The standards and requirements contained in this chapter shall apply as minimum design standards for subdivisions and/or land developments within the Township. In addition, subdivisions and/or land developments shall be designed to comply with the requirements of Chapter 340, Zoning, Chapter 270, Stormwater Management, regulations of the Authority and regulations of the PADOT, as applicable. 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 (A) transportation network; (B) sewer collection, conveyance and treatment facilities; (C) water supply and distribution facilities; and (D) stormwater management facilities, 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, including any urban growth boundary, the official map, and any regulations or plans adopted in furtherance thereof. 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.
A. 
Whenever Chapter 340, 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 have been imposed upon the grant of such special exception or conditional use by the Zoning Hearing Board or the Board of Supervisors, as applicable.
B. 
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 340, 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 have been imposed upon the grant of such variance or variances by the Zoning Hearing Board.
C. 
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 Lancaster County Planning Commission and recorded in the Office of the Recorder of Deeds in and for Lancaster County, Pennsylvania, 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.
A. 
Conformance with adopted plans. The proposed street pattern shall be properly related to existing streets, to official maps, and to such county and state road and highway plans as have been duly adopted.
(1) 
Roadway classifications. For the purposes of this chapter, the Township's existing streets shall be classified in the following categories:
Arterial Streets
Collector Streets
Local Streets
Lititz Pike
Furnace Hills Pike
Oregon Pike
U.S. Route 222
Rothsville Road
Newport Road
Brunnerville Road
West Lincoln Avenue
Clay Road
Orange Street
Lexington Road
Woodcrest Avenue
Owl Hill Road
Millport Road
Becker Road
All streets not listed as arterials or collectors
(2) 
Proposed roadway classifications. All proposed streets shall be designed and constructed in accordance with Subsection J, below.
B. 
Private streets. Private streets are prohibited unless they meet the design standards of these regulations. Applications which propose a private street shall be accompanied by an agreement which shall be submitted with the preliminary plan application and ultimately recorded with the Lancaster County 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 shall stipulate:
(1) 
That the street shall be constructed and maintained to conform to the specifications of this chapter.
(2) 
That the owners of the abutting lots will include with any future offer for dedication sufficient monies, as estimated by the Township, to restore the street to conformance with the prevailing standards.
(3) 
That an offer for dedication of the street shall be made only for the street as a whole.
(4) 
The method of assessing maintenance and repair cost.
(5) 
That an agreement by the owners of 51% of the front footage thereon shall be binding on the owners of the remaining lots.
C. 
Arterial street design. The design standards for arterial streets shall be as specified by the PADOT and based upon the projected average daily traffic and speed limit.
D. 
Arrangement. The development shall be designed to insure coordination between the proposed street system and all existing streets and intersections studied in the traffic impact study, all planned streets and intersections included on other subdivision or land development plans and all streets included in the Comprehensive Plan or any official map adopted by the Township.
(1) 
All proposed streets within the tract shall be arranged to conform as closely as possible to original topography. Proposed streets within the development shall be laid out to provide convenient and safe access to each lot and/or structure and/or parking compound proposed as part of the development of the tract. Rigid rectangular street patterns are not required and curvilinear streets may be provided when their use will result in a more desirable layout.
(2) 
The proposed street system shall be connected to the existing street system at a location which will minimize adverse effects and not place any burdens upon the functioning of the existing street system or access to other properties along the existing street system. The applicant shall install all necessary traffic control devices and shall make all necessary improvements to provide for such access which may include, but shall not be limited to, the installation of traffic signals and roadway improvements at affected intersections to regulate traffic flowing past or to and from the proposed point or points of access to the development.
(3) 
Where a development abuts an existing or proposed arterial street, the developer shall use marginal access streets, reverse frontage lots or other means to provide protection for abutting properties, reduce the number of intersections with the arterial street, and separate the local and through traffic.
E. 
Street provisions for future development. Where appropriate, areas shall be reserved for future street usage in conjunction with the development of adjacent tracts. Areas reserved for future street usage will not be required to be improved; however, these areas shall be reserved for street improvements to be provided by the developer of the adjacent tract. Wherever there exists a dedicated or platted area reserved for future street usage along the boundary of a tract being developed, the adjacent street shall be extended into the proposed project by the developer, provided this use is not adverse to the man-made or natural features of the site.
(1) 
Future rights-of-way. Future rights-of-way shall be designed in conformance with the street design requirements of this chapter and the contiguous parcels must contain proper setbacks and sight distances.
(a) 
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 landowners 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.
(b) 
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.
F. 
Half streets. Half or partial streets (less than the required right-of-way or cartway width) will not be permitted. All plans shall be designed to provide for the entire required right-of-way and cartway.
G. 
Street names. 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 the Lancaster County-Wide Communications granting its approval with all final plan applications. All street names shall conform, where applicable, to the local Township plan for street names.
(1) 
Street signs. All traffic control signs and street name signs shall be indicated on the plans and installed where identified along all new streets and intersections. The design and placement of such signs shall be in accordance with current PADOT standards and subject to approval by the Township.
H. 
Vertical alignments. Vertical street alignments shall be measured along the center line. The minimum grade of all streets shall be 0.75% and the maximum grade shall be 10%, except for collector streets which shall be a maximum 8% grade.
(1) 
Vertical curves shall be used in changes in grade exceeding 1%. The minimum lengths (in feet) of crest vertical curves shall be 20 times the algebraic difference in grade and the minimum length (in feet) of sag curves shall be 30 times the algebraic difference in grade. For example, if a 3% upgrade is followed by a 4% downgrade, the algebraic difference in grade is 7 [+3-(-4) = 7]; the minimum length of the vertical curve would then be 140 feet [20 x 7 = 140]. All cut and fill banks shall be a maximum of three-to-one slope.
(2) 
Where the approaching grade exceeds 7% on any or all streets at a four-way street intersection, or the terminating street at a three-way intersection, a leveling area shall be provided on the street(s) with such excessive grade. Such leveling area(s) shall have a maximum grade of 4% for a minimum length of 75 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 not exceed 5%.
(4) 
All new streets shall be graded to the right-of-way line.
I. 
Horizontal alignments. Horizontal street alignments shall be measured along the center line. Horizontal curves shall be used at all changes in excess of 2°. 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 for streets shall be as follows:
Street Classification
Minimum Center Line Radius
(feet)
Minimum Tangent Length Between Reverse Curves
(feet)
Privately owned streets; marginal access streets; service streets; and cul-de-sac streets serving only residential units with a maximum length of 300 feet and maximum of 8 units of occupancy
100
50
Local street
150
50
Collector street and special collector street
300
150
(1) 
Perimeter streets. Plans with street locations along the perimeter of a property shall be required to show building setback lines and clear sight triangles within the adjacent properties; permission shall be obtained from the adjacent landowner.
(2) 
Cartway alignment and construction. The center line of the street cartway shall correspond with the center line of the street right-of-way. The street cartway shall be constructed to the end of the frontage of the last lot.
J. 
New street right-of-way and cartway widths. The minimum street rights-of-way and cartway widths for new streets shall be according to Appendix 19[1] and as follows:
Street Classification
Function
Right-of-Way
Cartway
(feet)
Arterial Street
Provides for intercommunity travel, connecting population centers and carrying large volumes of traffic at speeds higher than desirable on local or special purpose streets.
Design standards shall be as specified by the PADOT and based upon the projected average daily traffic and speed limit.
PADOT Standard
Collector Street
Provides access to residential land uses with a density in excess of four dwelling units per acre, industrial land uses and/or commercial land uses and/or serves as the main entrance or circulation street in any development.
60 feet
36
Special Collector Street
Provides a main circulation street between developments and within developments and serves as a main street connection between existing or proposed local collector or arterial roadways. Access to the street shall be minimized and restricted to proposed street and access drives. Reverse frontage lots shall be utilized to eliminate driveways along the street. No on-street parking will be permitted.
50 feet
32
Local Street
Provides access to residential land uses with a density of four or fewer dwelling units per acre and/or institutional land uses with restricted parking on one side of the street.
50 feet
28
Turn-Around of Cul-De-Sac
Permanent
100 feet diameter
80
Temporary
50 feet diameter
50
Density bonuses and off-street parking modifications are provided for the utilization of this street classification in the R-2 Zone and cluster development as defined in Chapter 340, Zoning.
(1) 
Street improvements.
(a) 
All street paving must conform to the following specifications, with the exception that the specifications for a street to be dedicated to the Township shall conform to the specifications contained in Chapter 277, Streets and Sidewalks, of the Code, should such chapter have more stringent specifications. Where another standard applies, the plan shall note that the street will be paved to such standard.
(b) 
The base for local streets and special purpose streets which serve only local, residential traffic shall consist of crushed aggregate of a type specified in the latest edition of the PADOT Manual Form 408 rolled to a minimum thickness of eight inches. The base for all other streets, including but not limited to arterial streets and collector and special collector streets, shall consist of crushed aggregate of a type specified in the latest edition of the PADOT Manual Form 408 rolled to a minimum thickness of six inches. No base shall be covered until it is inspected and given final written approval by the Board of Supervisors or its designated representative.
(c) 
The paved surface for local streets and special purpose streets which serve only local, residential traffic shall consist of hot-mixed, hot-laid materials in two courses, the lower of which (binder course) shall be a bituminous surface (ID-2A) rolled down to two inches in thickness, and the upper of which (wearing course) shall be a bituminous surface (ID-2A) rolled down to 1 1/2 inch in thickness. The paved surface for all other streets including, but not limited to, arterial streets and special collector and collector streets, shall consist of hot-mixed, hot-laid materials in two courses, the lower of which (binder course) shall be a bituminous concrete base course surface rolled down to four inches in thickness, and the upper of which (wearing course) shall be a bituminous surface (ID-2A) rolled down to 1 1/2 inch in thickness. All finished streets must maintain a 1/4 inch per foot crown for each lane of travel except on superelevations and shall conform with the horizontal and vertical alignment of the plan as approved.
(d) 
All work procedures for the paving of streets shall conform to the requirements of the latest edition of the PADOT Manual Form 408.
(e) 
Wherever street improvements occur along or adjacent to a project site and result in a widened cartway width, a paved transition area shall be provided. The minimum length (in feet) of the transition area shall be calculated based on the offset distance from the edge of the existing cartway to the edge of the widened cartway times 15. For example, if the existing lane width is 10 feet and the proposed lane width is 14 feet, the paved transition would be 60 feet ((14-10) x 15 = 60). The pavement section for all transition areas shall be the same as that required for any street widening.
(2) 
Extension of existing streets. 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.
(3) 
Improvement of existing streets and intersections. Where a subdivision or land development abuts an existing Township and/or state street or will have a traffic impact on an existing Township and/or state street or intersection as indicated by the traffic impact study performed under § 285-14 of this chapter, the developer shall make the following improvements:
(a) 
Where the subdivision or land development abuts an existing Township or state street, the developer shall dedicate additional right-of-way to the Township or state, as applicable, to the extent necessary to increase the right-of-way width of the existing street to create a right-of-way width which is equivalent to the right-of-way width for new streets of the same classification established by this Subsection J of this section. The developer shall improve the existing street to the cartway width established for new streets of the same classification set forth in this Subsection J. A developer shall install curbs in conformance with § 285-28C, sidewalks in conformance with § 285-28B, pavement widening in accordance with this Subsection J, stormwater management facilities in conformance with Chapter 270, Stormwater Management, and all other necessary or appropriate improvements. Notwithstanding the foregoing, the developer shall also improve state streets in accordance with the requirements of the PADOT and any conditions which the PADOT may impose upon its granting of a highway occupancy permit.
(b) 
Where the subdivision or land development is situated only on one side of an existing street, the developer shall improve the side of the street abutting the subdivision or land development and, if the traffic impact study demonstrates that improvement of the entire cartway width is necessary for adequate, safe and convenient access to the proposed subdivision or land development, shall improve both sides of the street. If the Township requires the developer to improve only the side of the street abutting the subdivision or land development, the developer shall, in addition to all other required improvements, install 1 1/2 inches of ID-2A pavement overlay from the center line of the existing cartway to the limits of the improved cartway width.
(c) 
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: (a) 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; (b) to accommodate the traffic due to the proposed development; (c) to provide for a level of service and delay for the design year, or years for phased 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 (d) to 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 all such indicated 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 PADOT permits and/or approvals to install the necessary street widening and/or traffic signals or traffic control devices. If the traffic impact study recommends installation of traffic signals or traffic signal modifications, the developer shall prepare all studies and submit all necessary applications to enable the installation of the traffic signal or modifications and shall install the traffic signal or modifications at their 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 PADOT regulations and shall pay all costs associated with the preparation and enactment of an ordinance to establish such regulations.
(d) 
The developer shall bear all costs and expenses in connection with the improvements required by this Subsection J(3). 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 the PADOT or any other governmental agency.
(e) 
When the Township determines that the required improvements are not feasible at the present time, the developer shall deposit funds with the Township in the amount of 110% of the cost of the improvements computed in accordance with the provisions of § 509 of the Municipalities Planning Code. Such funds shall be maintained by the Township in a general account to be used for traffic improvements. The developer may request a modification to reduce the amount of funds to be deposited with the Township under this provision. In order to warrant the granting of such modification, the developer shall make application to the Township in accordance with § 285-51, Waivers. The developer shall establish the particular circumstances which are applicable to the development and shall demonstrate good cause for such modification. The Township Engineer shall make a recommendation to the Township Planning Commission and Board of Supervisors whether or not and to what extent such requested modification should be granted.
(4) 
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:
(a) 
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 it can be demonstrated that adjacent traffic signals can operate sufficiently at lesser distances.
(b) 
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 PADOT standards and regulations. All modifications required to meet these regulations will be the responsibility of the developer.
(c) 
The developer shall demonstrate by using the latest PADOT standards and regulations that the proposed use will not create traffic patterns and movements which will jeopardize the traveling public.
[1] 
Stacking of sufficient length shall be provided 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.
[2] 
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.
[3] 
Acceleration, deceleration and turning lanes shall be of sufficient lengths to accomplish their intended use.
(d) 
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 PADOT 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 PADOT 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.
(e) 
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 from 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.
(f) 
Where new intersections are being established to serve as access to the proposed development, these intersections must be designed to at least operate at Level of Service C or better.
(g) 
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 PADOT's Publication 201. A left turn lane shall be provided and an analysis shall be completed to determine the type of signal phasing required.
(h) 
Emergency traffic signal preemption shall be addressed and provided as required.
(i) 
Additional left and right turning lanes shall be provided to address the existing roadway site conditions and access to the proposed development.
(j) 
An agreement between the Township and developer shall be provided with regard to operating expenses and maintenance of proposed traffic signals.
(k) 
Additional through lanes and lane transitions of sufficient length shall be provided to allow smooth traffic flow to existing traffic lanes thus minimizing congestion, delays and or blockage of through 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.
(l) 
Sidewalks shall be provided along the property frontage and within the development.
(5) 
Street construction specifications.
(a) 
Streets must be surfaced to the grades and dimensions drawn on plans, profiles, and cross-sections submitted by the developer and approved by the Township. Before paving the street surface, the developer must install required utilities and provide subsurface drainage for the streets in accordance with Chapter 270, Stormwater Management.
(b) 
The construction of all streets shall comply with current Township standards and specifications as provided in Appendix 19[2] of this chapter and based on the construction standards in PADOT, Form 408.
[2]
Editor's Note: Appendix 19 is located at the end of this chapter.
(c) 
The Township shall decide if a collector or arterial street is required as direct result of the construction of the development, in which case the developer is responsible for paving the additional width required for such streets.
[1]
Editor's Note: Appendix 19 is located at the end of this chapter.
K. 
Street intersections.
(1) 
Multiple intersections involving the junction of more than two streets are prohibited.
(2) 
The distance between the center line of streets opening onto the opposite sides of existing or proposed streets shall be no less than 150 feet between center lines, measured along the center line of the street being intersected.
(3) 
The distance between the center line of streets intersecting a collector or local street shall be no less than 300 feet measured along the center line of the street being intersected.
(4) 
Intersections with arterial streets shall be located not closer than 1,000 feet, measured from center line to center line, along the center line of the arterial street being intersected.
(5) 
Right angle intersections shall be used whenever possible. No street shall intersect another at an angle of less than 75°.
(6) 
The cartway edge at street intersections shall be rounded by tangential arc with a minimum radius of 20 feet for local streets and 30 feet for intersections involving major streets. The right-of-way radii at intersections shall be substantially concentric with the edge of the cartway.
(7) 
Where appropriate, the Board of Supervisors may require additional traffic lanes to facilitate turning movements at existing or proposed street intersections within or bordering the site. These additional lanes, including acceleration/deceleration lanes and lane transition areas, shall be provided in accordance with the latest PADOT standards and regulations.
(8) 
Where curbs and sidewalks are required or provided, clearly marked crosswalks shall be provided at all intersections. Crosswalks may also be required by the Board of Supervisors at other locations to promote the convenience and safety of pedestrian traffic. The design of crosswalks and the materials used shall be consistent with the PADOT 408 Specifications.
L. 
Sight distance at street intersections.
(1) 
Proper sight distance shall be provided with respect to both horizontal and vertical road alignments at all intersections. The sight distance shall be measured from a line 15 feet back from the edge of the cartway of the intersected street perpendicular to the center line of the intersecting street. The sight distance shall be determined by the design speed of the road and the grade of the intersected street in accordance with Appendix 20 or by using the formula: D = [1.47Vt+ (V2/30(F+G))] where D = distance, V = speed of the oncoming vehicle in mph, t = the reaction time of the driver, F = the coefficient of friction on the vehicle, and G = grade of the intersected street. The driver's eye height shall be 3.5 feet above the proposed access surface and roadway surface and the vehicle's height shall be 4.25 feet above the access surface and highway pavement surface.
[Amended 3-18-2015 by Ord. No. 270]
(2) 
There shall be provided and maintained at all intersections a safe stopping distance easement or dedicated right-of-way which shall include the area on each street corner that is bounded by a line of sight triangle between points from the intersection of the street center lines for the distance shown in Appendix 21.[3] Safe stopping sight easements shall be indicated on all plans, and a note shall be provided on the plans which states that no structures, landscaping or grading may be constructed, installed or performed within the area of the safe stopping distance easement which would obscure the vision of motorists. Deeds to lots which contain safe stopping distance easement shall provide that no structure, landscaping or grading shall be erected, installed or performed within the area of the safe stopping distance easement which will obscure the vision of motorists.
[Amended 3-18-2015 by Ord. No. 270]
[3]
Editor's Note: Appendix 21 is included as an attachment to this chapter.
(3) 
All streets intersecting a state route shall be subject to the approval of the PADOT. The minimum sight distance requirements for such intersections shall be provided based on current PADOT standards and regulations.
(4) 
Lot access.
(a) 
The Board of Supervisors may disapprove any point of ingress or egress to any lot, tract, parcel or development from any Township road when the proposed ingress or egress would create unsafe conditions, or result in substandard circulation and impaired vehicle movement.
(b) 
The Board of Supervisors may require the applicant to provide ingress and egress to a particular lot or tract through the remainder of the property or other properties over which the applicant has control.
(c) 
In recommending approval of ingress or egress from any state road or highway, the Board of Supervisors can only recommend those access points that are not in conflict with safety standards of the PADOT. A highway occupancy permit is required for each access point onto a state road or highway.
M. 
Cul-de-sac streets. A cul-de-sac will not be approved when a through street is more advantageous. Permanent cul-de-sac streets shall not exceed a center line distance of 600 feet in length, nor be less than 250 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 cul-de-sac streets shall not exceed 800 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. Any street which is terminated for access to an adjoining property shall be provided with an all weather turnaround meeting the permanent cul-de-sac specifications. Streets which are terminated because of authorized stage development shall be provided with a temporary all weather turnaround. The use of such turnaround shall be maintained and provided for until such time as the street is extended. The construction of that portion of a street extending from any temporary cul-de-sac, within a phased development, to an additional planned access point to the subdivision or land development shall be guaranteed until actual construction of the street is completed. All cul-de-sac streets, whether permanently or temporarily designed, shall be provided at the closed end with a fully paved turnaround to the specifications stated in Subsection J of this section.
N. 
Future access strips. Future access strips are rights-of-way reserved for future street improvements. They shall be designed in conformance with the design requirements of a street, and the contiguous parcels must contain proper setbacks and sight distances.
O. 
Service streets (alleys). Service streets are permitted only where required to provide direct driveway access to major streets. Additional use of service streets may be permitted via the waiver process, provided that the applicant produces evidence satisfactory for the need, and provided these are not the primary means of access.
(1) 
Where permitted, service streets shall have a minimum paved width of 20 feet; however, where service streets serve parcels on only one side, the Commission may permit a paved surface of not less than 12 feet.
(2) 
No part of any dwelling, garage or other structure shall be located within 16 feet of the center line of a service street.
(3) 
Dead end service streets should be avoided, but where this proves impossible, dead end service streets shall be terminated with a paved, circular turnaround with a minimum radius to the outer pavement edge of 40 feet.
(4) 
Service street intersections shall be designed in accordance with Subsections K and L of this section.
(5) 
Driveways. Driveways shall provide access to single-family dwellings in accordance with the following:
(a) 
Driveways shall be so located as to provide reasonable sight distances at intersections with streets and be protected with the required clear sight triangle in accordance with Subsection L(1), above.
(b) 
All lot configurations and land development designs shall provide for driveways which are not less than 40 feet from the edge of the right-of-way of any street intersection, not less than five feet of a fire hydrant, or not less than three feet of adjoining lot lines except for shared driveways.
(c) 
Access shall be provided to the street of lesser classification when there is more than one street classification involved.
(d) 
Driveways shall be paved with bituminous concrete or an equivalent dust-free stabilized material from the edge of the street cartway to the right-of-way line for the lot and be provided in a manner which will not interfere with the normal traffic movement or be inconsistent with the design, maintenance and drainage of the street.
(e) 
Driveway location shall be delineated on all land development plans; however, subdivision plans may delineate locations or include a notice of conformity to this specification.
(f) 
Driveways shall have a minimum width of 10 feet for single-family dwellings and 16 feet for shared driveways; however, in any case, the maximum width shall not exceed 24 feet.
(g) 
Driveway profiles shall conform to the slope guidelines in accordance with Appendix 22.[4]
[4]
Editor's Note: Appendix 22 is located at the end of this chapter.
(h) 
Any driveway intersecting with a state owned road shall require the obtainment of a driveway permit from the PADOT.
(i) 
Shared driveways may be required to minimize access points along existing and proposed roadways and access drives.
(j) 
Joint use and maintenance responsibility shall be clearly defined on the deeds for individual lots utilizing shared driveways. These deeds and/or agreements shall be provided to the Township for review before they are recorded.
P. 
Access drives. Access drives shall have the following characteristics: (1) a property which utilizes access drives shall maintain frontage along a public or private street; (2) an application that proposes access drives shall be accompanied by an agreement which shall be recorded with the final plan and which shall establish the conditions under which the access drives will be maintained. A profile of the proposed access drive shall be submitted; however, recording of the profiles is not required; (3) the final plan, for recordation with the Lancaster County Recorder of Deeds, shall include a plan note which identifies: (a) the specific access drives; (b) the recorded maintenance agreement; and, (c) a notification that the access drives do not qualify for dedication to the Township and that the Township will not assume any responsibility for their maintenance.
(1) 
The cartway of all access drives shall be constructed with a minimum six-inch crushed aggregate base course and a 2 1/2 inch surface course of materials specified in the latest edition of the PADOT Manual 408 or another dust-free material suitable to the Board of Supervisors. Additionally, all work procedures shall conform to the latest edition of the PADOT Manual 408.
(2) 
Access drives do not require a specific right-of-way; however, the following standards for cartway width shall apply.
Function
Cartway Width
(feet)
Two lanes of traffic with on-street parking
36
Two lanes of traffic without on-street parking
24
One lane of traffic with one lane of on-street parking
20
One lane of traffic without on-street parking
12
NOTES:
*
Off-street parking compounds must be provided in accordance with § 285-28 of this chapter and the prohibition of on-street parking must be identified along the cartway.
**
The one-way direction of traffic must be identified along the cartway.
(3) 
No part of any structure shall be located within 30 feet from the cartway edge of an access drive.
(4) 
The vertical and horizontal alignments of access drives shall conform to the specifications for local streets as stated in Subsections H and I, respectively.
(5) 
Access drive intersections shall conform to the specifications for local streets as stated in Subsections K and L.
(6) 
Access drives which form a cul-de-sac shall not exceed 1,600 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. The turnaround shall be designed in accordance with one of the following methods:
(a) 
An eighty-foot paved diameter.
(b) 
T-shaped turnaround with a twelve-foot width and the flared portions rounded by minimum radii of 20 feet.
(7) 
Access drives shall be located as to provide reasonable sight distances at intersections with streets and shall be protected with the required clear sight triangle in accordance with Subsection L(1), above.
(8) 
Any access drive intersecting with a state owned road shall require the obtainment of a PADOT driveway permit.
Q. 
Emergency access requirements. All subdivisions or land developments containing 50 or more dwelling units or nonresidential buildings containing 20,000 or greater square feet of gross floor area shall be provided with at least two separate and distinct means of access for the subdivision or land development.
(1) 
Access may be provided through the location of two or more public or private streets, each of which intersects with an existing public street. Such public or private streets shall meet all the requirements of this chapter concerning design and construction.
(2) 
Access for a land development may be provided through two or more driveways into the land development. Such driveways shall be separated by a distance of at least 150 feet and shall comply with all requirements of this chapter.
(3) 
If the applicant is unable to provide access to the subdivision or land development through two or more public or private streets, each of which intersects with an existing public street, or two or more driveways which intersect with one or more existing public streets, an emergency access shall be provided.
(a) 
The emergency access shall be improved so that emergency vehicles may safely transverse it and shall be indicated on the plans.
(b) 
The emergency access shall be accessible to the providers of emergency services within the Township. Applicants proposing to provide emergency access shall submit evidence of such approval.
(c) 
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.
(d) 
The emergency access may be located so that access is gained from an adjacent tract. For example, a subdivision or land development adjoining a parking lot of another use may provide emergency access through a point with a break chain. Applicants with plans indicating emergency access through an adjoining private tract shall provide evidence that the adjoining property owner has consented to such emergency access location.
A. 
Parking areas. Off-street vehicular parking facilities shall be provided in accordance with the regulations set forth in Chapter 340, Zoning, which regulations are incorporated herein by reference. Vehicular parking facilities for land uses other than detached single-family residences shall be designed in accordance with the following provisions:
(1) 
Parking facilities shall not be permitted within 10 feet of a side or rear property line unless formal arrangements, satisfactory to the Township, have been made for the establishment of a common parking facility.
(2) 
Parking spaces shall be guarded by curbs or other protective devices, which are arranged so that parked cars cannot project into the streets, yards or walkways.
(3) 
Interior drives between rows of parking spaces shall have the minimum widths indicated in the following table:
Minimum Width
(feet)
Angle of Parking
One-Way Traffic
Two-Way Traffic
90°
25
25
60°
20
22
45°
18
22
30°
11
22
Parallel
11
22
(a) 
Interior drives in areas where there is no parking permitted shall be at least 11 feet wide for each lane of traffic.
(b) 
The following lists required minimum space sizes in feet: Standard car spaces: Parallel-23 by eight; Nonparallel-19 by nine.
(c) 
Reference Appendix 23[1] for parking lot configuration guidelines.
[1]
Editor's Note: Appendix 23 is located at the end of this chapter.
(4) 
Not less than a four-foot radius of curvature shall be permitted for horizontal curves in parking areas.
(5) 
All dead end parking lots shall be designed to provide sufficient backup area for all end stalls.
(6) 
All parking lots shall be adequately marked and maintained for the purpose of defining parking spaces and interior drives. As a minimum, the lines of all parking spaces and interior drives (including directional arrows, etc.) shall be solid white and four inches in width. Painted lines, arrows and dividers shall be provided and maintained to control parking, when necessary to direct vehicular circulation. Parking areas for over 30 vehicles shall be divided by permanent raised curbing that clearly defines parking spaces from designated access lanes.
(7) 
Parking areas, main entrances, exits, streets and pedestrian areas shall be provided with lights such that the areas are illuminated to the standards as indicated in Appendix 24.[2]
[2]
Editor's Note: Appendix 24 is located at the end of this chapter.
(8) 
All parking areas shall provide for sufficient handicapped accessibility in the design of sidewalks, ramps, curbs and related facilities including the number of specific handicapped parking spaces in accordance with applicable federal, state or local regulations.
(9) 
All parking lots shall be constructed and maintained with a paved surface of concrete or bituminous materials, or another dust-free surface, approved by the Board of Supervisors.
(10) 
Every parking lot shall be connected to a street by means of an access drive. This access drive shall be at least 12 feet wide for each travel lane.
(11) 
Parking lots shall be provided with adequate facilities to collect and convey stormwater in accordance with Chapter 270, Stormwater Management.
(12) 
Buffer planting shall be provided where parking compounds are adjacent to residential properties. The buffer planting area shall be at least 15 feet wide. Buffer planting shall be installed in accordance with § 285-34A of this chapter.
(13) 
Speed bumps.
(a) 
Speed bumps, constructed as part of access drives or parking lots, shall be marked with permanent, yellow diagonal stripes.
(b) 
The speed bumps shall be in the form of mounds or depressions in the pavement and shall be designed to restrain motor vehicle speed.
(c) 
There shall be a warning sign posted at each entrance to a parking area having speed bumps.
(d) 
In no case shall the overall height (or depth) of speed bumps exceed three inches.
B. 
Sidewalks. Sidewalks shall be provided in accordance with the following specifications, with the exception that the specifications for sidewalks to be located within a public street right-of-way will be superseded by any other Township ordinance, resolution, or regulation adopted prior to the preliminary plan submission date and containing different specific standards. Where another Township standard applies, the plan shall note that the sidewalk will be provided to such standard.
(1) 
Sidewalks shall be provided in all projects with an average density in excess of two dwelling units per acre. Additionally, sidewalks shall be required in the following circumstances:
(a) 
To continue existing sidewalk systems to the terminus of a service area or block.
(b) 
To provide access to vehicular parking compounds.
(c) 
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. Where unusual or particular conditions prevail with respect to prospective traffic and/or safety of pedestrians, the Township may require specific standards of improvement.
(d) 
Whenever curbs are required in accordance with § 285-28C(1).
(2) 
Sidewalks shall be designed and constructed in accordance with the following standards:
(a) 
Sidewalks which are provided as part of a residential subdivision plan shall be located along the side(s) of the street upon which lots front. These sidewalks shall be constructed in accordance with the specifications incorporated in Appendix 2[3] and shall be located within the street right-of-way.
[3]
Editor's Note: Appendix 2 is located at the end of this chapter.
(b) 
Sidewalks which are provided as part of a residential land development plan shall be located along the existing street frontage of the tract, along one side of proposed streets and/or access drives through the project, and adjacent to vehicular parking compounds. These sidewalk locations may be varied if, in the judgment of the Township, the proposed alternate system meets the projected need for pedestrian circulation. Sidewalks located adjacent to public streets shall be constructed in accordance with the specifications incorporated in Appendix 2[4] and shall be located within the street right-of-way line as shown in Appendices 19 and 19A.[5] Sidewalks located adjacent to driveways; access drives and parking compounds may be constructed of any material acceptable to the developer. Such sidewalks need not be located at any prescribed setback, however, the sidewalk area must be physically divided from the driveway or parking areas (e.g., curb, grass strip).
[4]
Editor's Note: Appendix 2 is located at the end of this chapter.
[5]
Editor's Note: Appendices 19 and 19A are located at the end of this chapter.
(c) 
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 width of 10 feet and a walkway width of four feet. This walkway shall be improved to the standards assigned by the authority which accepts the easements.
(d) 
All sidewalks shall provide for sufficient handicapped accessibility in the design of sidewalks, ramps, curbs and related facilities in accordance with applicable federal, state or local regulations.
C. 
Curbs.
(1) 
Curbs shall be provided on all new streets in subdivisions, along all existing streets abutting a subdivision or land development, and along all new parking compounds in land developments. Notwithstanding the foregoing, curbs shall not be required within the Agricultural, Rural Estate, Conservation or Quarry Zones as identified as part of Chapter 340, Zoning. Additionally, curbs shall be required to continue existing curb systems to the terminus of a service area, blocks or developments regardless of the zoning district changes within a development.
(2) 
All curbs shall be vertical or straight curb and shall be constructed in accordance with the specifications incorporated in Appendix 1.[6]
[6]
Editor's Note: Appendix 1 is located at the end of this chapter.
(3) 
Slant curbs may be utilized in projects when the average density of the proposed development exceeds four dwelling units per acre. All slant curb shall be constructed in accordance with the specifications incorporated in Appendix 1.
A. 
The configuration of blocks and lots shall be based upon the lot area requirements, the salient natural features, the existing man-made 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.
B. 
Residential blocks. All blocks in a residential subdivision shall have a maximum length of 1,600 feet.
C. 
Nonresidential blocks. Blocks in nonresidential areas may vary from the requirement of Subsection B, above, when required by the nature of the use. Adequate provisions shall be made for off-street parking, loading areas and traffic circulation.
D. 
Lot and parcel configuration. Lot and parcel configuration shall conform to Chapter 340, Zoning, and the following requirements:
(1) 
Whenever practical, side lot lines shall be radial with or perpendicular 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 standard of both municipalities shall apply.
(3) 
All lots shall contain an average depth of not more than three times their width.
(4) 
All lots shall front on a street and maintain a minimum lot frontage of 2/3 the width of the lot at the building setback line. This requirement will not apply to flag lots as permitted by Chapter 340, Zoning.
(5) 
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.
(6) 
All residential reverse frontage lots shall have a rear yard with a minimum depth of 75 feet 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 planted buffer easement of at least 10 feet in width, across which there shall be no vehicular access. (See § 285-34A, Buffer planting.)
(7) 
All remnants of land (areas remaining after subdivision) shall conform to the lot area and configuration requirements.
E. 
Lot size and/or intensity. Lot areas, number of units of occupancy and intensity of development shall be provided in accordance with the regulations set forth in Chapter 340, Zoning, subject to the provisions of § 508(4) of the Municipalities Planning Code.
Building setback lines and building separations shall be provided in accordance with the regulations set forth in Chapter 340, Zoning, subject to the provisions of § 508(4) of the Municipalities Planning Code.
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 put or maintained within the area of an easement that may adversely affect the function of the easement or conflict with the purpose or arrangement of the easement. This requirement shall be noted on the final plan and shall be included in all deeds for any lot which contains an easement.
C. 
Pedestrian easements shall have a minimum width of 10 feet.
D. 
Utility easements shall have a minimum width of 20 feet, and all utility companies are encouraged to use common easements.
E. 
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 20 feet and shall be adequately designed to provide area for: (1) the collection and discharge of water; (2) the maintenance, repair and reconstruction of the drainage facilities; and (3) the passage of machinery for such work. The easements shall clearly identify who has the right-of-access and responsibility for maintenance. At the option of the Township the developer shall dedicate such drainage easements and/or drainage facilities to the public use.
F. 
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 center line 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 and the right-of-way width, or a copy of the recorded agreement which shall contain the above data.
A. 
Permanent stone or 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.
B. 
Markers shall be set at all points where lot lines intersect curves and/or other property lines.
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 3/4 inch copper or brass dowel, stone or precast monuments shall be marked on the top with a proper inscription and a drill hole. Markers shall consist of iron pipes or steel bars at least 30 inches long and not less than 3/4 inch in diameter.
D. 
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.
E. 
All existing and proposed monuments and lot line markers shall be delineated on the final plan.
A. 
Stormwater management, erosion and sedimentation and floodplain control. All stormwater management facilities including, but not limited to, stormwater carrying structures, erosion control measures, debris or sediment basins and retention and detention structures shall be designed in accordance with Chapter 270, Stormwater Management. This information may be provided on a sheet with other data, if legible, or in separate sheets and need not necessarily be recorded with the final plan. In the case of any dispute in methodology used in the design of any stormwater management plan and/or in the presentation of such information, the Board of Supervisors shall make the final determination on design criteria, methodology and form of presentation.
B. 
Floodplain. Floodplain areas shall be established by the provisions of Chapter 340, Zoning.
(1) 
Whenever a floodplain corridor is located within or along a proposed land development, the plan shall include the location of the floodplain corridor with a plan note that: (1) the floodway shall be kept free of structures, fill and other encroachments; and, (2) any structures located within the floodway fringe shall be flood-proofed to the limits of the floodplain corridor.
(2) 
Any plans for the alteration of a watercourse shall be incorporated into the design plans and subject to approval by the Township.
(3) 
The inclusion of floodplain lands within lots in order to meet minimum lot area and/or yard requirements is allowed provided the floodway area is excluded in the minimum lot area calculations. Additionally, the floodplain and/or floodway area shall be identified by elevation or by approximate distance from the center line of the stream channel. Floodplain and floodway lines need not be identified by distances and bearings.
(4) 
Development within the flood fringe areas for a one-hundred-year floodplain as defined by this chapter shall be accompanied with an evacuation plan. Additionally, this evacuation plan shall be filed with the appropriate disaster preparedness authorities, if any. Such evacuation plan shall indicate alternative vehicular access and escape routes.
A. 
Buffer planting.
(1) 
Buffer planting shall be provided along the rear of reverse frontage lots. Parking and building are prohibited within the buffer area.
(2) 
The use of the buffer area for accessways shall be limited. Buffer areas shall include a suitable and uninterrupted evergreen planting of sufficient height and density to give maximum screening. Such screening shall be permanently maintained and replaced where necessary to present an attractive appearance. Existing tree, evergreen and wooded areas shall be utilized in providing a buffer area if the screening density can be proven to be equal to or better than the requirements of § 340-37, Screening and landscaping requirements, of Chapter 340, Zoning. It is recommended that a landscape architect registered by the Commonwealth of Pennsylvania be utilized to insure the proper use, arrangement and selection of existing and proposed plant material and to provide an aesthetically pleasing effect.
B. 
Existing wooded areas. Existing wooded areas shall be protected to prevent unnecessary destruction. At least 15% of the number of trees (minimum trunk caliper of five inches at six inches above ground) that exist at the time of plan submission shall be maintained or replaced immediately following construction. Replacement trees shall be a minimum trunk caliper of two inches at a height of six inches above finished grade and located within unbuildable sections of the site (e.g., floodplain, steep slope and setback areas).
C. 
Street trees. Street trees shall be required to be provided by the applicant when any new street construction is proposed and in accordance with the following standards:
(1) 
The trees shall be nursery grown in a climate similar to that of the locality of the project. Varieties of trees shall be subject to the approval of the authority which accepts ownership of the street.
(2) 
All trees shall have a normal habit of growth and shall be sound, healthy, and vigorous; they shall be free from disease, insects, insect eggs and larvae.
(3) 
The trunk diameter, measured at a height of six inches above finished grade, shall be a minimum of two inches.
(4) 
Trees shall be planted between the street right-of-way line and the building setback line except where the Township has authorized placement of trees within the street right-of-way. The tree growth shall not interfere with the street cartway, sidewalk or utility line.
(5) 
All planting shall be performed in conformance with good nursery and landscape practice and to the standards established by the authority which accepts ownership of the plantings.
(6) 
Requirements for the measurements, branching, grading, quality, balling and the burlapping of trees shall follow the code of standards recommended by the American Association of Nurserymen, Inc., in the American Standard for Nursery Stock, ANSIZ60, 1-1973, as amended.
(7) 
One street tree shall be provided for each building containing two or fewer dwelling units and two trees for buildings containing three or more dwelling units.
(8) 
A minimum of one street tree shall be provided for each residential lot, and spaced not fewer than 40 feet nor more than 60 feet apart along the entire length of each existing or proposed street. In commercial and industrial zoning districts, street trees shall be provided and spaced not fewer than 40 feet nor more than 60 feet apart along each street frontage.
(9) 
Proposed street tree locations shall be identified on a plan to be provided to the Township and approved by the Board of Supervisors.
(10) 
Street trees may be one of the following species:
[Amended 3-18-2015 by Ord. No. 270]
*Acer freemanii
Armstrong Maple
*#Acer rubrum cultivars
Red Maple
*#Acer saccharum
Sugar Maple
Cornus rutcan
Constellation Dogwood Hybrid
#Crataegus crus-galli var. inermis
Thornless Cockspur Hawthorn
*#Gymnocladus dioicus
Kentucky Coffeetree
Malus centzam
Centurion Crabapple
*#Nyssa sylvatica
Black Gem
#Ostrya virginiana
Hop Hornbeam
*#Quercus bicolor
Bicolor Swamp White Oak
*#Quercus rubra
Red Oak
*#Taxodium distichum
Baldcypress
*Ulmus parvifolia
Lacebark Elm
*Zelkova serrata
Japanese Zelkova
*
Do not plant under electric lines.
#
Native species
D. 
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 vegetative growth.
E. 
Grading and excavation. If a preliminary plan was required and contours identified, then, for all subdivisions and land developments which propose or will result in earth moving operations, a grading plan shall be provided. Such plan will identify the limits of grading and excavation by including existing/proposed contours, finished grades, ground floor elevations, direction of stormwater flows and any other relevant information deemed necessary to enable construction. This requirement will not be required for those plans which involve only the transfer of land with no proposed earth moving activities. Deviations from the grading depicted on the approved plans may be permitted during construction as authorized by the Township to allow some flexibility so long as positive drainage is maintained in accordance with the approved plan concept.
F. 
Native and invasive planting.
[Added 3-18-2015 by Ord. No. 270]
(1) 
Native plant materials shall be incorporated in all designs. Not less than 80% of all trees, shrubs, and other plant materials to be installed shall be from the list of native species in § 285-34G. Native plants shall be used near wetlands and riparian areas.
(2) 
Invasive plants shall not be used. Invasive plants shall be considered plants which grow quickly and aggressively, spreading and displacing other plants.
G. 
Acceptable native species. The following are the acceptable native species which may be planted and which shall be considered in determining compliance with the requirements of § 285-34F:
[Added 3-18-2015 by Ord. No. 270]
(1) 
Shade and specimen trees.
Acer rubrum
Red maple
Acer saccharum
Sugar maple
Betula nigra
River birch
Carya glabra
Pignut hickory
Carya laciniosa
Shellbark hickory
Castanea dentata
American chestnut (blight-resistant variety)
Celtis occidentalis
Common hackberry
Cladrastis kentukea
Yellowwood
Fagus grandifolia
American beech
Gleditsia triacanthos var. inermis
Thornless honeylocust
Gymnocladus dioicus
Kentucky coffeetree
Liquidambar styraciflua
Sweet gum
Liriodendron tulipifera
Tulip tree
Nyssa sylvatica
Black gum
Platanus occidentalis
American sycamore
Quercus alba
White oak
Quercus bicolor
Bicolor swamp white oak
Quercus coccinia
Scarlet oak
Quercus falcata
Southern red oak
Quercus imbricaria
Shingle oak
Quercus macrocarpa
Bur oak
Quercus phellos
Willow oak
Querctus rubra
Red oak
Quercus velutina
Black oak
Taxodium distichum
Bald cypress
Tilia americana
Basswood
Ulmus americana
American elm (blight-resistant variety)
(2) 
Shrubs and understory trees.
Acer pensylvanicum
Striped maple
Acer spicatum
Mountain maple
Alnus serrulata
Smooth alder
Amelanchier arborea
Downy serviceberry, shadblow serviceberry
Amelanchier canadensis
Shadbush
Amelanchier laevis
Smooth serviceberry
Amorpha fruticosa
False indigo
Aralia spinosa
Devil's walking stick
Aronia arbutifolia
Red chokeberry
Aronia melanocarpa
Black chokeberry
Asimina triloba
Pawpaw
Baccharis halimifolia
Groundsel bush
Carpinus caroliniana
Ironwood
Castanea pumila
Chinquapin
Ceanothus americanus
New Jersey tea
Cephalanthus occidentalis
Buttonbush
Cercis canadensis
Redbud
Chionanthus virginicus
Fringe tree
Clethra alnifolia
Sweet pepper bush
Comptonia peregrina
Sweet fern
Cornus alternifolia
Alternate-leaf dogwood
Cornus amomum
Silky dogwood
Cornus florida
Flowering dogwood
Cornus racemosa
Gray dogwood
Cornus sericea
Redtwig dogwood
Corylus americana
American hazelnut
Crataegus crus-galli var. inermis
Thornless cockspur hawthorn
Dirca palustris
Leatherwood
Euonymus americanus
American strawberry bush
Hamamelis virginiana
Witch hazel
Hydrangea arborescens
Smooth hydrangea
Hydrangea quercifolia
Oakleaf hydrangea
Ilex decidua
Possum haw
Ilex glabra
Inkberry
Ilex opaca
American holly
Ilex verticillata
Winterberry
Itea virginica
Virginia sweetspire
Kalmia angustifolia
Sheep laurel
Kalmia latifolia
Mountain laurel
Lindera benzoin
Spicebush
Magnolia virginiana
Sweetbay magnolia
Marella pensylvanica
Northern bayberry
Ostrya virginiana
American hop hornbeam
Rhododendron arborescens
Sweet azalea
Rhododendron atlanticum
Coastal azalea
Rhododendron calendulaceum
Flame azalea
Rhododendron maximum
Great laurel
Rhododendron periclymenoides
Pink azalea, pinxter azalea
Rhododendron prinophyllum
Roseshell azalea
Rhododendron viscosum
Swamp azalea
Rhus copallina
Winged sumac
Rhus glabra
Smooth sumac
Rhus typhina
Staghorn sumac
Rosa blanda
Meadow rose
Rosa carolina
Carolina rose
Rosa palustris
Swamp rose
Rosa setigera
Prairie rose
Rosa virginiana
Virginia rose
Salix discolor
Pussy willow
Salix nigra
Black willow
Salix sericea
Silky willow
Sambucus canadensis
Elderberry
Sassafras albidum
Sassafras
Spiraea alba
White meadowsweet
Spiraea tomentosa
Steeplebush
Ulmus rubra
Slippery elm
Vaccinium angustifolium
Lowbush blueberry
Vaccinium corymbosum
Highbush blueberry
Viburnum acerifolium
Mapleleaf viburnum
Viburnum cassinoides
Witherod
Viburnum dentatum
Arrowwood
Viburnum nudum
Smooth witherod
Viburnum prunifolium
Blackhaw
Viburnum trilobum
Cranberrybush
(3) 
Conifers.
Chamaecyparis thyoides
Atlantic white cedar
Juniperus virginiana
Eastern red cedar
Pinus strobus
White pine
Pinus virginiana
Virginia pine
Tsuga canadensis
Eastern hemlock
Thuja occidentalis
Eastern white cedar
(4) 
Vines.
Bignonia capreolata
Cross vine
Campsis radicans
Trumpet vine
Clematis virginiana
Virgin's bower
Celastrus scandens
American bittersweet
Lonicera sempervirens
Coral honeysuckle
Parthenocissus quinquefolia
Virginia creeper
Wisteria frutescens
American wisteria
(5) 
Streamside plants.
Acer negundo
Box elder
Acer rubrum
Red maple
Alnus serrulata
Smooth alder
Aronia arbutifolia
Red chokeberry
Asimina triloba
Pawpaw
Baccharis halmifolia
Groundsel bush
Betula nigra
River birch
Celtis occidentalis
Common hackberry
Cephalanthus occidentalis
Buttonbush
Chamaedaphne calyculata
Leatherleaf
Clethra alnifolia
Sweet pepper bush
Cornus amomum
Silky dogwood
Cornus sericea
Redtwig dogwood
Liquidambar styraciflua
Sweet gum
Magnolia virginiana
Sweetbay magnolia
Marella pensylvanica
Northern bayberry
Nyssa sylvatica
Black gum
Platanus occidentalis
American sycamore
Populus deltoides
Eastern cottonwood
Quercus bicolor
Swamp white oak
Quercus palustris
Pin oak
Quercus phellos
Willow oak
Rhododendron viscosum
Swamp azalea
Rosa palustris
Swamp rose
Salix discolor
Pussy willow
Salix nigra
Black willow
Salix sericea
Silky willow
Sambucus canadensis
Elderberry
Spiraea tomentosa
Steeplebush
(6) 
Ground covers.
Antennaria dioica
Pussytoes
Arctostaphylos uva-ursi
Bearberry
Asarum canadense
Wild ginger
Carex glaucodea
Blue wood sedge
Carex pensylvanica
Pennsylvania sedge
Carex plantaginea
Plaintainleaf sedge
Carex platyphylla
Broadleaf sedge
Carex stricta
Tussock sedge
Chrysogonum virginianum
Green and gold
Fragaria virginiana
Common strawberry
Gaultheria procumbens
Teaberry, wintergreen
Hepatica Americana
Round-lobed hepatica
Maianthemum canadense
Canada mayflower
Mitchella repens
Partridgeberry
Pachysandra procumbens
Allegheny spurge
Phlox divaricata
Wild blue phlox
Phlox maculata
Wild sweet William
Phlox stolonifera
Creeping phlox
Podophyllum peltatum
Mayapple
Potentilla canadensis
Dwarf cinquefoil
Potentilla simplex
Common cinquefoil
Sedum ternatum
Mountain stonecrop
Tiarella cordifolia
Eastern foamflower
Viola blanda
Sweet white violet
Viola pallens
Northern white violet
Viola papilionacea
Common blue violet
Viola pedata
Birdsfoot violet
Viola septentrionalis
Northern blue violet
Waldsteinia fragarioides
Barren strawberry
(7) 
Herbaceous perennials, dry sites.
Agrimonia parvifiora
Small agrimony
Amsonia tabernaemontana
Willowleaf bluestar
Anemone canadensis
Canada anemone
Aquilegia canadensis
Wild columbine
Asclepias tuberosa
Butterfly weed
Aster divaricatus
White wood aster
Aster lateriflorus
Calico aster
Aster novae-angliae
New England aster
Aster oblongifolius
Aromatic aster
Aster spectabilis
Seaside aster
Baptisia australis
Blue false indigo
Cardamine concatenata
Cutleaf toothwort
Chrysopis mariana
Maryland golden aster
Cimicifuga racemosa
Black cohosh
Coreopsis lanceolata
Tickseed
Coreopsis verticillata
Whorled coreopsis
Eupatorium hyssopifolium
Hyssopleaf thoroughwort
Eupatorium perfoliatum
Boneset
Eupatorium rotundifolium
Round-leaved boneset
Eupatorium serotinum
Late-blooming thoroughwort
Euphorbia corollata
Flowering spurge
Geranium maculatum
Wild geranium
Heliopsis helianthoides
Oxeye
Heuchera americana
Alumroot, coral bells
Lespedeza virginica
Slender bushclover
Mertensia virginica
Virginia bluebells
Oenothera fruticosa
Sundrops
Packera aurea
Golden ragwort
Phlox maculata
Meadow phlox
Pycnanthemum muticum
Short-toothed mountain mint
Pycnanthemum tenuifolium
Narrow-leaved mountain mint
Ratibida pinnata
Pinnate prairie coneflower
Rudbeckia fulgida
Orange coneflower
Rudbeckia nitida
Shining coneflower
Salvia lyrata
Lyre-leaved sage
Sedum ternatum
Mountain stonecrop
Senna hebecarpa
Wild senna
Silene virginica
Fire pink
Solidago caesia
Blue-stem goldenrod
Solidago canadensis
Canada goldenrod
Solidago graminifolia
Grass-leaved goldenrod
Solidago rugose
Rough-stem goldenrod
Solidago speciosa
Showy goldenrod
Veronicastrum virginicum
Culver's root
(8) 
Herbaceous perennials, moist sites.
Aconitum uncinatum
Eastern monkshood
Actaea pachypoda
White baneberry
Agastache scrophulariifolia
Giant purple hyssop
Agrimonia parvifiora
Small agrimony
Amsonia tabernaemontana
Willowleaf bluestar
Anemone canadensis
Canada anemone
Aquilegia canadensis
Wild columbine
Aruncus dioicus
Goat's beard
Asclepias incarnata
Swamp milkweed
Astilbe biternata
American astilbe
Boltonia asteroides
False aster, white doll's daisy
Chelone glabra
Turtlehead
Coreopsis rosea
Pink coreopsis
Dicentra cucullaria
Dutchman's breeches
Dicentra eximia
Fringed bleeding heart
Erythronium americanum
Yellow trout lily
Eupatorium coelestinum
Mistflower
Eupatorium dubium
Common Joe-Pye weed
Eupatorium fistulosum
Hollowstem Joe-Pye weed
Eupatorium rugosum
White snakeroot
Filipendula rubra
Queen of the prairie
Helenium autumnale
Helen's flower, sneezeweed
Helianthus angustifolius
Swamp sunflower
Hibiscus moscheutos
Rose mallow
Iris versicolor
Blue flag iris
Jeffersonia diphylla
Twinleaf
Liatris spicata
Spiked blazing star
Lobelia cardinalis
Cardinal flower
Lobelia siphilitica
Great blue lobelia
Ludwigia alternifolia
Seedbox
Lysimachia ciliata
Yellow loosestrife
Mertensia virginica
Virginia bluebell
Mimulus ringens
Allegheny monkey flower
Monarda didyma
Beebalm
Penstemon digitalis
Foxglove beardtongue
Phlox paniculata
Summer phlox
Polemonium reptans
Creeping Jacob's ladder
Polygonatum commutatum
Solomon's seal
Rudbeckia laciniata
Cutleaf coneflower
Sisyrinchium angustifolium
Blue-eyed grass
Symphyotrichum puniceum
Purple-stem aster
Verbena hastata
Blue vervain
Vernonia noveboracensis
New York ironweed
Veronicastrum virginicum
Culver's root
(9) 
Grasses, sedges, and rushes.
Andropogon gerardii
Big bluestem
Andropogon ternarius
Splitbeard bluestem
Andropogon virginicus
Broomsedge
Carex flaccosperma
Thinfruit sedge
Carex pensylvanica
Pennsylvania sedge
Carex vulpinoidea
Fox sedge
Chasmanthium latifolium
River oats
Elymus canadensis
Canada wild rye
Elymus hystrix
Bottlebrush grass
Elymus virginicus
Virginia wild rye
Eragrostis spectabilis
Purple lovegrass
Juncus effusus
Common rush
Panicum virgatum
Switchgrass
Saccharum giganteum
Giant plume grass
Schizachyrium scoparium
Little bluestem
Sorghastrum nutans
Indiangrass
Tripsacum dactyloides
Eastern gamagrass
(10) 
Ferns.
Adiantum pedatum
Maidenhair fern
Athyrium filix-femina
Lady fern
Dennstaedtia punctilobula
Hayscented fern
Dryopteris intermedia
Evergreen
Dryopteris marginalis
Marginal woodfern
Onoclea sensibilis
Sensitive fern
Osmunda cinnamomea
Cinnamon fern
Osmunda regalis
Royal fern
Polystichum acrostichoides
Christmas fern
Thelypteris noveboracensis
New York fern
A. 
Sanitary sewage disposal. The applicant shall provide the highest type of sanitary sewage disposal facility consistent with existing physical, geographical, geological and economic conditions. The following types of sanitary sewage disposal facilities are listed in order of desirability: (1) publicly owned sanitary sewage system; (2) privately owned sanitary sewage system used by two or more units of occupancy with treatment other than subsurface absorption or holding tank; (3) privately owned sanitary sewage system used by one unit of occupancy with subsurface absorption. The method of sanitary sewage disposal shall be approved by the Township. All public sanitary sewerage facilities shall be constructed in accordance with the requirements of the Authority.
(1) 
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 Township shall require that notice of approval from the DEP be submitted as a condition of final plan approval.
(2) 
Each subdivision or land development shall be connected to a public sanitary sewerage system operated by the Authority when such subdivision or land development shall be within 1,000 feet of a sanitary sewer main owned or scheduled to be transferred or dedicated to the Authority. Any preexisting dwelling unit structure located within 150 feet from any existing sewer main owned or scheduled to be transferred or dedicated to the Authority shall be required to connect to the system. When connection to an existing sanitary sewer system is proposed by the extension of an existing main, the final plan application shall include a statement from the Authority or organization providing such service indicating the approval of the plans for design, installation and possible financial guarantees.
(3) 
Where on-lot sewage disposal is proposed, each lot to be created shall contain a suitable location for the installation of an initial individual on-lot sewage system. Each lot to be created shall also contain a suitable location for the installation of a replacement on-lot sewage system which shall comply with all regulations issued by the DEP concerning on-lot sewage systems, including isolation distances, and with the terms of this chapter and any other applicable Township ordinances. The applicant shall perform all tests required by the DEP and all other Township ordinances for the location of an on-lot sewage system to confirm the suitability of the initial and replacement locations for the on-lot sewage disposal systems. The Sewage Enforcement Officer shall perform or observe all tests required by this section.
(4) 
Neither the initial nor the replacement location shall be excavated, graded, filled or otherwise disturbed in any manner which would prevent its use as a future location for an on-lot sewage disposal system during development of the lot. No permanent or temporary improvements of any character other than the planting of trees, shrubs, or other plant matter shall be installed or constructed upon the replacement location unless the person who desires to install or construct such improvements shall demonstrate to the satisfaction of the Sewage Enforcement Officer that an alternate replacement location which complies with all applicable Township ordinances and all regulations of the DEP exists upon the lot. If such an alternate replacement location shall be identified, the alternate replacement location may be considered to be the replacement location required by this section, shall be designated as the replacement location, and the plans shall be accordingly revised and submitted to the Township. The newly designated replacement location shall thereafter be considered the replacement location for the purposes of this chapter.
B. 
Water supply. All units of occupancy shall be provided with a potable supply of water in an amount sufficient to meet the anticipated requirements of the prospective occupants.
(1) 
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 a certificated public utility, a bona fide cooperative association of lot owners, or by the Authority. 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.
(2) 
Each subdivision or land development shall be connected with a public water distribution system operated by the Authority when such subdivision or land development shall be within 1,000 feet of a water main owned or scheduled to be transferred or dedicated to the Authority. All water mains, laterals, hydrants and related accessories required to provide service to the proposed subdivision or land development shall be designed and installed in accordance with the Authority's specifications and regulations at the developer's expense.
(3) 
When connection to the Authority's public water distribution or to any other existing water supply system is proposed by the extension of an existing main, the final plan application shall include a statement from the Authority or other entity providing such service indicating approval of the plans for the design, installation and possible financial guarantees.
(4) 
Where a subdivision or land development containing or projected to contain 25 or more units of occupancy is not located within 1,000 feet of a public water distribution owned by the Authority, water shall be supplied through a community water supply and distribution system. Such water system shall be constructed in accordance with the applicable regulations of the DEP and the policies and procedures of the Authority and all required permits and approvals shall be obtained.
(5) 
Where water is to be provided by means of private wells owned and maintained by the individual owners of lots within the subdivision or land development, the applicant shall present evidence that such wells may be safely located upon the lots in accordance with the regulations of the DEP. The applicant shall demonstrate that the groundwater recharge on the tract in question after development computed during drought conditions (periods when precipitation is 40% below normal) will exceed the anticipated water usage figures computed by using the DEP figures of 3.5 persons per dwelling unit and average daily usage of 100 gallons per person per day where residential usage is contemplated. Where nonresidential usage is contemplated a water usage estimate shall be provided which shall be approved by the Township Engineer, and the groundwater recharge after development computed during drought conditions shall exceed the anticipated usage. If the subdivision or land development is located in an area which has been previously demonstrated to have a concentration of nitrates in well water of greater than 10 ppm, the applicant shall present evidence that potable water, in accordance with the standards of the DEP for potability, shall be able to be provided through wells.
(6) 
If the subdivision or land development shall be served by either a water distribution system operated by the Authority or a community water supply system which has or shall have within two years from the date of final plan approval the capability to service fire hydrants, fire hydrants shall be provided. The location and kind of fire hydrant shall meet the specifications of the Authority, the fire company which will provide service to the subdivision or land development and the Township. A copy of the approval of such fire hydrant system by the entity which shall provide water service shall be submitted with the final plan. An agreement for the ownership and maintenance of the fire hydrant system shall be submitted with the final plan.
(7) 
Aquifer test required. Prior to installation of any new water system or the subdivision of land into lots which would be served by individual wells in area or in proximity to areas of known groundwater contamination or inadequate yields of potable supplies, aquifer and water tests shall be performed.
(a) 
Areas of known groundwater problems shall include:
[1] 
Contaminated aquifers, including designated cleanup sites.
[2] 
Areas with documented water quantity or quality problems, including pollutants in excess of federal safe drinking water standards.
(b) 
Aquifer test standards and procedures. No person shall develop land within an area of known groundwater quantity problems without administering and passing on said land the aquifer test required by this section in compliance with the following objectives, standards, methods and procedures:
[1] 
Test objective. The objectives of an aquifer test shall be one or more of the following:
[a] 
To obtain sufficient data for the calculations of aquifer performance, including the coefficients of transmissibility and storage, permeability and specific yield.
[b] 
To determine the location and character of geologic boundaries.
[c] 
To ascertain the effects of well interference.
[d] 
To provide a guide in the spacing of wells for the development of a well field.
[2] 
Test standard. The aquifer test shall establish that the proposed well is capable of supplying potable water at the minimum rate of 400 gallons per day per unit of occupancy at a demand rate of not less than four gallons per minute for one-hour, either with or without the use of a storage system.
[3] 
Test supervision and evaluation. The aquifer test shall be conducted under the supervision of a qualified geologist or engineer using testing procedures hereafter set forth. The geologist or engineer shall be responsible for notifying the Township five working days prior to the start of the test. He/she or she will also summarize the test and its significance and make recommendations as to the suitability of the well or wells for the intended uses. The final report of the supervising person shall include an opinion as to whether the proposed use of the well will have an impact upon other existing wells in the immediate surrounding area. The supervising person shall provide the Township with a copy of all field notes and test results.
[4] 
Test method. The method for conducting the aquifer test shall be as follows:
An aquifer test shall be conducted for a minimum of 12 hours at a constant rate of pumping. The pumped well shall be the one proposed for the specific subdivision or land development for which the test is conducted. Two observation wells which have hydraulic continuity with the pumped well are required. The preferred method of analysis of the aquifer test data is the nonequilibrium formula, although other methods are available and may be used. These include various methods of analysis of either the drawdown or recovery data.
[5] 
Collection of data. Data shall be collected in conjunction with the aquifer test as follows:
[a] 
Prior to the test.
[i] 
Collection of geologic data of the area to be tested including well logs, if available.
[ii] 
History of water level fluctuations in the area when available.
[iii] 
The location, relative elevations and static water levels in the pumped well and the observation well or wells.
[b] 
During the test. A standard aquifer test field data sheet will be required for a pumped well and each observation well. The data sheet shall include columns for listing.
[i] 
The date.
[ii] 
Clock time.
[iii] 
Elapsed time since pumping started/stopped (in minutes + seconds).
[iv] 
Depth to water below land surface.
[v] 
Drawdown or recovery (in feet) + 10ths.
[vi] 
Observed discharge at specified intervals.
[c] 
Following the test. In accordance with recognized principles of well hydraulics, graphs shall be prepared to show time drawdown and time recovery for the pumped well and the observation wells. A distance drawdown graph will be required for anticipated rates of pumping. Computation of the coefficients of transmissibility and storage as well as the rate of pumping, time and drawdown are required as well as other data which may be considered necessary to satisfy the test objectives.
(8) 
Criteria for a request of exemption. A proposed land development or subdivision which intends to use a groundwater source to supply water to the property may be exempted from these requirements if one or more of the following criteria are satisfied:
(a) 
The proposed project is located 1/4 mile or less, in the same geologic unit, from a previous aquifer test, within the past two years, and the previous test showed transmissibility (T) values greater than 1,000.
(b) 
The proposed project has had two aquifer tests on different sides of the proposed project within 1/2 mile in the same geologic unit within the past two years, with "T" values greater than 1,000.
(c) 
The proposed land development or subdivision is recommended for exemption by a qualified geologist based upon certified hydrogeological information.
(d) 
If Subsection B(7), above, applies to the proposed project and the documented water problem relates to quality and not quantity, then the aquifer test may be exempted. However, a water quality test must be conducted.
[Amended 10-4-2000 by Ord. No. 196]
A. 
Legislative intent. All residential subdivisions or land development plans submitted after the effective date of this section shall provide for a suitable and adequate recreation area in order to:
(1) 
Insure adequate recreational areas and facilities to served the future residents of the Township.
(2) 
Maintain compliance with recreation, park and open space standards, as developed by the National Recreation and Park Association.
(3) 
Reduce increasing usage pressure on existing recreational areas and facilities.
(4) 
Comply with the Parks and Recreation Plan for Warwick Township with regard to size and distribution of recreation areas.
(5) 
Allow for acquisition and development of additional recreation areas as outlined by the parks and recreation plan.
(6) 
Insure that all present and future residents have the opportunity to engage in many and varied leisure pursuits.
(7) 
Reduce the possibility of the Township becoming overburdened with the development and maintenance of many very small, randomly-planned and widely-separated recreation areas.
(8) 
Protect sensitive areas and facilities of significant historical, cultural, esthetics or environmental value.
(9) 
Provide for the opportunity of combining small plots of dedicated land from several subdivisions into larger, more usable tracts.
B. 
Exempted subdivisions. The provisions of this section shall apply only to residential subdivisions or land developments. The following residential subdivisions or land developments are exempted from the requirements of this section:
(1) 
Any residential subdivision or land development plan which is protected from the operation of changes in the governing ordinances by § 508 of the Municipalities Planning Code.
(2) 
Any residential subdivision or land development plan that will total no more than four dwelling units or lots.
C. 
Land requirements for proposed recreation areas. Land required to be provided for recreation area for residential subdivisions or land development plans not exempted from the provisions of this section shall comply with the following requirements:
(1) 
The minimum lot area which shall be dedicated shall be 0.04 acres per lot or dwelling unit.
(2) 
Such land set aside shall be suitable to serve the purpose of active and/or passive recreation by reason of its size, shape, location and topography and shall be subject to the approval of the Board of Supervisors.
(3) 
In no event will the amount of land to be dedicated for recreation be less than the minimum lot size for the zoning district in which the subdivision or land development is located.
(4) 
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 under Subsection G, below, an offer to construct recreation facilities and/or an offer to privately reserve land for park or recreation purposes.
D. 
Criteria for proposed recreation areas. Whether publicly dedicated or privately reserved, proposed recreation areas shall be designed in accordance with the requirements of this subsection and other applicable requirements of this chapter and Chapter 340, Zoning:
(1) 
Recreation areas shall be easily and safely accessible from all areas of the development to be served, have good ingress and egress and have direct access to a public roadway. No public vehicular roadways shall traverse the recreation area.
(2) 
Recreation areas shall be contiguous and regular in shape.
(3) 
Recreation areas shall have suitable topography and soil conditions for use and development as a recreation area.
(4) 
A minimum of 75% of the required recreational area shall have a maximum slope of 7%.
(5) 
No more than 50% of the recreational area may be within floodplain or wetlands areas, as defined by the U.S. Department of Housing and Urban Development Flood Insurance Rate Map, the United States Army Corps of Engineers, the Township Engineer and/or the DEP or have other features which would render the land undevelopable.
(6) 
No stormwater management facilities designed to retain or detain water from other portions of the development shall be permitted within the recreation area.
(7) 
Recreational areas shall be easily accessible to all essential utilities contained within the subdivision such as public water, power and sewer. No utility easements or rights-of-way shall traverse the recreation area.
(8) 
Recreational areas shall not contain any materials which would be termed hazardous wastes under applicable state and federal statutes, shall not contain any petroleum products and shall not contain any underground storage tanks or locations from which underground storage tanks were removed.
(9) 
Recreational areas shall be suitable for development as a particular type of park, as categorized by the National Recreation and Park Association's National Park, Recreation and Open Space Standards and Guidelines, 1983 and updates.
(10) 
Recreational areas shall be compatible with the objectives, guidelines and recommendations as set forth in the Township Parks and Recreation Plan and updates.
(11) 
If the developer plans to construct facilities for recreation in the recreation area as an amenity for the development, such facilities shall be constructed in accordance with current standards established by the National Recreation and Park Association. The developer shall present a sketch plan of the facilities to be constructed and an estimate of the cost of construction.
(12) 
When a subdivision or land development is traversed by or abuts an existing trail customarily used by pedestrians and/or equestrians, the developer shall make provisions for the continued recreational use of the trail subject to alterations of the course of the trail within the boundaries of the development. The points at which the trail enters and exits the tract shall remain unchanged. Any proposed alteration to the existing trail shall exhibit quality trail design according to generally accepted principles of landscape architecture. Any proposed alteration shall not run coincidentally with a paved road intended for use by motorized vehicles. Land set aside for the continuation of an existing trail may be included within the amount of recreational area required by Subsection C, above.
E. 
Dedication of recreation to the Township. All recreation area required by this section shall be irrevocably dedicated to the Township unless the Township shall waive such required dedication. The recording of a subdivision or land development plan upon which recreation area is indicated shall constitute an offer of dedication to the Township. The Board of Supervisors, in its sole discretion, shall have the power to accept dedication of such land. The developer shall present evidence of clear title to the recreation area and a deed of dedication which shall be in a form acceptable to the Township Solicitor. The developer shall reimburse the Township for all costs associated with the acceptance of dedication.
(1) 
The developer may request that the Township waive the requirement to dedicate land set forth herein. Any request for such a waiver shall include whether the developer proposes to privately reserve such recreation area or proposes payment of a fee in lieu of land dedication or proposes to dedicate a portion of the recreation area and in lieu of the remaining portion make improvements to the dedicated land.
(2) 
All approved recreation areas shall be completed and dedicated or reserved before 50% occupancy has been reached in any applicable subdivision or land development. The Township may avail itself of all remedies provided by the Municipalities Planning Code including, but not limited to, the withholding of permits to insure compliance with this provision.
F. 
Private reservation of land. The developer may request a waiver from the mandatory dedication requirement imposed by this section to permit the recreation area to be privately reserved. A written agreement between the developer and the Township, which specifies the developer's obligations, shall be executed prior to or concurrent with final plat approval. Such agreement must be in a form and have specific content that is acceptable to the Township Solicitor.
(1) 
The agreement shall stipulate whether the developer, a homeowners' association or a condominium unit owners' association shall be responsible for construction and maintenance of the designated recreation facilities; whether such private facilities will be available to nonresidents of the development; and how the private reservation may be revoked under a set of future circumstances.
(2) 
If such lands and facilities are to become common elements of a homeowners' or unit owners' association of any type, then such association's organizational bylaws must conform to 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 for other than recreation purposes, and shall give the Township the right to maintain the land as set forth in Article VII of the Municipalities Planning Code dealing with the maintenance of common open space maintenance in planned residential developments.
(3) 
The deed of conveyance of such recreation area shall contain a restrictive covenant limiting such land and improvements to the common use of the property owners within the development for the purposes initially approved by the Township. Said deed shall also contain a restriction that said lands and improvements may not be sold or disposed of by the association, except to another organization formed to own and maintain said recreation area without first offering to dedicate the land and improvements to the Township. Such covenants shall be in a form acceptable to the Township Solicitor.
(4) 
If acceptable to the Township, the recreation area may be transferred to a not-for-profit corporation established for the conservation or preservation of land or for providing recreational facilities. The documents relating to the transfer of the land shall be in a form acceptable to the Township Solicitor, shall be recorded and shall provide that the land is permanently restricted from further development. Arrangements acceptable to the Township shall be made for the maintenance of the recreation land.
G. 
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 recreation 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.
(1) 
The amount of a fee in lieu payment shall be the fair market value of the land required to be dedicated under Subsection C, above. The developer shall provide the Township with all information necessary to determine the 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 the 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 for the tract by the number of acres within the tract and then multiplying that number by the amount of land required to be dedicated.
(2) 
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 being what the developer shall be required to pay.
H. 
Fee in lieu funds disposition. Monies received from developers shall be laced in a capital reserve fund. Fees received from developers shall be administered and expended as required and authorized by the Municipalities Planning Code.
All subdivisions and land developments located in areas underlain by carbonate geologic formations shall be designed and constructed to minimize any impacts which may affect, increase, diminish or change any natural drainage, natural springs or water table. No development that in the opinion of the Township poses significant risks in stimulating the formation of sinkholes or in causing hydrologic connection of contaminated surface water with subsurface aquifers shall be approved.
A. 
Hydrogeologic report required. When, in the opinion of the Township, there is a probable likelihood that a project will affect or be affected by carbonate geologic hazards the Township shall require submission of a hydrogeologic report. In reaching a determination of whether a project will affect or be affected by carbonate geologic hazards, the Township shall consider the presence or absence of carbonate features in the vicinity of the project, the testimony of qualified expert witnesses and such other reasonable information as may be available. Any hydrogeologic report shall be prepared at the applicant's expense by a hydrogeologist or professional engineer qualified in such matters. Each hydrogeologic report shall contain:
(1) 
A map showing all sinkholes, depressions, lineaments, faults, outcrops, springs, drainage entering the ground, water table, soil mottling and ghost lakes and all features that may relate to the quality and availability of groundwater within a mile distance.
(2) 
A listing of all referenced data, published and otherwise.
(3) 
A topographic site map with the site clearly outlined.
(4) 
A map indicating the location and design of all on-site wastewater disposal systems.
(5) 
A description of anticipated water quality impacts to areas located down-gradient and areas located along the geologic strike.
(6) 
A description of any mitigation measures that could be applied to minimize impacts of the project or to correct existing problems.
B. 
Specifications for stormwater management basins.
(1) 
No stormwater management basin shall be placed in or over the following features:
(a) 
Sinkholes.
(b) 
Closed depressions.
(c) 
Lineaments in carbonate areas.
(d) 
Fracture traces.
(e) 
Caverns.
(f) 
Ghost lakes.
(g) 
Disappearing streams.
(2) 
Stormwater management basins shall not be located closer than 100 feet from the rim of sinkholes or closed depressions nor within 100 feet from disappearing streams; nor shall these basins be located closer than 50 feet from lineaments or fracture traces; nor shall these basins be located closer than 25 feet from surface or identified subsurface pinnacles.
C. 
Municipal liability. The granting of subdivision and land development plan approval under this section shall not constitute a representation, guarantee, or warranty of any kind by the Township of Warwick, or by any official, agent, or employee thereof, of the practicability or safety of any structure, use or other plan proposed with respect to damage from hazards associated with carbonate rock geologic formations or otherwise and shall create no liability upon, or a cause of action against, such public body, official, agent or employee for damage that may result pursuant thereto as a result of reliance on this section. There is no assurance that lands not assumed to be affected by carbonate rock geological formations are now or ever will be free from damage.
Any recommendations, conclusions or advisable improvements deemed necessary or advisable as a result of a report or study prepared as part of a subdivision or land development plan submission including, but not limited to, traffic impact studies, environmental studies, stormwater reports and aquifer tests, shall be completed by the developer.