Township of East Caln, PA Design Standards

Proposed streets shall conform to Township or State street and highway plans as have been prepared, adopted and/or filed as prescribed by law. (See Appendix No. 19 and No. 20.[1])

Editor's Note: The Appendix materials referred to herein are included at the end of this chapter.

Streets shall be designed with consideration to both existing and planned streets. All streets shall be arranged to conform as closely as possible to the original topography. New streets shall be connected with streets of similar function, to form continuations thereof. Local streets shall be laid out to discourage use by through traffic. Streets shall be laid out to provide convenient and safe access to the property. The rigid rectangular street pattern need not be adhered to; the use of curvilinear streets may be provided when their use will result in a more desirable layout. Where a development abuts an existing or proposed arterial or collector street, the Board may require the use of reverse frontage lots or such other treatment that will provide protection for abutting properties, reduce the number of intersections with the major street and separate the local and through traffic.

Streets shall be logically related to the topography so as to produce satisfactory drainage and suitable building sites.

Half streets or streets centered upon a boundary line of a tract to be subdivided are prohibited. All plans shall be designed to provide for the entire right-of-way and cartway widths.

When existing stub streets, temporary cul-de-sac streets or dedicated or platted areas reserved for future street usage join the tract to be developed, they shall be extended into the site and made part of the proposed street layout. Where a temporary cul-de-sac is being extended, the bulb shall be reconstructed to Township street specifications, any existing sidewalk extended through the area and the remaining areas shall be regraded and seeded.

The extension of existing streets which are presently constructed with a cartway different from current Township standards shall be provided with a transition area, the design of which is subject to Township approval.

All existing streets at the perimeter and/or through the development shall be reconstructed according to Township or PennDOT specifications:

If an existing street lies at the perimeter of the development it shall be reconstructed to the centerline of the street.

If an existing street lies through the development it shall be reconstructed to the full width of the street as required by Township or PennDOT specifications and design standards.

When the proposed development requires construction within an existing street right-of-way, such as sewer, water or stormwater lines, the Township may require construction of a new wearing course along the frontage and/or disturbed area.

(9)

If lots resulting from original subdivision are large enough to permit resubdivision or if a portion of the tract is not subdivided, adequate rights-of-way for streets and other required improvements shall be provided as necessary to permit further subdivision.

(10)

As a minimum, all new streets shall be graded to the right-of-way line. All cut and fill banks shall not exceed a maximum of 3:1 slope.

(11)

Streets shall be designed to preclude or minimize the need for guide rail. The Township may, however, require guide rail to be placed for protection on embankments when a barrier is indicated as warranted in "Design Manual Part 2 Highway Design," by PennDOT, January 1990 edition, as amended. The design and selection of guide rail shall generally be in accordance with the standards in "Design Manual Part 2 Highway Design," January 1990 edition, as amended, however, the Township shall approve all guide rail systems.

(12)

Streets that are extensions of or obviously in alignment with existing streets shall bear the names of the existing streets. Street names shall not be repeated within the Township and all street names shall be subject to the approval of the Township and the Post Office.

(13)

Street name signs shall be supplied and installed by the developer at all intersections and theft design shall be approved by the Township. All signing shall identify both intersecting streets. Regulatory signs shall be supplied and installed by the developer at all locations identified by a traffic circulation study prepared by the developer. Standard traffic signs shall be approved by the Township and shall be supplied and installed by the developer in accordance with Township regulations; PennDOT Publication 68, "Official Traffic Device," and the MUTCD, "Manual on Uniform Traffic Control Devices," FHWA.

(14)

All proposed streets shall be offered for dedication. Where a waiver of this section is granted by the Township, all private streets shall conform to the requirements of Subsection H.

Horizontal alignment.

Horizontal street alignments shall be measured along the centerline. Horizontal curves shall be used at all angle changes.

The centerline of the street cartway shall correspond with the centerline of the street right-of-way.

Plans with street locations along the perimeter of a property shall be required to show building setback lines and clear site triangles within the adjacent properties. Written permission from the effected adjacent land owner shall be provided prior to preliminary plan approval.

There shall be a tangent of at least 100 feet between reverse curves for all local and collector streets.

Horizontal curve centerline radii shall be designed in coordination with vertical geometry, subject to the approval of the Township Engineer. Generally, however, the minimum acceptable centerline radii shall be 300 feet.

When a minimum centerline radius of less than 300 feet is proposed, the street shall be superelevated. The design shall be subject to the approval of the Township Engineer.

Vertical alignment.

Vertical curves shall be used in all changes of grade.

The following minimum and maximum vertical grades shall be used:

	Maximum	Minimum
Arterial Street	State Highway Standards	1%
Collector Street	7%	1%
Local Street	8%	1%
Access Drives	8%	1%
At all intersections, 50 feet each side	4%	1%

The minimum length of vertical curve for all streets shall be 75 feet.

Notwithstanding the above minimum length of vertical curve, the actual length of vertical curve shall be based on the formula L = KA; where "L" is the minimum length of curve in feet, "K" Is the length of vertical curve per percent change in "A," and "A" is the algebraic difference in grade (in percent). Values for "K" shall be based on the following criteria:

Design Speed (miles per hour)	"K" Crest Vertical Curves	"K" Sag Vertical Curves
20	10	20
25	20	30
30	30	40
35	45	50
40	70	70
45	100	90
50	150	110
55	220	130

All sag vertical curves shall be designed to incorporate underdrains along both sides of the street. Underdrain shall be provided in accordance with PennDOT Publication 70, as amended.

Cul-de-sacs.

The centerline distance of permanent cul-de-sac streets shall be greater than 250 feet in length and shall not exceed 600 feet in length. The length of the cul-de-sac street shall be measured from the centerline intersection of the intersecting street to the center of the cul-de-sac turn-around. Permanent cul-de-sac streets must be provided with a paved turn-around with a minimum diameter of 100 feet to the outside curb and of 120 feet to the street right-of-way.

Unless future extension is clearly impractical or undesirable, the turn-around right-of-way shall be placed adjacent to the tract boundary with sufficient additional width provided along the boundary line to permit extension of the street at full width.

Temporary cul-de-sac streets shall not exceed 2,000 feet in length.

Where any adjacent stub street is not proposed for extension as through street, a cul-de-sac shall be constructed in compliance with Township standards.

Drainage of cul-de-sac streets shall preferably be toward the open end. If drainage is toward the closed end, water shall be conveyed away in an underground storm sewer or by other means approved by the Township. The minimum grade on cul-de-sacs shall be designed to ensure a minimum of 1% along the curb line to the designed low points.

Temporary cul-de-sacs shall be constructed to the same cartway width as required for permanent cul-de-sacs. Temporary easements shall be provided for the effected adjoining properties until such time that the street is extended.

On a cul-de-sac street no more than four lots may have frontage or a driveway on the circumference of the turn-around or its reverse radius.

Street intersections.

Intersections involving the junction of more than two streets are prohibited.

The centerline of streets opening onto the opposite sides of existing or proposed streets shall be directly opposite from each other. When this is physically impossible, the distance between centerlines shall be no less than 150 feet between centerlines, measured along the centerline of the street being intersected.

Intersections with arterial or collector streets shall be located not closer than 1,000 feet, measured from centerline to centerline, along the centerline of the arterial or collector street being intersected.

Right angle intersections shall be used.

The cartway edge at street intersections shall be rounded by a tangential arc with a minimum radius of 35 feet for local streets or alleys and 50 feet for intersections involving arterial and collector streets. The right-of-way radii at intersections shall be substantially concentric with the edge of the cartway. The Township may require larger radii based on the largest design vehicle using the intersection.

All streets intersecting a State highway shall be subject to the approval of PennDOT. A PennDOT highway occupancy permit will be required prior to any construction involving a PennDOT right-of-way.

There shall be provided and maintained at all intersections a clear sight triangle with a line of sight between points 100 feet from the intersection of the centerlines. Clear sight triangles shall be indicated on all plans. No building or other obstruction that would obscure the vision of a motorist shall be permitted within these areas.

Proper safe stopping sight distance shall be provided with respect to both horizontal and vertical road alignments at all intersections. Sight distance at street intersections shall be such to provide the following minimum stopping distance for a vehicle traveling on an approaching street which has no stop or signal control:

Calculation of safe stopping sight distance.

Street intersections shall be located at a point which provides optimal sight distance in both directions.

For each intersection, the available sight distance in each direction shall equal or exceed the stopping sight distance computed from the following formula:

	Where:
	SSSD = Minimum safe stopping sight distance (feet).
	V = Velocity of vehicle (miles per hour).
	t = Perception time of driver (2.5 seconds).
	f = Wet friction of pavement (0.30).
	G = percent grade of roadway divided by 100.

[3]

If the 85th percentile speed varies by more than 10 miles per hour from the speed limit, the Township may require the 85th percentile speed to be used to determine stopping distance.

[4]

Appendix No. 22[2] depicts stopping sight distance for selected speeds. The sight distances in Appendix No. 22 apply for roadway grades in whole numbers from +13% to -13% along with speeds from 15 to 60 miles per hour in increments of five miles per hour. The designer may use this table in lieu of the above formula.

Editor's Note: The Appendix materials referred to herein are included at the end of this chapter.

Measurement of sight distance.

The correct measurement of available sight distance at each proposed street intersection shall be the responsibility of the applicant.

For the purpose of measuring available sight distance, the height of the driver's eyes shall be 3.5 feet above the road surface and the height of the object shall be 3.5 feet above the road surface.

[3]

For each direction, the shortest of the following measurements shall be considered the available sight distance for that direction:

[a]

The maximum length of roadway along which a driver at the proposed street intersection can continuously see another vehicle approaching on the roadway. The driver's eyes at the proposed point of access shall be 10 feet back from the near edge of the closest travel lane in the center of the intersection land.

[b]

The maximum length of roadway along which a driver on the roadway can continuously see a vehicle which is located in his travel lane on the roadway in order to make a left turn into the proposed access or as a result of a left or right turn out of the proposed access.

[c]

The maximum length of roadway along which the driver of a vehicle intending to make a left turn into the proposed access can continuously see vehicles approaching from the other direction. This is measured from the point where the left turning vehicle stops.

[d]

Inadequate sight distance remedies. If it is impossible to achieve required safe stopping sight distance in both directions the Township may:

[i]

Prohibit left turns by entering or exiting vehicles.

[ii]

Require alteration of the horizontal or vertical geometry of the roadway or access; all such work shall be at the expense of the applicant.

[iii]

Require removal of physical obstruction from the line of sight, at the expense of the applicant.

[iv]

Require installation of a separate left turn standby lane.

[v]

Deny access to the roadway.

Future rights-of-way.

Future rights-of-way are rights-of-way reserved for future street extension into adjoining tracts. They shall be designed in conformance with the design requirements of a street and the contiguous parcels must contain proper setbacks and sight distances.

The area within the future right-of-way shall be included within the deeds to the abutting lots with an easement in favor of the Township and land owners of the land into which the future right-of-way will extend to permit the use of the future right-of-way for public street purposes should the adjoining lands be developed. Reserved rights-of-way are permitted only when they will be no longer than the depth of one lot. For lengths longer than one lot a fully constructed stub street and temporary cul-de-sac will be required.

The landowners of the lots in which the future right-of-way is included shall have the duty to maintain the area included within the future right-of-way and this duty shall be indicated in a note on the final plan and in all deeds to such lots.

(c)

The landowners of the lots in which the future right-of-way is included shall have no obligation concerning the improvement of such future right-of-way for street purposes.

Right-of-way and cartway widths.

The minimum street rights-of-way and cartway widths for new streets shall be as follows:

Street Classification		Minimum Cartway	Minimum Right-of-Way
(1)	Arterial Street (Highway)	As determined after consideration with the Township and PennDOT.
(2)	Collector Street	36 feet w/Curb	60 feet
(3)	Local Street	28 feet w/Curb	50 feet
(4)	Cul-de-sac streets:
	Cartway	In accordance with Subsection (2) or (3) above.
	Turn-around	100 feet in diameter	120 feet in diameter

Private streets. Private streets shall meet all the design standards for public streets as required by this chapter. Applications which propose a private street shall be by an agreement which shall be recorded with the Recorder of Deeds as part of the final plan. This agreement shall establish the conditions under which the street will be constructed and maintained, as well as conditions controlling an offer of dedication and stall stipulate:

That the street shall be constructed and maintained to conform to the provisions of this chapter.

The method of assessing maintenance and repair costs.

That an offer for dedication of the street shall be made only for the street as a whole.

That the owners of the abutting lots will include with any offer of dedication sufficient funds, as estimated by the Township, to restore the street to the prevailing standards.

That an agreement by the owners of 51% of the front footage thereon shall be binding on the owners of the remaining lots.

Driveways.

Driveways shall be located as to provide minimum safe stopping sight distance at intersections with streets and shall not be located within any required clear sight triangle in accordance with Subsection E. Access shall be provided to the street of lesser classification when there is more than one street classification involved. Driveways shall not interfere with the normal traffic movement or be inconsistent with the design, maintenance and drainage of the street. Driveway locations shall be delineated on all plans.

Single-family residential driveways shall have a minimum width at the street right-of-way of 10 feet and a maximum width at the street right-of-way of 20 feet. The number of driveway entrances per dwelling stall be one. The Board may grant additional driveway entrances if severe topographic conditions exist and the width of the lot exceeds 150 feet at the street right-of-way.

Common driveways which serve more than two dwelling units are prohibited. When common driveways are provided, an access and maintenance agreement shall be provided in the deeds of the lots having use of the driveway. The agreement shall be in a form acceptable to the Township Solicitor.

When a proposed driveway has access to an arterial or collector street, the Township may require the use of a turn-around area to prevent vehicles from backing onto the street.

All private driveways shall have, for a distance of 30 feet from the street right-of-way, a maximum gradient of 8%.

Access drives.

The cartway of all access drives shall be constructed in accordance with § 185-34A(9).

Access drives do not require a specific right-of-way; however, the following standards for cartway width shall apply:

	Number of Lanes	Cartway Width
	Three lanes	36 feet
	Two lanes	24 feet
	One lane	12 feet

The vertical and horizontal alignments of access drives shall conform to Subsections B and C, respectively.

Access drive intersections shall conform to the specifications for streets as stated in Subsection E.

Access drives shall be located a minimum of 10 feet from side or rear property lines.

Street lights.

Poles or standards for street lights, with underground "parkway cable" service lines shall be installed by the subdivider, when required by the Supervisors, located in the right-of-way and shall be approved by the Supervisors as to type and location along each right-of-way not more than 500 feet apart.

§ 185-34 Vehicular parking facilities, sidewalks and curbs.

Parking lots. Off-street vehicular parking facilities and loading facilities shall be provided in accordance with the Township Zoning Ordinance [Chapter 225].

Parking compound dimensions shall be no less than those listed in Appendix No. 21[1] unless provisions are made to comply with the space size reduction standards in the Township Zoning Ordinance [Chapter 225].

Editor's Note: The Appendix materials referred to herein are included at the end of this chapter.

Buffer planting, screening and interior landscaping shall be provided in accordance with applicable zoning regulations.

Off-street loading areas shall be provided in accordance with applicable zoning regulations.

No portion of a parking compound will be permitted within 10 feet of side or rear property lines or street right-of-ways.

Not less than five foot radius of curvature shall be permitted for horizontal curves in parking compounds.

All dead-end parking lots shall be designed to provide sufficient backup area for all end stalls.

Painted lines, arrows and dividers shall be provided and maintained to control parking and vehicular circulation.

Parking compounds, entrances and exits shall be illuminated in accordance with applicable zoning regulations. All lighting shall be so arranged as to reflect the light away from adjoining premises and public rights-of-way.

(9)

All parking compounds and access drives shall be paved to meet the following minimum standards:

Crushed aggregate base course with a minimum thickness of six inches, as specified in PennDOT Specifications, Form 408 and its latest revisions.

The bituminous surface shall consist of a minimum of 1 1/2 inches of ID-2 binder course and one inch ID-2 wearing course. Material shall be equal or superior to PennDOT Specifications Publication 408, as amended, and shall be applied in accordance with those same specifications.

Sidewalks.

The Township shall require installation of sidewalks along both sides of all streets, unless the street is approved as a permanent cul-de-sac. Permanent cul-de-sac streets shall be provided with sidewalk along one side of the street. Sidewalks are required to provide access to and/or within a commercial, industrial or community facility. Sidewalks which are provided as part of such nonresidential facilities shall be designed and constructed to service the projected pedestrian needs. All public areas shall be designed barrier free in accordance with applicable Federal and State standards. Appropriate details shall be provided on the plans.

Sidewalks shall be constructed of Class A cement concrete four inches thick, containing steel mesh of six by six by 14 inch gauge, upon a properly prepared subgrade. Four inches of AASHTO #57 crushed stone shall be properly compacted using a mechanical tamper. Upon the crushed stone, the sidewalks shall be constructed by pouring concrete in separate slabs 24 feet in length. The slabs shall be completely separated by 1/4 inch expansion joint and scored every four feet. A minimum three foot grass planting strip shall be provided between the street line and sidewalk. The gradient and paving of sidewalks shall be continuous across all private driveways (see Appendix No. 20[2]).

Editor's Note: The Appendix materials referred to herein are included at the end of this chapter.

Sidewalks shall be installed in subdivisions and land developments as herein specified. Sidewalks shall be located within the street right-of-way line and shall be a minimum of four feet wide except that in the vicinity of shopping centers, schools, parks, recreation areas and other community facilities they shall be a minimum of five feet wide.

Curbs.

Curbs shall be required along all proposed streets in subdivisions, and along all proposed streets, access drives and parking compounds in land developments and along all existing streets in and abutting both subdivisions and land developments. The developer shall submit the location and grade of all curbs to the Township for approval.

For all local streets with a grade of 4% or under, a curb flush with the road surface shall be installed (see Appendix No. 20[3]).

[3]

Editor's Note: The Appendix materials referred to herein are included at the end of this chapter.

For all local streets with a grade of over 4%, standard straight curb shall be installed (see Appendix No. 20).

(c)

For all collector and arterial streets, standard straight curb shall be installed (see Appendix No. 20).

Curbs shall be installed to the dimensions and construction standards of the Township or, in lieu of such standards, in accordance with the standards of PennDOT Publication 408, as amended.

§ 185-35 Blocks and lots.

General configuration. The configuration of blocks and lots shall be based upon the lot area requirements, the salient natural features, the existing manmade features and the proposed type of structure. Lot configurations should provide for flexibility in building locations while providing safe vehicular and pedestrian circulation. Lots with areas that are two or more times the minimum requirements shall, wherever feasible, be designed with configurations which allow for additional subdivision.

Residential blocks. All blocks in a residential subdivision shall have a maximum length of 2,000 feet.

Wherever practicable, blocks shall be two lot depths in width.

In blocks over 1,000 feet in length, a dedicated right-of-way shall be provided for a cross-walk at or near the middle of such blocks.

Nonresidential blocks. Blocks in nonresidential areas may vary from the requirement of Subsection B when required by the nature of the use. Adequate provisions shall be made for off-street parking, loading areas and traffic and pedestrian circulation.

Lot and parcel configuration.

Whenever practical, side lot lines shall be radial to street lines.

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.

All lots with a width of 50 feet or more shall contain an average depth not less than 1/2 nor more than 2 1/2 times their width.

Lot and parcel configuration shall conform to the Township Zoning Ordinance [Chapter 225].

All lots shall front on an approved public or private street and maintain a minimum lot width in accordance with the Zoning Ordinance [Chapter 225].

Double frontage lots are prohibited except where provided as reverse frontage lots. Reverse frontage lots are only permitted when a reduction of driveway intersections along a street with a high volume of vehicular movements is desired. All reverse frontage lots shall include an identification of the frontage for use as a road access.

All reverse frontage lots shall have a rear yard in accordance with the Township Zoning Ordinance [Chapter 225], measured at the shortest distance from the proposed dwelling unit to the street right-of-way and shall, within each rear yard and immediately adjacent to the street right-of-way, have a buffer area and planting screen at least 10 feet in width, across which there shall be no vehicular access. The buffer and planting screen shall be in accordance with applicable provisions of the Zoning Ordinance [Chapter 225].

All remnants of land (areas remaining after subdivision) shall conform to the lot area and configuration requirements.

Lot size and/or intensity. All lot sizes shall conform to the Township Zoning Ordinance [Chapter 225].

Flag lots. Flag lots shall not be created when lots can be designed to provide full frontage along street. The Board at its sole discretion may approve the plotting of a limited number of flag lots when:

The flag lot is being created to serve a homesite in the back of an existing tract of land where there is no potential of direct street access to the proposed lot.

No more than two adjoining flag lots shall be permitted.

The "flagpole" or access portion of the flag lot shall maintain a minimum width of 25 feet and shall not change direction more than once. The area of the flagpole shall not be included with the body (flag) of the lot for satisfying the Township zoning standards for minimum lot size.

The Board may attach any reasonable conditions to the creation of flag lots as it finds necessary or desirable to provide for the orderly development of land and street systems.

§ 185-36 Building setback lines and building separation.

A building setback line shall be provided along each street and private street. The area in front of the building setback line shall be preserved in accordance with the Township Zoning Ordinance [Chapter 225].

The distance to the building setback line shall be measured from the street centerline or right-of-way line as required by the Township Zoning Ordinance [Chapter 225]. Setback lines on private streets shall be the required setback as per the Township Zoning Ordinance [Chapter 225].

In the case of corner lots, the setback from each adjacent street shall apply.

All building separations and height requirements shall conform to the Township Zoning Ordinance [Chapter 225].

On any lot abutting a railroad, no dwelling shall be placed within 75 feet of any portion of the railroad right-of-way or power line.

On any lot abutting or traversed by a high voltage transmission line, no dwelling shall be placed within 75 feet of any portion of the right-of-way.

Where application for a land development plan is made for the purpose of erecting more than one principal structure on a single lot, the appropriate setback and yard requirements shall be provided for each structure as though it were on an individual lot. In each case, the Township shall require suitable provisions for utilities and access in the event of potential subdivision of the tract.

§ 185-37 Easements and right-of-ways.

Easements and right-of-ways for sanitary sewer facilities, stormwater drainage facilities, public utilities or pedestrian access shall meet the following standards:

To the fullest extent possible, easements shall be adjacent to property lines.

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. This requirement shall be noted on the final plan and shall be included in all deeds for lots which contain an easement.

Crosswalks shall have a minimum right-of-way width of 10 feet and contain sidewalk in accordance with § 185-34B of this chapter.

Utility easements shall have a minimum width of 30 feet and all utility companies are encouraged to use common easements.

Reservation of easements.

The applicant shall reserve easements where stormwater or surface water drainage facilities are existing or proposed, whether located within or beyond the boundaries of the property. Easements shall have a minimum width of 30 feet and shall be adequately designed to provide area for:

The collection and discharge of water;

The maintenance, repair and reconstruction of the drainage facilities; and

(c)

The passage of machinery for such work.

The easements shall clearly identify who has the right-of-access and responsibility of maintenance. This requirement shall be noted on the final plan and shall be included in all deeds for lots which contain an easement.

Where any petroleum or petroleum product transmission line traverses a subdivision or land development the applicant shall confer with the applicable transmission or distribution company to determine the minimum distance which shall be required between each structure and the centerline of such petroleum or petroleum product transmission line. Additionally, the Township will require, with the final plan application, a letter from the owner of the transmission line stating any conditions on the use of the tract which shall contain the above.

Where a subdivision or land development is adjacent to or traversed by a water course, drainageway, channel or stream, there shall be provided a drainage easement conforming substantially with the line of such water course, drainageway, channel or stream of such width as will be adequate to preserve the unimpeded flow from a 100 year design rainfall.

When a subdivision proposes multifamily attached dwellings, such as townhouses, the plans shall include an access easement along the front and rear property lines of all units, and side property lines of the end units, to allow all lots owners within the unit access to front and rear yards. The access easement shall have a minimum width of six feet. This requirement shall be noted on the final plan and shall be included in all deeds for lots which contain the easement.

§ 185-38 Survey monuments and markers.

Permanent concrete monuments shall be accurately placed along at least one side of each street at the beginning and end of all curves and at all angles.

Markers shall be set at the points where lot lines intersect curves and/or other property lines.

Monuments shall be of concrete, with a flat top having a minimum width or diameter of four inches and a minimum length of 30 inches. Cast-in-place or precast concrete monuments shall be marked with center punch mark in a 3/4 inch copper or brass dowel. Metallic markers shall consist of copperweld bars at least 30 inches along and not less than 3/4 inch in diameter. Alternative monumentation methods will be at the discretion of the Township Engineer. All monuments shall be inscribed with a proper inscription indicating the name of the surveyor responsible for the survey.

All monuments and markers shall be placed by a registered engineer or surveyor so that the scored or marked point shall coincide exactly with the point of intersection of the lines being monumented or marked.

All existing and proposed monuments and lot line markers shall be delineated on the final plan.

§ 185-39 Stormwater management and floodplain controls.

[Amended 7-19-2006 by Ord. No. 2006-01; 7-20-2011 by Ord. No. 2011-02; 5-21-2014 by Ord. No. 2014-01[1]]

All subdivisions or land developments shall provide for adequate stormwater management in compliance with the requirements set forth in the East Caln Township Stormwater Management Regulations of 2014, which, including all of its appendixes, shall be appended to this Subdivision and Land Development Ordinance as Appendix A and which is incorporated herein by this reference as fully as if set forth here, at length.[2]

Editor's Note: Appendix A185 is included as an attachment to this chapter.

All subdivisions and land development shall comply with floodplain requirements set forth in Chapter 225, Zoning.

[Added 7-19-2017 by Ord. No. 2017-05]

Editor’s Note: This ordinance also provided for the repeal of former Appendix 24, Rainfall Intensity-Duration-Frequency Chart; Appendix 25, providing runoff coefficients for the Rational Formula; Appendix 26, providing runoff curve numbers for the SCS Method; Appendix 27, Time of Concentration Nomograph; and Appendix 28, Best Management Practices (BMP) Design Details, which were all included as attachments to this chapter.

§ 185-40 Landscaping.

Buffer areas and screen planting. Buffer areas and screen planting shall be provided, when applicable, for all subdivision and land developments in accordance with the Township Zoning Ordinance [Chapter 225].

Existing wooded areas. Existing wooded areas shall be preserved and maintained in accordance with the Zoning Ordinance [Chapter 225] and the following standards:

At least 25% of all trees six inches in caliper (measured 12 inches above the ground) shall be undisturbed.

All trees removed shall be replaced in accordance with the Township Zoning Ordinance [Chapter 225].

All wooded areas to remain after construction shall be clearly shown on all plans in accordance with §§ 185-16D(21) and 185-17D(25) of this chapter. The plans shall delineate a buffer area a minimum of 20 feet in width or the distance of existing drip lines (whichever is greater), projecting outward from the wooded area. No disturbance within the wooded area or buffer area is permitted. The buffer area boundary shall be fenced with snow fence, construction fence or other fencing acceptable to the Township prior to the issuance of any permits or the start of any construction. It will be the responsibility of the developer to maintain the fence for the life or the project.

Street trees. Street trees shall be required along all streets, and shall be provided in accordance with the Township Zoning Ordinance [Chapter 225].

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 or other solid material shall be protected with a maintained vegetative growth.

§ 185-41 Sanitary sewage disposal and water supply.

[Amended 7-19-2006 by Ord. No. 2006-01]

Sanitary sewage disposal. Where determined as feasible and necessary by the Board, the applicant shall be required to extend and/or connect to, the public sewer system. Feasibility will be determined by the Board, and be based upon applicable standards requiting connection and/or analysis of the sewer and water feasibility study required by § 185-19 of this chapter.

When the Township, in accordance with the Pennsylvania Sewage Facilities Act, Act 537 of 1966, as amended, determines the necessity for a sewer facilities plan revision (plan revision module for land development), or supplement, the Board shall require that notice of approval from the County Health Department and/or DEP be submitted as a condition of final plan approval.

If the applicant proposes connection to the public sewer system, the sewerage installation shall be in accordance with the specifications of the Township. The Township shall establish requirements for the ownership and maintenance of such system.

If the applicant proposes to provide a community sewer system, its construction and installation shall be in accordance with applicable Township specifications and all regulations of the County Health Department and/or DEP. The applicant shall obtain all permits and approvals required by the Township, the County Health Department, and/or DEP prior to final plan approval.

Water supply.

Where determined as feasible and necessary by the Board, the applicant shall extend and/or connect to, the existing public water system. Feasibility will be determined by the Board, and be based upon applicable water provider standards requiring connection and analysis of the sewer and water feasibility study required by § 185-19 of this chapter.

If the applicant proposed extension or and/or connection to, the public water system, the locations and kind of fire hydrants shall be in accordance with the specifications of the applicable water provider which operates such water system in concert with the local fire department thread requirements. A copy of the approval of such system by the applicable water provider or the public utility shall be submitted.

If the applicant proposes extension of and/or connection to, the public water system, the final plan application shall include a statement from the applicable water provider indicating the approval of the plans for design, installation and possible financial guarantees.

If the applicant proposes extension of and/or connection to the public water system, the installation and construction shall be in accordance with the specifications of the applicable water provider. The applicable water provider shall establish requirements for the ownership and maintenance of such system.

If water is to be provided by means other than private wells owned and maintained by the individual owners of lots within the subdivision or land development, the applicant shall present evidence that the subdivision or land development is to be supplied by applicable bona fide cooperative association of lot owners or by the water provider. A copy of a certificate of public convenience or an application for such certificate, a cooperative agreement or a commitment to serve the area in question, whichever is appropriate, shall be acceptable evidence.

If the applicant proposes to provide a community water supply system, it's installation shall be in accordance with specifications and regulations of the Township, applicable water provider, County Health Department or DEP. The applicant shall obtain all permits and approvals required prior to final plan approval.

On-lot sewage disposal. On-lot sewage disposal systems shall be provided in accordance with specifications and regulations of the Township, County Health Department, or DEP.

§ 185-42 Public dedication of park and recreation land.

The Board of Supervisors has adopted a Recreation and Open Space Plan for East Caln Township. To implement this Recreation and Open Space Plan, all residential subdivisions and land developments shall be provided with park and recreation land which shall be dedicated to the Township. 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.

The land reserved for park, recreation and open space usage shall be a single lot which shall comply with applicable requirements of this chapter, the Township Zoning Ordinance [Chapter 225] and the following requirements:

The land reserved for park, recreation and open space shall conform to all standards of the Township Zoning Ordinance [Chapter 225] contained within the open space recreation regulations.

No stormwater management facilities designed to retain or detain water from other portions of the development shall be permitted on such land reserved for park, recreation and open space.

In the event that the tract contains natural features which are worthy of preservation, the developer may request that the Board permit the provision of recreational land configured in such a manner as to best preserve natural features.

The park, recreation and open space land shall be accessible to utilities such as sewer, water and power that are provided with the subdivision, and if so requested by the municipality that will accept dedication of the land, the developer shall extend such utilities to the park, recreation and open space land.

If the adjoining property has previously been developed and recreational land has been provided at the boundary of that previously developed property, the Board shall require that the recreational land required of the development shall be located adjoining the previously provided recreational land.

If the adjoining property is undeveloped land, the Board shall require that such land be provided at the property boundary of the development in order that it may be added to land provided for park and recreation purposes on the adjoining tract at such time that the adjoining property is developed.

A minimum of 0.05 acres of land shall be reserved as park or recreational land for each residential lot created in a subdivision or each dwelling unit created in a land development.

The developer may request that the Board 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.

If a fee in lieu of dedication is proposed by the developer, said fee shall be in accordance with the recommendations of the Township Recreation and Open Space Plan and the fee schedule adopted by the Board. All fees shall be held and used by the Township in accordance with the requirements of Article V of the Municipalities Planning Code.

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.

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 home owners' association which shall meet the requirements for a unit owners' association contained in the Pennsylvania Uniform Condominium Act, 68 Pa.C.S.A. § 3101 et seq. Such documentation shall be recorded, shall provide that the land cannot be further developed and shall give the Township the rights to maintain the land as set forth in Article VII of the Municipalities Planning Code dealing with the maintenance of common open space in planned residential developments. Notwithstanding the foregoing, the developer may request that the Board approve transfer of the land to an organization dedicated to the conservation of natural resources with deed restrictions preventing further development acceptable to the Township Solicitor.

The developer shall enter into an agreement with the Township setting forth the fees to be paid, the facilities to be constructed or the land to be privately reserved and the method of its maintenance. All such agreements shall be in a form satisfactory to the Township Solicitor and shall be provided prior to final plan approval.

§ 185-43 Emergency access requirements.

All subdivisions or land developments containing 50 or more dwelling units, or nonresidential buildings or buildings containing 15,000 or greater square feet of gross floor area shall be provided with at least two separate and distinct means of access to the subdivision or land development

Access may be provided through the location of two or more streets each of which intersects with an existing public street. Such streets shall meet all the requirements of this chapter concerning design and construction.

Access for a land development may be provided through two or more access drives into the land development. Such access drives shall be separated by a distance of at least 150 feet and shall comply with all requirements of this chapter and the Zoning Ordinance [Chapter 225].

If the applicant is unable to provide access to the subdivision or land development through two or more streets or more access drives, an emergency access shall be provided.

The emergency access shall be improved so that emergency vehicles may safely transverse it and shall be indicated on the plans.

The emergency access shall be acceptable to the providers of emergency services within the Township. Applicants proposing to provide emergency access shall submit evidence of such approval.

The emergency access may be located so that access to the subdivision or land development is gained from a public street at a location unsuitable for regular access with an existing public street.