streets in accordance with the following categories of roadways:
(a)
Arterial.
[1]
Lincoln Highway. Either an eighty-foot right-of-way,
measured 40 feet from center line; or a right-of-way located 22 feet
from the edge of pavement, whichever results in a greater right-of
way.
[2]
U.S. Route 30. Either a one-hundred-fifty-foot
right-of-way, measured 75 feet from center line; or a right-of-way
located 34 feet from the edge of pavement, whichever results in a
greater right-of-way.
(b)
Collector. A sixty-foot right-of-way, measured
30 feet from the existing street center line, shall be provided for:
|
Druck Valley Road, from Township line to Kreutz
Creek Road
| |
|
Kreutz Creek Road
| |
|
Frysville Road
| |
|
Old Orchard Road
| |
|
Yorkana Road
| |
|
Accomac Road, from Lincoln Highway to Hauser
School Road
| |
|
Hauser School Road
| |
|
Dark Hollow Road, from Hauser School Road and
Cool Springs Road
| |
|
Cool Springs Road
| |
|
Cool Creek Road
| |
|
Mount Pisgah Road
|
(c)
Local. A fifty-foot right-of-way, measured 25
feet from the existing street center line, shall be provided for all
other Township streets.
(2)
Compliance with traffic impact report. Where the traffic impact study indicates that improvements are necessary or advisable to existing Township and/or state streets and/or intersections within the traffic impact study area in order to assure adequate, safe and convenient access to each lot and/or structure and/or parking compound proposed as part of the development of the tract; accommodate the traffic due to the proposed development; provide for a level of service and delay for the design year, or years for phase projects, with the development which is at least equivalent to the projected level of service and delay for the design year(s) without the proposed subdivision or development; and/or preserve the existing convenience of access to or ability to exit from abutting properties which gain access from the existing street, the developer shall install additional traffic lanes, traffic dividers, traffic improvements. The developer shall install additional traffic lanes, traffic dividers, traffic control devices, traffic signals, and other measures as appropriate to ensure that the development of the tract does not adversely impact the existing street system and/or access to or the ability to exit from properties gaining access from an affected street. If the traffic impact study indicates that improvements must be made to a state street, the developer shall also take all action necessary to obtain any PennDOT permits and/or approvals to install the necessary street widening and/or traffic signals and/or traffic signals and/or traffic signal modifications (including but not limited to preparation of all studies and submission of all necessary applications to enable the installation of the traffic signal or modifications) and shall install the traffic signal or modifications at its cost and expense. If the traffic impact study indicates that traffic control devices or regulations including, but not limited to, stop intersections, speed limit reductions, or parking prohibitions, are required, the developer shall prepare all studies necessary to justify imposition of such regulations in accordance with PennDOT regulations and shall pay all costs associated with the preparation and enactment of an ordinance to establish such regulations. The developer shall bear all costs and expenses in connection with the improvements required by this § 430-33. If the developer requires the Township to submit any permit applications or requests for approvals in the name of the Township, the developer shall reimburse the Township for all costs and expenses incurred by the Township in connection with its review of the application and submission of the application to PennDOT or any other governmental agency.
D.
Street design.
(1)
Access points. Any subdivision consisting of more
than 10 dwelling units or units of occupancy, or in the case of nonresidential
developments, more than 250 average daily vehicle trips based on the
latest edition of the ITE manual, shall have at least two points of
access. This access is to be from a through street or, where the Township
finds it to be appropriate, the continuation of an existing or proposed
street to the boundary of the subdivision.
[Added 3-15-2007 by Ord. No. 2007-03]
(2)
Collector streets shall have a minimum design speed
of 45 mph or 10 miles per hour above the proposed speed limitation.
(3)
Local streets, including cul-de-sac streets, shall
have a minimum design speed of 35 mph.
(4)
The design speed of all streets shall be subject to
Township approval.
(5)
The applicant shall indicate the design speed for
all proposed streets.
(6)
The applicant shall post the speed limit for all streets
upon completion of construction.
E.
Arterial street. The arterial street provides for
traffic flow between municipalities. Direct access to adjoining properties
is a minor and secondary responsibility of an arterial street. The
design standards for arterial streets shall be as specified by PennDOT
and based upon the projected average daily traffic, vehicle type and
speed limit. Development which adjoins arterial streets are required
to conform with the following:
(1)
No vehicular access is permitted along an arterial
street when alternative access is possible from a street of less classification.
(2)
Access to arterial streets must be designed for use
by adjoining properties to coordinate and reduce the number of access
points. Shared access drives, feeder roads, marginal access streets,
reverse frontage lots, or other such treatment shall be utilized to
reduce the number of intersections along arterial streets.
(3)
Intersections of streets, access drives or alleys
with arterial streets shall not be located closer than 800 feet, measured
along the center line of the arterial street.
(4)
Intersections of driveway with arterial streets shall
be limited to one per lot. Driveway shall be provided with adequate
turnaround within the lot so egress to the street is in a forward
direction. Shared driveway entrance points are encouraged.
F.
Street function. Streets shall be designed to form
continuations of streets with similar function and access streets
of a greater function. Local streets shall be laid out to discourage
use by through traffic and excessive speeds. Streets shall conform
with the circulation routes of the Township, adjoining development
patterns, topography, and natural features.
G.
Street provisions for future development.
(1)
Where appropriate, areas shall be reserved for future
street usage in conjunction with the development of adjacent properties.
Areas reserved solely for street usage at a future date will not be
required to be improved; however, the right-of-way for these areas
shall be reserved for street improvements to be provided by the developer
of the adjacent tract.
(2)
Wherever there exists a dedicated or platted area
reserved for future street usage along the boundary of a property
being developed, the adjacent street shall be extended into the proposed
project, provided this use is not adverse to significant man-made
or natural features of the site.
(3)
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.
(4)
The design and construction of the street network
of a development, including but not limited to intersections, curves,
and turnarounds, shall comply with all requirements of this chapter
in recognition of the fact that the proposed future street development
may not be constructed for several years, if ever.
H.
Street sign and traffic control.
(1)
Street signs, including name and traffic controls,
shall be installed by the developer. Streets which are 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 within the same postal area. All new street names are subject
to approval by the Township.
(2)
Pavement markings including striping, restriping and
removal of striping are the responsibility of the developer. Striping
to delineate travel lanes may be required on local roads when parking
is allowed along one side of the road.
(3)
Parking regulation, cautionary and warning signs such
as "children at play" may be required by the Township.
I.
Vertical street alignment. Vertical street alignments
shall be measured along the center line. The minimum grade of all
streets shall be 1%. The maximum grade for streets shall not exceed
10%. Minor streets where access is also available over streets with
10% or less may have grades up to 12%.
(1)
Vertical curves shall be used in changes of grade
exceeding 1%. The minimum lengths (in feet) of vertical curves shall
be as follows:
(2)
Where the approaching grade, within 100 feet of the
center line intersection, exceeds 7% on streets at a four-way street
intersection, or the terminating street at a three-way intersection,
a leveling area shall be provided. Such leveling area shall have a
maximum grade of 5% for a minimum length of 100 feet measured from
the intersection of the center lines.
(3)
The grade within the diameter of a turnaround at the
terminus of a permanent cul-de-sac shall be at least 1% and not exceed
5% in all directions.
(4)
All areas within the street right-of-way shall be
graded substantially consistent with the street center line. The maximum
slopes of banks located outside of the street right-of-way, measured
perpendicular to the right-of-way of the street, shall not exceed
3:1 for fills and 2:1 for cuts.
J.
Horizontal street alignment. Horizontal street alignments
shall be measured along the center line. Horizontal curves shall be
used at all angle changes. Single, long-radius curves shall be used
rather than a series of curves with varying radii and/or a series
of short curves separated by short, straight segments. The minimum
horizontal curve radius shall be 150 feet for local streets and 300
feet for collector streets. All curves shall be tangential arcs. A
minimum tangent of 100 feet on collector streets and 50 feet on local
streets shall be provided between reverse curves.
(1)
Perimeter street. Street locations along the perimeter
of a property shall be required to provide building setback lines
and clear sight triangles within the adjacent properties; permission
for these encroachments shall be obtained in the form of a right-of-way
from the adjacent landowner.
(2)
Cartway alignment. The center line of the street cartway
shall correspond with the center line of the street right-of-way.
K.
Street right-of-way and cartway width.
(1)
The minimum street rights-of-way and cartway widths
for new streets are based upon the following street functions:
|
Function
|
Minimum
Right-of-way
Width
(feet)
|
Minimum
Cartway
Width
(feet)
| |
|---|---|---|---|
|
Type I. A street which: provides access to a
residential land use with a density in excess of three dwelling units
per acre; or provides access to an industrial use or a commercial
land use; or serves an average daily traffic count over 1,000 vehicles;
or has a speed limit over 25 miles per hour.
|
50
|
36
| |
|
Type II. A street which provides access to a
residential land use with a maximum permitted density of three or
less dwelling units per acre or an institutional land use.
|
50
|
28
| |
|
Type III. A street which provides access to
single-family lots with a minimum required lot size in excess of one
acre each.
|
50
|
22
| |
|
Turnaround1
|
1002
|
802
|
|
NOTES:
| ||
|---|---|---|
|
1
|
The Board of Supervisors may permit an alternative
turnaround design, including a turnaround incorporated into a parking
court or a landscaped island, provided safe movement of traffic is
assured, adequate radii are used and guaranteed long-term maintenance
is provided.
| |
|
2
|
Width/diameter.
| |
(2)
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.
L.
Street improvement specification. All streets shall
be designed and constructed in accordance with the latest edition
of the PennDOT Manual Form 408, and the following:
(1)
Subgrade. The subgrade shall be prepared as specified
below:
(a)
All rock shall be removed and the area covered
with a minimum of six inches of suitable material.
(b)
The area shall be thoroughly and uniformly compacted
by a ten-ton roller or other method as approved by the Township Engineer
to a 95% standard proctor compaction.
(c)
A one-quarter-inch-per-foot crown shall be maintained,
except on superelevations, and conform with the horizontal and vertical
alignment of the approved street design.
(d)
Geotextile fabric shall be used when required
in accordance with the specific street design or at the direction
of the Township Engineer.
(e)
Unsuitable soil as determined by the Township
Engineer shall be removed and backfilled with coarse aggregate.
(f)
All areas excavated for installation of inlets
or manholes shall be backfilled with PennDOT 2A coarse aggregate compacted
in eight-inch lifts to a 5% standard proctor density.
(g)
Underdrain or combination drain properly bedded
with open graded stone and wrapped in geotextile material may be required.
(h)
Density testing procedures and frequencies must
be approved by the Township Engineer prior to start of roadway construction.
(i)
Proof rolling using a loaded triaxle dump truck
or twenty-ton roller is required prior to construction of subbase.
(2)
Base course. The base shall be prepared as specified
below:
(a)
Base course shall not be placed on wet, frozen
or unsuitable subgrade.
(b)
Two layers of crushed aggregate base course
No. 1, to a depth of four inches per layer; or two layers of bituminous
concrete base course (BCBC) to a depth of four inches per layer.
(c)
Each layer of base course shall be thoroughly
and uniformly compacted by a ten-ton roller or other method as approved
by the Township Engineer.
(d)
Each layer of the base course shall be placed
with a one-quarter-inch-per-foot crown, except on superelevations,
and conform with the horizontal and vertical alignment of the approved
street design.
(3)
Finish course. The finish course shall not be installed
until 80% of the dwelling or structures, as appropriate, are completed.
The finish course shall be prepared and installed as specified below:
(a)
The finish course shall consist of two layers
of ID2.
(b)
The lower layer shall be three inches of binder
course.
(c)
The upper layer shall be 1 1/2 inches of wearing
course.
(d)
Each layer of finish course shall be thoroughly
and uniformly compacted by two ten-ton rollers or other method as
approved by the Township Engineer.
(e)
Each layer of the finish course shall be placed
with a one-quarter-inch-per-foot crown, except on superelevations,
and conform with the horizontal and vertical alignments of the approved
street design.
(f)
In the event the finish course is not placed
immediately following the base course, the Township may require the
following:
[1]
All areas where base course has deteriorated
shall be saw cut, removed and replaced.
[2]
Areas of base course where settlement has occurred
shall be initially saw cut, over-excavated to a depth approved by
the Township Engineer and backfilled with coarse aggregate to subgrade,
finally saw cut, and replaced.
[3]
A leveling course of ID-2 wearing.
[4]
A tack coat.
(g)
Weather limitation. Criteria for placement of
bituminous materials during cold or inclement weather shall be in
accordance with the latest edition of PennDOT Manual Form 408.
M.
Street intersection.
(1)
All intersections with a state route shall be subject to the approval of PennDOT. Copies of highway occupancy permits from PennDOT shall be submitted for all proposed intersections with a state route prior to final plan approval. In addition, all intersections with the Lincoln Highway shall meet the design standards for the Lincoln Highway Corridor in Chapter 490, Zoning.
(2)
Multiple intersections involving the junction of more
than two streets are prohibited. Only three- and four-way intersections
are permitted.
(3)
The distance between the center-line intersections
of streets shall be measured along the center line of the street being
intersected and conform with the following:
|
Function
|
Minimum Separation
(feet)
| |
|---|---|---|
|
Arterial
|
800
| |
|
Collector
|
500
| |
|
Local
|
200
|
(4)
Right-angle intersections shall be used whenever possible.
No street shall intersect another at an angle of less than 60°
or more than 120°.
(5)
The cartway edge at intersections shall be rounded
by a tangential arc with a minimum radii of 55 feet for collector
and/or arterial streets, and 30 feet for local streets. The right-of-way
radii at intersections shall be substantially concentric with the
cartway edge.
(6)
Clear-sight triangles.
(a)
There shall be provided and maintained at all
existing and proposed intersections a clear-sight triangle with a
line of sight between points which are established along the center
line of the intersecting streets. The minimum clear-sight triangles
are as follows:
|
Type of Street
|
Clear-Sight Triangle Side
(feet)
| |
|---|---|---|
|
Arterial/collector
|
150
| |
|
Local
|
100
|
(b)
Clear-sight triangles shall be indicated on
all plans. No building, structure, planting, or other obstruction
that would obscure the vision of a motorist shall be permitted within
these areas. No obstructions, grading and/or plantings greater than
three feet above the cartway grade are permitted in the clear-sight
triangle. A public right-of-way shall be reserved for the purpose
of removing any object, material or other obstruction to the clear
sight.
(7)
Sight distance. All intersections shall be designed
to provide adequate sight distance with regard to both horizontal
and vertical alignment. The sight distance shall be measured at the
center line of the cartway to an object six inches above the pavement,
from a height of 3 1/2 feet and 10 feet from the edge of paving at
the intersection and shall meet PennDOT regulations for minimum sight
distances.
N.
Cul-de-sac street and loop streets. All cul-de-sac
streets and loop streets shall comply with the following requirements:
(1)
Permanent cul-de-sac and loop streets are prohibited
unless the applicant can demonstrate that no potential exists for
a through street.
[Amended 3-15-2007 by Ord. No. 2007-03]
(2)
Temporary or permanent cul-de-sac streets shall not exceed a center line distance of 500 feet in length, measured from the center-line intersection with a street which is not a cul-de-sac to the center of the cul-de-sac turnaround. Temporary or permanent cul-de-sac streets shall not be used to provide access to more than 10 dwelling units. In the case of temporary culs-de-sac, the use of the turnaround shall be guaranteed until such time as the street is extended. All cul-de-sac streets, whether permanently or temporarily designed, shall be provided with a fully paved turnaround at the closed end which meet the requirements of Subsection N(3).
[Amended 3-15-2007 by Ord. No. 2007-03]
(3)
All cul-de-sac streets, whether permanently or temporarily
designed, shall be provided at the closed end with a fully paved turnaround
with a minimum diameter of 80 feet. The minimum right-of-way diameter
of the turnaround shall be 100 feet. Where the cul-de-sac street is
a temporary cul-de-sac street, the use of the turnaround shall be
guaranteed until such time as the cul-de-sac street is extended and
made a through street. The developer or other person who extends a
street which has been provided with a temporary turnaround shall remove
the temporary turnaround and restore the area of the temporary turnaround.
The Board of Supervisors may permit an alternative turnaround design,
including a turnaround incorporated into a parking court or landscaped
island, provided safe movement of traffic is assured, adequate radii
are used, and guaranteed long-term maintenance is in place. All turnarounds
shall be designed to provide an area for the deposit of snow by snow
plow, and if the cul-de-sac street is proposed for dedication to the
Township, the developer shall provide an easement for winter weather
maintenance purposes if the area for depositing of snow is located
outside of the street and turnaround right-of-way.
(4)
Cul-de-sac streets and loop streets, whether existing
or proposed, shall provide access to not more than 10 dwelling units
or units of occupancy or, in the case of nonresidential developments,
not more than 500 average daily vehicle trips based on the latest
edition of Trip Generation published by the ITE. Where a subdivision
or land development is proposed which shall gain access to or from
an existing cul-de-sac street or loop street or a cul-de-sac street
or loop street proposed to be developed on another subdivision or
land development plan, all existing and all proposed dwelling units
or units of occupancy and nonresidential development shall be included
to determine the number of dwelling units or units of occupancy and
the number of average daily vehicle trips. For the purpose of this
section, all development indicated on subdivision and/or land development
plans which have been submitted to the Township and which are either
pending approval or have been approved but not constructed shall be
considered proposed development.
[Amended 3-15-2007 by Ord. No. 2007-03]
O.
Specific traffic control and access requirements.
The following specific traffic control and access requirements shall
be met for developments which produce 100 peak-hour directional trips.
(1)
If any traffic signals are to be installed, the distance
between any new and/or existing signals shall be at least 1,000 feet
unless the developer demonstrates that adjacent traffic signals can
operate sufficiently at lesser distances.
(2)
Design of proposed development access points shall
take into consideration the horizontal and vertical grades of the
existing road network in the traffic impact study area to permit safe
and convenient access to the site as defined in the latest PennDOT
and regulations. All modifications required to meet these regulations
will be the responsibility of the developer.
(3)
The developer shall demonstrate by using the latest
PennDOT standards and regulations that the proposed use will not create
traffic patterns and movements which will jeopardize the traveling
public.
(a)
Stacking of sufficient length shall be provide
in all traffic lanes on the site and off the site on adjacent roadways
to insure that there shall be no blockage of through traffic. The
design and length of the stacking lanes shall be justified and supported
by the queuing analysis required as part of the traffic impact study.
(b)
Street and/or access drives to and within the
site shall be designed in a manner that blockage of through traffic
by vehicles attempting to enter or exit on these streets or access
drives will not occur.
(c)
Acceleration, deceleration and turning lanes
shall be of sufficient lengths to accomplish their intended use.
(4)
If reduction of the speed limit, installation of traffic
control devices, limitation of parking or turning movements or similar
measures are required to mitigate traffic impacts upon Township or
state highways, the applicant shall present traffic studies performed
in accordance with PennDOT regulations and Publication No. 201, Engineering
and Traffic Study regulations. The erection or the installation of
such traffic control devices shall be in accordance with Title 67,
Chapter 211, Official Traffic Control Devices, of PennDOT regulations.
If the enactment of an ordinance is necessary to effectuate the traffic
regulations or the installation of the traffic control device, the
applicant shall reimburse the Township for all expenses in the preparation
and enactment of the necessary ordinance.
(5)
No street shall be located in a manner which would
limit access to or exiting from abutting properties gaining access
from the existing street with which a proposed street will intersect
unless the developer provides such lots with alternate access from
the proposed street system in a manner acceptable to each affected
lot owner. It shall be the burden of the applicant to demonstrate
that such access is acceptable to all owners of an affected lot. For
the purpose of this provision, limitation of access shall include
the limitation of turning movements into or exiting the abutting property
or properties gaining access form the existing street, whether by
traffic regulations, installation of barriers to prevent turning movements,
installation of additional traffic lanes in front of a property, or
difficulties or delays resulting from increased traffic flows.
(6)
Where new intersections are being established to serve
as access to the proposed development, these intersections must be
designed to at least operate at a level of service C or better.
(7)
For access points to the proposed development and
any major intersections where traffic signal control may be required
or is being proposed, a traffic signal warrant analysis shall be performed
in accordance with the requirements of PennDOT Publication 201. A
left turn lane shall be provided and analysis shall be completed to
determine the type of signal phasing required.
(8)
Emergency traffic signal preemption shall be addressed
and provided as required.
(9)
Additional left and right turning lanes shall be provided
to address the existing roadway site conditions and access to the
proposed development.
(10)
An agreement between the Township and the developer
shall be provided with regard to operating expenses and maintenance
of proposed traffic signals.
(11)
Additional through lanes and lane transitions
of sufficient length shall be provided to allow smooth traffic flow
to existing traffic lanes thus minimizing congestion, delay and blockage
or though traffic within the proposed improvement area. The design
and length should be justified and supported by the queuing analysis
required as part of the traffic impact study.
(12)
Sidewalks shall be provided along the property
frontage and within the development.
P.
Processing of dedication. No street improvement shall
be deemed completed until the developer has presented the Township
with all information required for acceptance of dedication of the
street or additional right-of-way and has paid all fees associated
with the inspection of the construction and acceptance of dedication.
The use of alleys is permitted only with Village
Overlay Development and townhouse development. The use of alleys shall
be limited to providing a secondary means of access to the side and/or
rear of those lots with street frontage and designed to discourage
through traffic. Alleys shall conform to the following standards:
A.
No part of any dwelling, garage, or other structure
shall be located within 18 feet of the cartway of an alley.
C.
An alley may not terminate as a cul-de-sac and must
have a maximum length between intersecting streets of 500 feet.
D.
A minimum easement width of 20 feet and a minimum
cartway width of 14 feet shall be provided for alleys.
E.
On-street parking is prohibited along alleys and this
prohibition must be acknowledged both on the plan and on the site.
[Amended 3-15-2007 by Ord. No. 2007-03]
A.
Driveways shall only be used to provide vehicular access between a street and a tract of land serving one to four dwelling units or a farm. Driveways shall conform to the standards contained in Chapter 490, Zoning.
B.
No new lot shall be permitted with direct access to
any arterial or collector road. No new lot created by a subdivision
of 10 or more lots shall have access to any street not created as
part of the subdivision. Direct access to a street other than an arterial
or collector road for an existing undeveloped lot or a subdivision
of nine or less lots shall be permitted only when the subject property
has no other reasonable means to provide access to the existing street
system and only if the Township Engineer determines that the proposed
access point for each lot onto the street can be accommodated safely
by meeting PennDOT safe site distance regulations and sufficient traffic
gaps to safely enter and exit the access point.
Access drive within the Lincoln Highway Corridor shall meet all requirements of Chapter 490, Zoning, in addition to the requirements of this section. If there is a conflict between regulations, the regulations governing the Lincoln Highway Corridor in Chapter 490, Zoning, shall govern access. All access drives shall conform to the following:
A.
Vertical alignment. The vertical alignments of access drives shall conform to the specifications for streets, as stated in § 430-33I of this chapter.
B.
Horizontal alignment. The horizontal alignments of
access drives shall be measured along the center line. Horizontal
curves shall be used at all angle changes in excess of 2°. All
curves shall be tangential arcs. The minimum horizontal curve radius
shall be 75 feet.
C.
Intersection. All access drive intersections shall
be:
(1)
Subject to approval of PennDOT when intersecting a
state highway. Copies of highway occupancy permits from PennDOT shall
be submitted for all proposed intersections with a state highway prior
to final plan approval.
(2)
Set back 100 feet from the intersection of any street
right-of-way lines.
(3)
Set back 100 feet from the intersection of any other
access drive located upon the same lot (measured from cartway edges).
(4)
Set back 15 feet from any side and/or rear property
lines; however, this setback can be waived along the property line
when a joint parking lot is shared by adjoining uses.
(5)
Located in relationship to access drive intersections
on adjacent properties to provide safe and efficient movement of vehicles.
(6)
Designed with right-angle intersections whenever possible.
No access drive intersection shall utilize an angle less than 75°,
unless turning movement restrictions are imposed.
(7)
Rounded by an tangential arc with a minimum radius
of 30 feet. The Township may require up to fifty-five-foot radius
where large vehicle turning movements are anticipated.
(8)
Provided with a clear-sight triangle and sight distance as required for a street, in accordance with § 430-33M(6) and (7) of this chapter.
D.
Cul-de-sac.
(1)
Access drives which form a cul-de-sac shall not exceed
500 feet in length, measured from the center line intersection of
a street or access drive which is not a cul-de-sac. Access drive culs-de-sac
which do not terminate in a parking compound shall be provided at
the terminus with a fully paved turnaround with a minimum diameter
of 80 feet.
(2)
The Board of Supervisors, upon the recommendation
of the Planning Commission, may permit an alternative turnaround design,
including a turnaround incorporated in a parking court or a landscaped
island, provided safe movement of traffic is assured.
E.
Parking. When vehicular parking is prohibited along
access drives, the prohibition must be acknowledged on the plan and
properly signed along the cartway.
F.
Improvement. The cartway of all access drives shall
be constructed with a minimum six-inch crushed aggregate base course
and a 3 1/2 inch bituminous concrete surface course of materials.
All materials and work shall conform to the latest edition of PennDOT
Manual Form 408.
G.
Cartway width. The following table specifies various
access drive width requirements:
|
Function
|
Required Cartway Width
(feet)
| |
|---|---|---|
|
Two lanes of traffic with parking along cartway
|
36
| |
|
Two lanes of traffic without parking along cartway
|
24
| |
|
One lane of traffic with one lane of parking
along cartway*
|
20
| |
|
One lane of traffic without parking along cartway*
|
12
|
|
NOTE:
| ||
|---|---|---|
|
*
|
The one-way direction of traffic must be identified
along the cartway.
| |
H.
Side slope. The maximum slopes of banks located within
20 feet of the cartway shall not exceed 3:1 for fills, and 2:1 for
cuts. A four-foot leveling area is required adjacent to access drive.
All recreation or nonlicensed vehicle trail
crossings (e.g., equestrian, golf carts, off-road vehicles, snowmobiles)
of a street, alley, access drive, or driveway shall be:
A.
Designed in a manner consistent with the existing
stormwater drainage of the area being crossed.
B.
Easily identifiable in each direction.
C.
Perpendicular to the street, alley, access drive,
or driveway.
D.
Located no less than 15 feet from the cartway edge
of any intersection with a street, alley, access drive, or driveway
intersection.
E.
Provided with a clear-sight triangle of 75 feet measured
along the center line of the street, access drive, or driveway, and
five feet from the edge of the roadway at the center line of the recreation
vehicular crossing. No obstructions, grading and/or planting greater
than three feet above the cartway grade are permitted in the clear-sight
triangle. A public right-of-way shall be reserved for the purpose
of removing any object, material or other obstruction to the clear
sight.
F.
Not exceed a slope of 8% within 25 feet of the cartway
being crossed.
G.
Signed to warn motorists and those crossing the intersection.
The surface of the crossing shall be brightly painted with angle stripes.
H.
A tunnel, bridging or other suitable measures to assure
safe crossing for collector or arterial streets.
I.
Designed to meet all requirements of the Americans
with Disabilities Act.
A.
Schedule of required number of parking spaces. The required number of off-street parking spaces is specified in Chapter 490, Zoning.
B.
Access drive. All parking lots shall connect to streets by way of an access drive. The design standards for access drives are provided in § 430-36.
C.
Surfacing. All parking lots and loading areas shall
be constructed and maintained with the same paved surface as specified
for access drives. Alternate surfacing may be approved by the Township
in overflow parking areas or industrial sites.
D.
Separation from streets and sidewalks. Parking spaces
shall be guarded by curbs, which are arranged so that parked vehicles
cannot project into the streets, sidewalks, or setback areas.
E.
Drainage. Parking lots shall be provided with adequate facilities to collect and convey stormwater in accordance with § 430-46.
G.
Design standard for handicapped parking space. Off-street
parking facilities shall conform with the latest copy of the Americans
With Disabilities Act Accessibility Guidelines.
H.
Aisle.
(1)
Aisles are intended principally to provide vehicular
access within a parking compound and entrance/exit area for individual
parking spaces. Aisles may not be used to intersect streets. All aisles
shall have the minimum widths indicated in the following table:
|
Width of Aisles
| ||
|---|---|---|
|
Angle of Parking
|
One-Way Traffic
(feet)
|
Two-Way Traffic
(feet)
|
|
90°
|
24
|
24
|
|
60°
|
18
|
22
|
|
45°
|
13
|
22
|
|
30°
|
12
|
22
|
|
Parallel
|
12
|
22
|
(2)
All aisles in areas where there is no parking permitted
shall be 11 feet wide for each lane of traffic.
I.
Marking of parking space and interior drive. All parking
lots shall be adequately marked and maintained for the purpose of
defining parking stalls and interior drives. For paved parking areas,
the lines of all parking stalls and interior drives (including directional
arrows, etc.) 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. Parking lots with greater than 30
parking spaces shall define parking areas from aisles by raised curb.
J.
Curb radius. Not less than a four-foot radius of curvature
shall be permitted for horizontal curves in parking areas.
K.
End stall. All dead-end parking lots shall be designed
to provide sufficient backup area for all end stalls.
L.
Lighting. Adequate lighting shall be provided if the
parking lot is to be used at night. The lighting shall be arranged
so as not to reflect or glare on adjoining lots or streets.
M.
Vehicular parking areas shall have landscaping provided that conforms to the provisions contained in Ch. 280, Landscaping.
[Amended 10-17-2019 by Ord. No. 2019-06]
O.
Speed bump. All speed bumps provided as part of access
drives or parking lot aisles shall be marked with permanent, yellow
diagonal stripes. Speed bumps may be in the form of mounds or depressions
in the pavement. There shall be warning signs posted at each entrance
to a parking area that has speed bumps. In no case shall the overall
height (or depth) of speed bumps exceed two inches.
A.
Schedule of required loading space. The required number of off-street loading spaces is specified in Chapter 490, Zoning.
B.
Location. Ground-level loading areas may be located
in the side and rear yard. No exterior portion of a loading facility
and its access drive shall be located within 50 feet of a residential
zoning district. Where possible, loading facilities shall be located
on the wall of a building that does not face a residential zoning
district.
C.
Access. Every loading space shall be connected to
a street by means of an access drive. The access drive shall be at
least 24 feet wide for two-way travel, or 15 feet wide for one way
travel, exclusive of any parts of the curb and gutters. Section 430-36
specifies other requirements for access drives.
D.
Circulation. Off-street loading spaces shall be designed
so that there will be no need for service vehicles to back over streets
or sidewalks. Off-street loading spaces shall not interfere with off-street
parking lots.
E.
Surface. Off-street loading facilities (including
access drives) shall be constructed and maintained with a paved surface
of concrete or bituminous material.
F.
Stormwater management. Off-street loading facilities shall conform with the stormwater management provisions of § 430-46.
G.
Required size. The following lists required minimum
loading space sizes, in feet (excluding access drives, entrances,
and exits):
|
Facility
|
Length
(feet)
|
Width
(feet)
|
Height
(If Covered or Obstructed)
(feet)
|
|---|---|---|---|
|
Industrial, wholesale and storage uses
|
63
|
12
|
15
|
|
All other uses
|
33
|
12
|
15
|
H.
Lighting. Adequate lighting shall be provided if the
loading facility is to be used at night. The lighting shall be arranged
so as not to be directed, reflected or cause glare off of the site.
A.
Sidewalk shall be provided in all residential areas
where the majority of lots have less than 125 feet of street frontage,
or land developments with an average net density of four or more dwelling
units per acre. Additionally, sidewalk shall be required in the following
circumstances:
(1)
To continue existing sidewalk systems to the terminus
of a service area or block.
(2)
To provide access to vehicular parking compounds,
school bus zones, or recreational facilities.
(3)
To provide access to and/or within a commercial, industrial,
or other community facilities.
(4)
Along any face of a building adjoining a parking compound.
(5)
Along an existing street that is contiguous to a proposed
development which will have a density of four or more dwelling units
per acre.
B.
When sidewalk is required it shall be located along
both side(s) of the street upon which lots front and pedestrian traffic
is anticipated.
C.
Sidewalk which is provided off-street or off-access
drives shall be located along anticipated pedestrian traffic routes.
D.
Sidewalk located adjacent to streets shall be constructed
in accordance with PennDOT Manual Form 408, Section 676, Cement Concrete
Sidewalks.
E.
Sidewalk located outside of the public right-of-way
(e.g., adjacent to driveways, access drives, and parking compounds)
may be constructed of any stable and mud-free material. Sufficient
protection shall be provided to restrict parked vehicles from encroaching
onto the sidewalk.
F.
Sidewalk shall have a minimum width of four feet.
G.
Sidewalk shall be graded so as to discharge stormwater
runoff. A minimum cross slope of 2% shall be provided.
H.
Sidewalk along streets shall be located two feet inside
the street right-of-way and physically divided from the street cartway
by curb and grass strip.
I.
Maintenance and repair cost for sidewalk is the sole
responsibility of the landowner.
J.
Pedestrian easements, which may be required by the
Township to facilitate pedestrian circulation or to give access to
community facilities, shall have a minimum right-of-way or easement
width of 10 feet to accommodate a walkway width of five feet. This
walkway shall be improved to the standards assigned by the Township.
K.
Sidewalk shall conform with the Americans With Disabilities
Act Accessibility Guidelines.
A.
Curb shall be provided wherever sidewalks are installed
along streets, parking lots, or access drives, and along all roadway
widening.
B.
The Township may require curb where unusual or particular
conditions prevail with respect to stormwater runoff, traffic, on-street
parking and/or safety of pedestrians.
C.
Transitions in curb type shall be subject to approval
by the Township.
D.
Vertical curb shall be constructed in accordance with
PennDOT Manual Form 408, Section 641, Plain Cement Concrete Curb Gutter.
E.
Curb shall conform with the Americans With Disabilities
Act Accessibility Guidelines.
F.
Vertical curb shall be 20 inches deep, eight inches
wide at the top, and nine inches wide at the base. The distance from
the top of the curb to the flow line of the gutter shall be eight
inches.
A.
General. The configuration of blocks and lots shall be based upon the lot area requirements of Chapter 490, Zoning, traffic circulation, salient natural features, existing man-made features, and land use. Lot configurations should provide for flexibility in building locations, while providing safe vehicular and pedestrian circulation.
B.
Residential block. All blocks in a residential subdivision
shall have a maximum length along any side of 1,600 feet and a minimum
length of any side of two tiers of lots that conform to the prevailing
standards.
C.
Nonresidential block. Block configurations in nonresidential
areas shall be based primarily upon safe and efficient traffic circulation,
and salient natural features.
D.
Lot configuration.
(1)
Whenever practical, side lot lines shall be 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 minimum
standards of both municipalities shall apply.
(3)
Lots with areas that are two or more times the minimum
area requirements shall, wherever feasible, be designed with configurations
that allow for additional subdivision. The Township may require a
sketch plan of such large lots that indicates the potential future
subdivision is generally in conformance with the design standards.
(4)
A through lot contains frontage on two streets that
do not intersect within the boundaries of the lot. Through lots 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 with a minimum depth of 75 feet. The
rear yard shall have a planted landscape screen easement of at least
20 feet in width 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.
(6)
All remnants of land (areas remaining after subdivision)
shall conform to the lot area and configuration requirements.
(7)
All lots shall be designed to provide sufficient building
area based upon building setbacks, easements, floodplains, etc.
E.
Lot size and/or intensity. Lot areas shall conform with the prevailing Chapter 490, Zoning, requirements.
F.
Access. All lots other than interior lots must have frontage on a public or private street meeting all design requirements of this chapter. Each interior lot shall have access in accordance with Chapter 490, Zoning, requirements.
G.
In addition to all other requirements of this article, any lot created within the Agricultural Zone (A) or the Rural Agricultural Zone (RA) as established by Chapter 490, Zoning, and Zoning Map shall meet all of the following requirements:
(1)
Each lot shall be located upon the portion of the
tract being subdivided containing the soils of the lowest agricultural
land capability classification unless the applicant demonstrates that
due to factors such as floodplains, wetlands, steep slopes, environmental,
or other conditions, it is not practicable to create a developable
lot upon the soils of lesser classification.
(2)
To the maximum extent feasible, each lot shall be
located so that the remainder of the tract from which such lot is
subdivided shall be configured in a manner to best facilitate agricultural
operations on the remainder and, to the maximum extent feasible, contain
the soils of the highest agricultural land capability.
(3)
To the maximum extent feasible, each lot shall be
located in a manner to cluster residential lots and minimize division
of or barriers within agricultural or open space lands.
(4)
Flagpoles for flag lots or driveways or access drives
providing access to interior lots shall, to the maximum extent feasible,
be located along side property lines of the tract from which the lot
or lots are being subdivided.
The building setback lines and building separations shall conform with the prevailing Chapter 490, Zoning, requirements.
Easements for sanitary sewer facilities, stormwater
drainage facilities, public utilities, or pedestrian access shall
meet the following standards:
A.
To the fullest extent possible, easements shall be
adjacent to property lines.
B.
Nothing shall be placed, planted, set, or put within
the area of an easement that would adversely affect the function of
the easement or conflict with the easement agreement.
C.
The plan and easement agreement shall clearly identify
who has the right of access and responsibility for function of the
easement area.
D.
Pedestrian easements shall have a minimum width of
10 feet.
E.
Sanitary sewer and water supply easements shall have
a minimum width of 20 feet. In the case of a shared utility easement,
sufficient area shall be provided to allow a minimum of 10 feet between
the center line of the utility and the edge of the right-of-way.
G.
Where any electric or telephone transmission or petroleum
product transmission line traverses a property, the applicant shall
confer with the applicable transmission or distribution company to
determine the minimum distance which shall be required between each
structure and the center line of such petroleum or petroleum product
transmission line. All applications shall include a copy of the recorded
agreement or a letter from the owner of the transmission line stating
any conditions on the use of the property and the right-of-way width.
A.
Permanent monuments shall be accurately placed along
both sides of the right-of-way lines of each street and one corner
of the parent tract. 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.
B.
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.
C.
Monuments shall be of concrete or stone, 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-fourths-inch
copper or brass dowel; stone or precast monuments shall be marked
on the top with a proper inscription and a drill hole.
D.
Markers shall consist of iron pipes or steel bars
at least 30 inches long and not less than 3/4 inch in diameter.
E.
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.
F.
All monuments/markers shall be set flush with the
finished grade, except for temporary placement and/or woodland conditions.
G.
All surveys shall be tied into the North American
Datum 1983 Pennsylvania State Plane Coordinates and performed to the
third order control standards as set forth by the Federal Geodetic
Control Committee, as specified by the National Geodetic Survey. The
Township will provide the coordinates and scale factor/grid factor
of the permanent monumentation established in the Township.
H.
All existing and proposed monuments and lot line markers
shall be delineated on the preliminary and final plan unless set prior
to final plan approval. The cost of all proposed monuments and markers
must be included in the financial security for the project.
All subdivision and land development plans shall conform with Chapter 415, Stormwater Management. In the design of storm drainage facilities, special consideration must be given to preventing excess runoff onto adjacent developed or undeveloped properties. When a storm drainage outlet will discharge upon another property, the developer must secure the approval in writing of adjoining affected owners.
B.
The applicant shall provide the type of sanitary sewage
disposal facility consistent with the Sewage Facilities Act.
C.
Sanitary sewer systems shall be designed in accordance
with the prevailing rules and regulations of the DEP, all other applicable
Township ordinances and any applicable bona fide sewer authority,
or cooperative association of lot owners.
D.
When sanitary sewage disposal is provided by means
other than by an individual on-lot system for use by a single unit
of occupancy, the final plan application shall include:
(1)
Evidence that the supplier is a certificated public
utility; a bona fide cooperative association of lot owners; or a municipal
corporation, authority, or utility. A copy of a certificate of public
convenience from the PUC or an application for such certificate, a
cooperative agreement or a commitment or agreement to serve the area
in question, whichever is appropriate, shall be acceptable evidence.
(2)
Notice of approval of the design, capability to service,
method of installation, and possible financial guarantee from the
provider.
(3)
If the applicant proposes to provide a community sewer system, the applicant shall submit an agreement for the ownership, operation and long-term maintenance of the community sewer system, in a form suitable for recording with the Recorder of Deeds and acceptable to the Township Solicitor. If the community sewer system is to be owned and maintained by a homeowners' association, such agreement shall provide the Township with all rights set forth in MPC, Article VII,[2] relating to municipal maintenance of common open space.
[2]
Editor's Note: See 53 P.S. § 10701 et seq.
E.
The following shall apply when sanitary sewage disposal
is provided by a subsurface septic system. For the purpose of this
chapter, a subsurface septic system is one that typically consists
of a septic tank, distribution box, and subsurface absorption field
that may include aerobic or other treatment.
(1)
Each lot so served shall be of a size and shape to
accommodate the necessary sewage disposal system and a replacement
system. The lot size shall take into account the area needed to insure
an acceptable level of nitrate-nitrogen in the groundwater. Such a
determination will be made by the DEP, through the sewer module review
process.
(2)
The location of both subsurface septic systems shall
be set back from features in accordance with Title 25, Chapter 73,
Rules and Regulations of the DEP and the Sewage Facilities Act.
(3)
The location of both subsurface septic systems shall
be subject to the approval of the Township Sewage Enforcement Officer.
(4)
The alternate subsurface septic system shall be perpetually
protected from excavation, construction, and other activities that
would result in the disturbance of the soil's ability to renovate
sewage effluent.
A.
Protection of natural features. The finished topography
of the site shall adequately facilitate the proposed development without
excessive earth moving, and destruction of natural amenities. Natural
features shall be preserved and incorporated into the final landscaping
wherever possible and desirable. The applicant shall demonstrate the
means whereby the natural features shall be protected during construction.
B.
Street trees. Street trees shall be provided along all road frontages. Street trees shall conform to the provisions contained in Ch. 280, Landscaping.
[Amended 12-6-2012 by Ord. No. 2012-06; 10-17-2019 by Ord. No. 2019-06]
F.
Ground cover. Ground cover shall be provided on all areas of the project to prevent soil erosion. All areas which are not covered by paving, stone, pine needles, bark mulch, or other solid material shall be protected with a vegetative growth. Ground cover shall conform to the provisions contained in Ch. 280, Landscaping.
[Amended 12-6-2012 by Ord. No. 2012-06; 10-17-2019 by Ord. No. 2019-06]
This section shall only apply to proposals that
would result in the creation of new dwelling units. It is the purpose
of this section to implement the language contained in Section 503(11)
of the MPC[1] and thereby provide needed recreation/open space to accommodate
growth.
A.
Mandatory dedication. Any proposal that would result
in the creation of one or more new dwelling units shall be required
to dedicate a minimum of 0.02 acre of park and/or open space per dwelling
unit to the Township, prior to unconditional final plan approval.
The developer may request that the Township not require the dedication
of land, and any such request shall be accompanied by an offer to
pay a fee in lieu of dedication of the land, computed in accordance
with the regulations provided herein, an offer to construct recreational
facilities and/or an offer to privately reserve land for park or recreation
purposes.
B.
Parkland and open space design requirements. In general,
parklands and open spaces provided for by this section shall involve
areas for active recreational pursuits. Accordingly, the following
design requirements shall apply:
(1)
The site shall be located and designed so that safe
and convenient access shall be provided to all existing and proposed
inhabitants. Additionally, each site shall have at least one area
available for vehicular access that is no less than 24 feet in width.
(2)
The site shall be sized and configured so as to accommodate
its intended uses. Sufficient lot width/depth dimension shall be provided
so as to accommodate, where practicable, ball fields, courts, and
other open play areas. Furthermore, should a development be proposed
at a location contiguous to an existing park, dedicated parklands
should be provided, where practicable, as an expansion of the existing
facility.
(3)
The site shall have suitable topography and soil conditions
for use and development as active play areas. No more than 25% of
the site shall be comprised of floodplains, stormwater management
facilities, and/or slopes exceeding 3%. Any unimproved site shall
be provided with a healthy and vibrant grass ground cover.
(4)
The site shall be located and designed to conveniently
access proximate public utilities (e.g., sewer, water, power, etc.).
However, no part of any overhead utility easement, nor any aboveground
protrusion of an underground utility, should be permitted in active
play areas of the site.
(5)
No part of the site shall be calculated as part of any required setback, yard, and/or open space for adjoining lots or uses as regulated by Chapter 490, Zoning.
(6)
All areas of the site containing any unique geological
feature or woodland reservation on the Official Map shall be included
within the park and open space area.
(7)
To the maximum extent feasible, the open space shall
be configured to protect important natural resources (e.g., streams,
ponds, wetlands, steep slopes, woodlands, unique geologic features,
wildlife habitats, aquifer recharge areas, etc.).
(8)
To the maximum extent feasible, the open space shall
be configured to protect important historical and/or archaeological
sites.
(9)
To the maximum extent feasible, the open space shall
be configured to integrate greenbelts throughout the development that
link residences with on-site or adjoining parks, schools, or other
similar features.
C.
The developer may request that the Board of Supervisors
permit the provision of park and recreation land other than through
public dedication of land as set forth above. The developer shall
set forth, in writing, the means by which he will fulfill this requirement
which may include the payment of a fee in lieu of dedication of all
or a portion of the amount of land required to be dedicated, construction
of recreational facilities, the private reservation of land, or any
combination of dedication, fees, construction of recreational facilities,
or private reservation.
(1)
Fee in lieu of dedication. When so requested by the
developer, the Township may accept a fee in lieu of dedication because
size, shape, location, access, topography or other physical features
render it impractical for the developer to dedicate land for recreational
areas as required by this section. Such fee in lieu of payments shall
be payable to the Township prior to issuance of the recording of each
final phase of the plan by the Township, based on each phase's percentage
of the total number of dwelling units.
(a)
If the developer proposes a fee in lieu of dedication, said fee shall be computed and paid in accordance with policies adopted by the Board of Supervisors. The amount of a fee-in-lieu payment shall be fair market value of the land required to be dedicated under Subsection B above. The developer shall provide the Township with all information necessary to determine fair market value of the land, including, but not limited to, a copy of the agreement of sale or real estate transfer tax affidavit of value if the developer is equitable owner or has purchased the land within the past two years or an appraisal of the property by an MAI appraiser acceptable to the Township. Fair market value shall be computed by dividing the total price of the tract by the number of acres within the tract and then multiplying that number by the amount of land required to be dedicated. At the option of the developer, the developer may elect to pay the per-lot or dwelling unit fee in lieu of dedication established by resolution of the Board of Supervisors.
(b)
Any developer who feels aggrieved by the price
established by the Township shall have the right to secure a second
appraisal of the property by an MAI appraiser acceptable to the Township.
The two prices shall be averaged, with the result being the amount
owed being what the developer shall be required to pay.
(c)
Fee-in-lieu funds disposition. Monies received
from developers shall be placed in a capital reserve fund. Fees received
from developers shall be administered and expended as required and
authorized by the MPC.
(2)
If the developer proposes to construct recreational
facilities, the developer shall present a sketch plan of such facilities
and an estimate of the cost of construction.
(3)
If the developer proposes the private reservation of land, the developer shall provide for the maintenance of such land through either the inclusion of such land as common elements of a condominium or the creation of a homeowners' association. Such documentation shall be recorded, shall provide that the land cannot be further developed and shall give the Township the rights to maintain the land as set forth in MPC, Article VII,[2] dealing with the maintenance of common open space in planned
residential developments. Notwithstanding the foregoing, the developer
may request that the Township approve transfer of the land to an organization
dedicated to the conservation of natural resources with deed restrictions
preventing further development acceptable to the Township Solicitor.
[2]
Editor's Note: See 53 P.S. § 10701 et seq.
[1]
Editor's Note: See 53 P.S. § 10503(11).
