A.
The standards of design and construction in this article shall be
used to judge the adequacy of subdivision and land development proposals
and shall be considered to be the minimum criteria in achieving the
purpose and objectives of this chapter.
B.
In addition to the standards included herein, development proposals shall also comply with such construction and material specifications as are or shall be adopted by the Township Board of Supervisors and are contained in Chapter 105, Construction and Materials Specifications.
C.
Variations or modifications to these criteria may be granted by the Township Board of Supervisors in accordance with the provisions set forth in § 235-29 of this chapter. Where questions should arise regarding the interpretation of these design standards, the determination of the Township Board of Supervisors shall prevail.
D.
Whenever Chapter 270, Zoning, provides that the use proposed by the applicant for subdivision and/or land development approval shall constitute a use by special exception or conditional use or require a variance from any provisions of Chapter 270, Zoning, the applicant shall obtain such special exception, conditional use, or variance from the Zoning Hearing Board or Board of Supervisors, as applicable, prior to submission of the final plan. The plan shall be designed and developed in accordance with any conditions that have been imposed upon the granting of such special exception, conditional use, or variance by the Zoning Hearing Board or Board of Supervisors, as applicable.
All land development plans must reflect a location that has
given consideration to the following factors:
A.
The location of the land development must conform to the Township
Comprehensive Plan with respect to the streets, public sites, and
proposed utilities.
C.
No land shall be subdivided or developed for any purposes unless
adequate safeguards against flood, fire and disease have been taken
to minimize hazards to life, health, or property.
D.
Proposed projects shall be integrated with existing and proposed
neighborhoods so that the community as a whole may develop harmoniously.
E.
Reasonable measures shall be taken to ensure the preservation of natural, historic, and archaeological features; areas and structures as determined by Chapter 270, Zoning, to be worthy of such preservation; and to ensure public access to such features, areas and structures, where appropriate.
F.
Land subject to flooding or other hazards to life, health, or property
and land deemed to be topographically unsuitable shall not be platted
for residential occupancy or for such other uses as may increase danger
to health, life or property or aggravate erosion or flood hazard until
all such hazards have been eliminated or unless adequate safeguards
against such hazards are provided by the land development plans.
All streets proposed to be constructed within the Township shall
conform to the following general design requirements:
A.
Proposed streets shall be planned with regard to the existing street
system, public convenience in terms of fire protection and pedestrian
traffic, projected volumes of traffic, existing and proposed use of
land on abutting properties and future development extensions of the
street systems.
B.
Residential streets shall be so designed as to discourage through
traffic; however, the arrangement of streets shall provide for continuation
of existing or platted streets and for proper access to adjoining
undeveloped tracts suitable for future development.
C.
Proposed streets which are aligned with existing streets shall bear
the name of the existing street. In the event a proposed street is
not aligned with an existing street, it shall not bear a name similar
to any existing street located within the Township and/or the same
postal service area, irrespective of the suffix of street, avenue,
boulevard, drive, place, court, etc.
D.
Streets shall be logically related to topography so as to produce
reasonable grades, satisfactory drainage and suitable building sites.
A drawing of the same scale as the subdivision plan shall be provided
showing topography and street profile as it relates to any proposed
street(s) whether proposed for dedication or to be held in private
right.
E.
The streets must be properly located and built with regard to the
proposed traffic functions as shown in the West Manheim Township Comprehensive
Plan and Official Map.
F.
The arrangement, character, extent, width, grade, and location of
all streets and highways must conform to their functional classification
as identified in this chapter and as defined herein.
G.
Reverse frontage shall be provided for all lots which abut an arterial
street and are located within a subdivision that has space for or
is creating an interior street.
H.
Direct access to an arterial or collector road shall be permitted
only when the subject property has no other reasonable access to the
street system and only if the Township Engineer determines that the
proposed access point onto the street can be accommodated safely by
meeting safe sight distances and sufficient traffic gaps to safely
enter and exit the access point, as determined in accordance with
Chapter 441 of Title 67 of the Pennsylvania Code, as amended.
(1)
Issuance of a PennDOT Highway Occupancy Permit (HOP) does not guarantee
site plan approval by the Township, nor does it deem the plan in conformance
with this chapter. The HOP submission to PennDOT should not occur
without consent to do so by the Township. In the case of a preexisting
driveway, a change in the use on the property may require a revised
HOP if the proposed use will generate daily trips in excess of the
PennDOT trip thresholds.
(2)
For properties that have frontage along an arterial, the Township
may prohibit access to the arterial if all movements can be efficiently
and safely accommodated on the other street or streets, based on design
standards contained within this chapter. Access may be restricted
to the Township street despite the ability to receive a highway occupancy
permit (HOP) from PennDOT.
A.
Streets shall be designed in accordance with Guidelines for Design
of Local Streets and Roads (Publication 70) as amended, of the Pennsylvania
Department of Transportation; West Manheim Township Construction Specifications,
latest edition;[1] and the following criteria, whichever is more stringent.
B.
Streets are generally described below. For design of streets, the
most recent version of the West Manheim Township Comprehensive Plan
should be consulted to obtain the functional classification of a particular
street.
(1)
Arterial. A high order, interregional road in the street hierarchy.
Arterial roads are intended to carry large traffic volumes at steady
speeds with minimum interruptions to traffic flow.
(2)
Collector. This classification includes highways that provide connections
with local access roads, arterials and state highways. They may serve
a traffic corridor connecting villages, small boroughs, shipping points,
mining and agricultural areas on an intracounty or Township basis.
Many trips destined to such points originate in widely diffused locations
and a highway in this class function is considered a collector. Traffic
volumes and trip lengths vary greatly depending upon size and distance
between localities. The collector streets are further classified as
"major" or "minor" based on the state classification system.
(3)
Local. This classification is intended to include streets that provide
direct access to abutting land and includes connections from farms,
individual residences and commercial properties to higher classes
of roadways. Trip lengths are short and operating speeds are low.
Spacing between roads of this classification and traffic volumes vary
widely depending upon the intensity of land development and the distance
to population centers. In general, this classification includes all
public roads which are not included in higher classifications.
(4)
Alleys. The use of alleys is permitted only in the Suburban Residential
Zone and shall be limited to providing a secondary means of access
to the side and/or rear of those lots with street frontage and designed
to discourage through traffic.
(a)
Alleys shall consist of a twenty-foot-wide dedicated easement and a sixteen-foot-wide cartway constructed in accordance with Chapter 105, Construction and Materials Specifications.
(b)
The plan submission for the development shall contain an operation
and maintenance plan prepared by the developer and approved by the
Township Engineer. The operation and maintenance plan shall outline
the required maintenance and the party responsible for such maintenance.
If the alley is dedicated to the Township, an operation and maintenance
plan is not required for the alley.
(5)
Culs-de-sac and loop streets.
(a)
Township roads, general design. The use of culs-de-sac and loop streets is not permitted in West Manheim Township, except as provided in Subsection B(5)(b).
(b)
Township roads, conservation subdivision. Approval of culs-de-sac
and loop streets shall be at the sole discretion of the Township Supervisors.
The use of culs-de-sac and loop streets under the conservation design
overlay shall be considered when all of the following conditions are
met:
(c)
Private roads, general design.
[1]
Private roads may utilize culs-de-sac and/or loop streets; however,
all other applicable design criteria of this section shall apply.
[2]
Approval of culs-de-sac and loop streets shall be at the sole
discretion of the Township Supervisors. The approval of cul-de-sac
streets and/or loop streets should only be made when a through street
is determined not to be feasible. The feasibility of a through street
will be based on the following:
(d)
When cul-de-sac streets and/or loop streets are proposed, the
application shall be accompanied by a written analysis of the merits
of the design and the reasons that a through street would not be feasible
or the intent of the conservation design overlay would not be met.
(e)
Where any adjacent stub (dead-end) street is not currently proposed
for extension as a through street, the developer shall construct a
temporary cul-de-sac in compliance with Township standards.
(f)
Permanent cul-de-sac streets and/or loop streets, when permitted,
shall be designed in accordance with the following:
[1]
Shall be a minimum of 250 feet in length, measured from the
right-of-way line of the intersecting street to the center of the
cul-de-sac or intersecting right-of-way line.
[2]
Should be a maximum 500 feet.
[3]
Culs-de-sac must be provided with a paved turnaround with a
minimum diameter of 80 feet to the outside curb and 100 feet to the
legal right-of-way. Alternate turnarounds may be provided in accordance
with the International Fire Code at the sole discretion of the Board
of Supervisors.
[4]
Alternative designs to the circular cul-de-sac, for roadways
to be dedicated to the Township, will be considered only if they meet
the requirements for obtaining liquid fuel tax allocations.
(6)
Private streets. Private streets are discouraged in West Manheim
Township except where the subdivision of three or more lots occur
and only when such private streets conform to the specifications and
requirements of minor or collector streets as specified in this chapter.
(a)
All subdivision plans approved by the Township under the provision
of this section shall include provisions for ownership and maintenance
of such facilities.
(b)
All subdivision plans approved by the Township under the provision
of this section shall include the following note, and shall be subject
to the provisions specified therein:
|
RESTRICTIONS AND/OR CONDITIONS RELATING TO PRIVATE STREETS SERVING
RESIDENTIAL LOTS
| |
|---|---|
|
Each Deed for the transfer or conveyance of any lot shown on
the above subdivision plan shall contain restrictions and/or conditions
that the private streets shown hereon shall remain private streets
and that the purchasers or owners of said lots, their heirs, successors,
and assigns, shall be responsible for the construction, maintenance,
repair and snow removal of said private streets, which restrictions
and/or conditions shall be deemed to be covenants running with the
land. So long as said streets remain private streets, West Manheim
Township shall have no responsibility or obligation for construction,
maintenance, repairs and snow removal. No further subdivision of any
of said lots or the tract from which the lots have been made shall
be permitted unless and until said private streets have been constructed
or improved to current Township standards and offered for dedication
by the owners or purchasers of the lots as public streets of the Township.
|
(c)
There must be full compliance with all other applicable subdivision and zoning requirements as set forth in this chapter and in Chapter 270, Zoning, including all slope requirements. The Board of Supervisors may waive the requirement for curb and sidewalk if it is determined to be inconsistent with the intent of the West Manheim Township Comprehensive Plan, and adequate drainage facilities are provided as determined by the Township Engineer.
(7)
Private drives. For subdivisions of two lots or less of tracts of
land existing as of the date of this chapter, private drives may be
permitted at the discretion of the Township for access to said lots,
provided that only one such two-lot subdivision is permitted for any
parcel of land existing as of the date of this chapter and provided
that the following requirements are met:
(a)
All subdivision plans approved by the Township under the provision
of this section shall include the following note, and shall be subject
to the provisions specified therein:
|
RESTRICTIONS AND/OR CONDITIONS RELATING TO PRIVATE DRIVES SERVING
RESIDENTIAL LOTS
| |
|---|---|
|
Each Deed for the transfer or conveyance of any lot shown on
the above subdivision plan shall contain restrictions and/or conditions
that the private drives shown hereon shall remain private drives and
that the purchasers or owners of said lots, their heirs, successors,
and assigns, shall be responsible for the construction, maintenance,
repair and snow removal of said private drives, which restrictions
and/or conditions shall be deemed to be covenants running with the
land. So long as said drives remain private drives, West Manheim Township
shall have no responsibility or obligation for construction, maintenance,
repairs and snow removal. No further subdivision of any of said lots
or the tract from which the lots have been made shall be permitted
unless and until said private drives have been constructed or improved
to current Township standards and offered for dedication by the owners
or purchasers of the lots as public streets of the Township.
|
(b)
There must be full compliance with all other applicable subdivision and zoning requirements as set forth in the this chapter and in Chapter 270, Zoning, including all slope requirements.
(c)
Said private right-of-way shall not exceed 750 feet in length.
(d)
The private drive is to have a minimum right-of-way of 50 feet.
In addition, the following specifications must be met:
[1]
The center of the private drive must be placed on the center
of the fifty-foot right-of-way. The right-of-way shall be cleared
and maintained to ensure proper access by emergency vehicles.
(8)
Future streets. Where appropriate, areas shall be reserved for future
street usage in conjunction with the development of adjoining properties.
Areas reserved solely for street usage at a future date will not be
required to be improved; however, the right-of-way for those areas
shall be reserved for street improvements to be provided by the developer
of the adjacent tract. When connecting a proposed street to an existing
temporary cul-de-sac, such connection and all restoration work required
to restore the adjacent lots in the area of the existing turnaround
shall be the responsibility of the developer proposing the connection.
(9)
Existing streets. Where subdivisions or land developments abut existing streets which do not conform to the minimum right-of-way and cartway widths of this chapter, such existing streets shall be improved to the specifications of § 235-46 from the center line of the streets abutting the property being subdivided or developed. The ultimate right-of-way is requested to be dedicated from the center line of the streets abutting the property being subdivided or developed.
C.
Street design and driveway location shall provide adequate consideration
for public safety and future maintenance of all facilities (including
but not limited to, drainage facilities, curb, snow removal, etc.).
Additional easements shall be provided to facilitate such maintenance
at the discretion of the Board of Supervisors.
Streets shall be designed in accordance with Guidelines for Design of Local Streets and Roads (Publication 70) as amended, of the Pennsylvania Department of Transportation; Chapter 105, Construction and Material Specifications, latest edition, of the Code of the Township of West Manheim, and the following criteria, whichever is more stringent:
A.
Ultimate right-of-way. The ultimate right-of-way, as provided in
Table V-1: Street Design Standards,[2] is requested to be dedicated from the center line of the
streets abutting the property being subdivided or developed. The ultimate
right-of-way shall be centered over all roadways.
B.
Street right-of-way and cartway width. The minimum right-of-way and
cartway widths for new and/or improved streets shall be based upon
the growth area classification and the following:
(1)
(2)
The minimum required right-of-way and cartway widths, based upon the growth area classification in Chapter 270, Zoning, and street classification, shall be in accordance with Table V-1: Street Design Standards.[3] The provisions contained herein do not always provide
adequate cartway for on-street parking on both sides of the proposed
roadway. The applicant shall be responsible for submitting traffic
and engineering study for the recommendations and/or restrictions
along a proposed road.
(3)
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 in accordance with PennDOT standards,
the design of which is subject to Township approval.
C.
Horizontal street alignment. The following criteria shall apply to
the horizontal alignment of all proposed and reconstructed streets:
(1)
Horizontal street alignments shall be measured along the center line
and horizontal curves shall be used at all angle changes.
(2)
Where practical, single, long radius curves shall be used rather
than a series of curves with varying radii or a series of short curves
separated by short, straight segments. Additionally, decreasing radius
curves are specifically prohibited.
(3)
The minimum horizontal curve radius shall be 300 feet for major and
minor collector streets, 150 feet for local roads, and subject to
PennDOT review and concurrence for arterial roads.
(4)
A minimum tangent of 100 feet between reverse curves shall be provided
on all streets.
D.
Vertical street alignment. The following criteria shall apply to
the vertical alignment of all proposed and reconstructed streets:
(1)
Vertical street alignment shall be measured at the center line, and
vertical curves shall be used in changes or grade when the algebraic
difference exceeds 1%.
(2)
The minimum and maximum grades, based upon the growth area classification in Chapter 270, Zoning, and street classification, shall be in accordance with Table V-1: Street Design Standards.
(3)
Vertical curves shall have a minimum length of 300 feet for major
collector and major local streets and 200 feet for local roads.
(4)
The maximum grade for 50 feet on each side of an intersection may
not exceed 4%.
(5)
The grade within the diameter of a turnaround of a permanent cul-de-sac
shall be at least 1% and shall not exceed 5% in all directions.
(6)
The maximum slopes of banks located inside the street right-of-way,
measured perpendicular to the right-of-way, shall not exceed 3:1.
|
Table V-1: Street Design Standards
| |||||||
|---|---|---|---|---|---|---|---|
|
Type of Street
|
Minimum Right-of-Way Width
(feet)
|
Minimum Travel Lane Width
(feet)
|
Minimum Shoulder Width
(feet)
|
Minimum Cross Slope
(%)
|
Maximum Cross Slope
(%)
|
Vertical Grade Minimum
(%)
|
Vertical Grade Maximum
(%)
|
|
Designated Growth Area (DGA)
| |||||||
|
Arterial
|
80
|
12
|
8
|
2
|
8
|
1
|
6
|
|
Major collector
|
60
|
11
|
8
|
2
|
8
|
1
|
6
|
|
Minor collector
|
50
|
11
|
6
|
2
|
6
|
1
|
10
|
|
Local
|
50
|
10
|
6
|
2
|
6
|
1
|
10
|
|
Cul-de-sac turnaround
|
50-foot radius1
|
40-foot radius
|
N/A
|
2
|
5
|
1
|
5
|
|
Rural Growth Area (RGA)
| |||||||
|
Arterial
|
60
|
12
|
6
|
2
|
8
|
1
|
6
|
|
Major collector
|
50
|
11
|
6
|
2
|
6
|
1
|
6
|
|
Minor collector
|
50
|
10
|
4
|
2
|
6
|
1
|
10
|
|
Local
|
50
|
10
|
2
|
2
|
6
|
1
|
10
|
|
Cul-de-sac turnaround
|
50-foot radius1
|
40-foot radius
|
N/A
|
2
|
5
|
1
|
5
|
|
NOTES:
| |
|---|---|
|
1
|
Required right-of-way for alternate turnarounds shall
be in accordance with the recommendations of the International Fire
Codes, and as approved by the Township Engineer.
|
E.
Street intersections.
(1)
All intersections with state routes shall be subject to the approval
of PennDOT and copies of highway occupancy permits shall be submitted
to the Township prior to final plan approval.
(2)
All intersections involving the junction of more than two streets
are prohibited.
(3)
The minimum separation between the center-line intersections of streets
shall be measured along the center line of the street being intersected
and shall meet the following requirements:
|
Table V-2: Center-Line Intersection Separation Requirements
| ||
|---|---|---|
|
Street Classification
|
Minimum Offset
(feet)
| |
|
Arterial
|
800
| |
|
Major collector
|
600
| |
|
Minor collector
|
500
| |
|
Local
|
250
| |
(4)
All streets shall intersect with each other at a right angle, whenever
possible. In no case, shall the angle of intersection deviate more
than 15° from the perpendicular. All intersections proposing an
intersection not equal to 90° shall be subject to review and approval
by the Township Engineer.
(5)
The minimum radii of the cartway edge at intersections shall be 50
feet for collector streets and 35 feet for local streets. Supplemental
design radius information, based upon the turning movements of the
largest design vehicle anticipated to utilize the roadway, may be
required at the discretion of the Township Engineer. The right-of-way
radii at intersections shall be concentric with the cartway edge,
where possible.
(6)
Clear sight triangles shall be maintained at all street intersections
and shall be so indicated on all plans. Plans shall contain the following
restriction: "No proposed vision obstructing object shall be permitted
which obscures vision above the height of 30 inches and below the
height of 10 feet within the clear sight triangle." All areas within
the clear sight triangle shall become an easement or be incorporated
into the public right-of-way, and shall be so designated on the plan,
to allow the removal of any object that may be an obstruction to clear
sight. Clear sight triangles shall be sized as follows:
|
Table V-3: Clear Sight Triangle Requirements
| ||||
|---|---|---|---|---|
|
Classification of 1 or More Intersecting Streets
|
Side of Clear Sight Triangle
(feet)
| |||
|
Left
|
Right
|
Back
| ||
|
Arterial
|
150
|
150
|
150
| |
|
Collector
|
150
|
150
|
75
| |
|
Local
|
75
|
75
|
50
| |
(7)
Safe sight stopping distance, decision stopping distance, and intersection
sight distance at all controlled intersections shall be designed to
meet the requirements of the Pennsylvania Department of Transportation
Code, Title 67, Chapter 441, as amended.[4] The actual and required sight distance for all intersections
shall be clearly labeled on the plan. The speed limit of the roadway
and the slope of the roadway in each direction shall also be listed
on the plans. Controlled intersections shall include those with stop
signs and/or traffic signals.
[4]
Editor's Note: See 67 Pa. Code Ch. 441.
F.
Improvement specifications.
(1)
All streets shall be designed and constructed in accordance with PennDOT Publication 408 and Chapter 105, Construction and Materials Specifications, of the Code of the Township of West Manheim, as amended.
(2)
Lots abutting arterial and collector roads. In a subdivision or land
development abutting an arterial or major collector street, the following
shall be required:
(a)
The frontage shall be reversed so that the lots contiguous to
such roadways will front on a new street or an existing local street,
with an additional lot depth of 15 feet as an easement exclusively
for planting and screening to be provided by the developer along the
existing street.
A.
Blocks shall be of sufficient depth to permit two tiers of lots,
except where reverse frontage lots are necessary or in the case of
conservation subdivision or other site-specific limitations.
B.
All blocks in residential subdivisions shall have a maximum length along any side of 1,500 feet and a minimum length of any side of two tiers of lots that conform to the standards of Chapter 270, Zoning.
C.
In nonresidential areas, the block and lot layout must be designed
with consideration of site conditions:
(1)
To permit the most efficient arrangement of space for present use
and future expansion.
(2)
To permit adequate, safe worker and patron access, emergency vehicle
access, circulation and parking, as well as loading and unloading.
(3)
Pedestrian-way easements may be required where necessary to assist
circulation or provide access to community facilities. Such pedestrian-way
casements shall have a width of not less than 10 feet, and a paved
walk of not less than five feet.
A.
Whenever practical, side lot lines shall be perpendicular to or radial
to street lines.
B.
In order to avoid jurisdictional problems, lot lines shall, wherever
feasible, follow municipal boundaries rather than cross them. Where
a lot is divided by a municipal boundary, the minimum standards of
both municipalities shall apply.
C.
A through lot or reverse frontage lot contains frontage on two streets
that do not intersect within the boundaries of the lot. Through lots
and reverse frontage are permitted only when necessary to avoid vehicular
access on a high traffic volume street or to avoid vehicular access
in an area with severely limited sight distance. All through lots
and reverse frontage lots shall designate one frontage as the rear
yard with a planted buffer easement of at least 15 feet in width located
immediately contiguous to the street right-of-way. Vehicular access
shall be prohibited from the rear of through lots and reverse frontage
lots. The plan shall specifically identify the rear yard and the frontage
that is used to access the street.
A.
Material and size. Monuments and markers shall be constructed as
follows:
|
Table V-4: Monument and Marker Specifications
| |||
|---|---|---|---|
|
Type
|
Construction
|
Minimum Size
(inches)
| |
|
Monument
|
Concrete with brass cap
|
4 x 4 x 30
| |
|
Marker
|
Iron pipes or steel bars
|
30 x 3/4-inch diameter
| |
B.
Placement of monuments and markers. Monuments and markers must be
placed by a professional land surveyor so that the scored or marked
point coincides exactly with the point of intersection of the lines
being marked or monumented. They must be set so that the top of the
monument or marker is level with the surface of the surrounding ground.
Monuments must be marked on top with a copper or brass dowel.
C.
Reference datum. All markers and monuments shall be referenced to
the North American Datum 1983 Pennsylvania State Plane Coordinates
and performed to the Third Order Control Standards as specified by
the United States Geological Survey (USGS).
F.
Removal. Any monuments or markers that are removed must be replaced
by a professional land surveyor at the expense of the person removing
them.
B.
Vehicular parking facilities for land uses other than single-family
residences shall be designed according to the following provisions:
(1)
Where a parking area abuts a street or property line, a landscaped
strip shall be provided along the entire street right-of-way line
and/or property line. This landscape strip may be located within any
other required landscape strip. At least one shade tree shall be provided
for each 75 linear feet of landscaping area. These trees shall have
a clear trunk at least five feet above finished grade. All landscape
strips shall be a minimum of 10 feet wide.
(2)
Horizontal curves in a parking area shall have a minimum curb radius
of five feet. Turning templates may be required by the Township to
ensure proper access by emergency vehicles.
(3)
All dead-end parking areas shall be designed to provide a sufficient
backup area for end stalls.
(4)
Painted lines, arrows, and dividers shall be provided and maintained
to control parking and, when necessary, to control vehicular circulation.
The lines of all parking stalls and interior traffic controls shall
be solid and four inches in width.
(5)
Parking areas shall be provided with drainage facilities in accordance with the provisions of this chapter and of Chapter 221, Stormwater Management.
(6)
Parking areas shall be set back from public rights-of-way in accordance with Chapter 270, Zoning.
(7)
Parking areas shall be designed to allow for snow removal.
(9)
Parking areas shall be paved with concrete or bituminous materials in accordance with Chapter 105, Construction and Materials Specifications, or as otherwise approved by the Board of Supervisors.
(12)
A maintenance and operation schedule shall be provided for all
parking areas.
All single-family dwelling driveways shall conform to the following:
A.
The number of driveways may not exceed two per lot (along any frontage
or combined frontage).
C.
Driveways accessing a state highway are allowed only by virtue of
a permit issued by the Pennsylvania Department of Transportation.
(1)
Issuance of a PennDOT Highway Occupancy Permit (HOP) does not guarantee
site plan approval by the Township, nor does it deem the plan in conformance
with this chapter. The HOP submission to PennDOT should not occur
without consent to do so by the Township. In the case of a preexisting
driveway, a change in the use on the property may require a revised
HOP if the proposed use will generate daily trips in excess of the
PennDOT trip thresholds.
(2)
For properties that have frontage along an arterial, the Township
may prohibit access to the arterial if all movements can be efficiently
and safely accommodated on the other street or streets, based on design
standards contained within this chapter. Access may be restricted
to the Township street despite the ability to receive a highway occupancy
permit (HOP) from PennDOT.
D.
Driveways may not exceed 24 feet in width at the right-of-way line.
E.
Driveways must be located in a safe relationship to sight distance
and barriers to vision. The drive may not exceed a slope of 5% within
25 feet of the street right-of-way line. Driveways shall not exceed
15% slope. Where a drive enters a bank through a cut, the shoulders
of the cut may not exceed 50% in slope within 25 feet of the point
the drive intersects the right-of-way. The safe sight distance at
each driveway shall not be less than the distances found in Chapter
441 of Title 67 of the Pennsylvania Code, as amended.
[Amended 8-16-2016 by Ord. No. 4-2016]
F.
A fifty-foot clear sight triangle in conformance with § 235-46E(6) of this chapter shall be provided for driveways.
A.
Except as specified elsewhere, the number of access drives intersecting
with each street shall not exceed two per lot.
B.
Either edge of an access drive may be no closer than:
(1)
One hundred feet to the intersection of any street right-of-way lines;
and
(2)
One hundred feet to any other access drives or driveways located
upon the same lot (measured from cartway edges); and
(3)
Two hundred feet to any other access drives or driveways on adjacent
lots.
(4)
Fifteen feet to any side and/or rear property lines; however, this
setback can be waived along one property line when a joint parking
lot is shared by adjoining uses.
C.
A one-hundred-foot clear sight triangle in conformance with § 235-46E(6) shall be provided for all access drives. In addition, all proposed access drives must have a minimum adequate safe stopping sight distance based on PennDOT standards.
D.
Access drives shall provide an eighteen-foot-wide cartway for a single
lane of travel. If there are multiple lanes of travel, each lane shall
have a cartway 12 feet wide. See table below for further explanation:
|
Table V-5: Access Drive Standards
| |||
|---|---|---|---|
|
Number of Lanes
|
Direction of Travel
|
Required Access Drive Width
(feet)
| |
|
1
|
One way
|
18
| |
|
2
|
One or two way
|
24
| |
|
3 or more
|
One or two way
|
12 per lane
| |
E.
Parking along both sides of access drives shall be prohibited.
F.
PennDOT permit. Any access drive intersecting with a state-owned
road shall require the obtainment of a Pennsylvania Department of
Transportation driveway permit.
A.
Sidewalks shall be provided for all development located in the Designated Growth Area as defined by Chapter 270, Zoning. Sidewalks shall be provided within the Rural Resource Zone, when the Conservation Overlay is applied as defined by Chapter 270, Zoning. Sidewalks are required in all other areas of the Township as directed by the West Manheim Township Board of Supervisors. If the Supervisors feel that sidewalks, and/or curbing in accordance with § 235-54, are not required at this time, then the following language shall be provided on the final plans:
"Concrete curbs, sidewalks, and street widening shall be installed
in accordance with the West Manheim Township Construction and Materials
Specifications by the owner, heirs, or assigns, within six months
after receipt of written notice from West Manheim Township."
B.
The sidewalk may commence one foot inside the right-of-way line and
extend toward the curb or gutter line with a minimum two-foot grass
strip between the curb or edge of street and the sidewalk.
C.
Sidewalks must be at least four feet wide and provide adequate passing
and turning areas in accordance with Americans with Disabilities Act
(ADA)[1] requirements. In the vicinity of shopping centers, schools,
recreation areas, and other such facilities, they must be at least
six feet wide and located within the street right-of-way. Where sidewalks
abut the curb and cars overhang the sidewalk, widths shall be six
feet.
[1]
Editor's Note: See 42 U.S.C. § 12101 et seq.
D.
Sidewalks and handicap ramps must be constructed in accordance with the most recent version of Chapter 105, Construction and Materials Specifications, of the Code of the Township of the West Manheim, and/or PennDOT Publication 408, as amended.
E.
Crosswalks and handicap ramps must be provided in accordance with
ADA regulations to provide circulation or access to schools, playgrounds,
shopping centers, and transportation throughout neighborhoods in the
Designated Growth Area as shown in the West Manheim Township Comprehensive
Plan, as amended. Crosswalks must be no less than 12 feet wide.[2]
F.
Pedestrian walkways, five feet in width with a ten-foot-wide easement,
may be required by the Township to provide circulation or access to
schools, playgrounds, shopping or other activity areas.
G.
Sidewalks shall be graded to discharge stormwater runoff and shall
have a minimum cross slope of 2%.
A.
Curbing shall be provided for all development located in the Designated Growth Area as defined by Chapter 270, Zoning. Curbing shall be provided within the Rural Resource Zone, when the Conservation Overlay is applied as defined by Chapter 270, Zoning. Curbing is required in all other areas of the Township as directed by the West Manheim Township Board of Supervisors. If the Supervisors feel that curbs, and/or sidewalks in accordance with § 235-53, are not required at this time, then the following language shall be provided on the final plans:
"Concrete curbs, sidewalks, and street widening shall be installed
in accordance with the West Manheim Township Construction and Materials
Specifications by the owner, heirs, or assigns, within six months
after receipt of written notice from West Manheim Township."
B.
In areas where curbing is not required, suitable gutters shall be
designed and installed subject to Township approval to control erosion.
If curbs are to be installed, the pavement shall extend from curb
to curb. The Township may require installation of curbs and/or gutters
in any development where the evidence indicates that such improvements
are necessary for proper drainage.
A.
All site grading activities shall conform to the requirements of this chapter, of Chapter 105, Construction and Materials Specifications, or other specifications as may be recommended by the Township Engineer and approved by the Township Board of Supervisors.
B.
In order to provide more suitable sites for building and other uses,
improve surface drainage, and control erosion, the following requirements
shall be met:
(1)
All lots, tracts, or parcels shall be graded to provide proper drainage
away from buildings and dispose of the runoff without ponding, and
all land within a development shall be graded to drain and dispose
of surface water without ponding, except where other arrangements
are approved by the Board of Supervisors.
(2)
All drainage provisions shall be designed to adequately handle the
surface runoff and carry it to the nearest suitable outlet such as
a curbed street, storm drain, or natural watercourse. Where drainage
swales are used to divert surface waters away from buildings, they
shall be paved, sodded or planted and shall be of such slope, shape
and size as to conform to the requirements of the Township.
(3)
Concentration of surface water runoff shall only be permitted in
swales or watercourses that lead to a natural watercourse or drainage
structure.
(4)
Grading shall be done in such a way so as to not divert water onto
the property of another landowner without the expressed consent of
the Township and the affected landowner.
(5)
During grading operations, necessary measures shall be taken to prevent
erosion or siltation of natural drainageways. An erosion and sedimentation
control plan shall be on site for all earth disturbance activities.
(6)
During grading operations, necessary measures for dust control will
be exercised.
(7)
Topsoil shall be preserved and redistributed as cover. Stabilization
of all disturbed areas shall be in accordance with the erosion and
sedimentation control plan.
(8)
Tree guards during construction and grading, and limitations as to
cuts and fills, both temporary and permanent, near trees shall be
provided as necessary to give reasonable assurance of their protection
for continued healthy growth.
(9)
Grading equipment will not be allowed to cross live streams unless
the crossing is specifically addressed in an approved erosion and
sediment pollution control plan and coverage under the PA DEP General
Permit is afforded the crossing. The installation of culverts or bridges
must be approved by the York County Conservation District and/or PA
DEP as required. Emergency crossings may be permitted through permission
of PA DEP.
(10)
Excavations and fills.
(a)
Cut slopes shall not be steeper than 3:1; fill slopes shall
not exceed 3:1.
(b)
Adequate provisions shall be made to prevent surface water from
damaging the cut face of excavations or the sloping surfaces of fills.
(c)
Cut and fills shall not endanger adjoining property. Cut and
fills over one foot shall not be located within 10 feet of an existing
adjoining property line.
(d)
Fill shall be placed and compacted so as to minimize sliding
or erosion of the soil.
(e)
Fills shall not encroach on natural watercourses or construction
channels.
(f)
Fills placed adjacent to natural watercourses or constructed
channels shall have suitable protection against erosion during periods
of flooding.
(11)
Slope controls. The following controls shall apply in all areas where the slope of the land exceeds 12%. All grading plans shall conform to Part 6 of Chapter 270, Zoning.
(a)
Prior to any alteration of the existing grade, a grading plan
shall be reviewed by the Township Engineer and approved by the Township
Board of Supervisors.
(b)
The applicant shall indicate the methods whereby structural
and foundation problems caused by slope conditions will be overcome
and the natural watershed will be maintained.
(12)
Grading plans. Grading plans required as supporting documentation
to preliminary and final plans will act as a guide to individual lot
owners for lot plans to be submitted with individual building permit
applications.
B.
If the proposed method of public sanitary sewer service is found
to be feasible, formal application shall be made to the Commonwealth
of Pennsylvania Department of Environmental Protection and a permit
obtained from the Bureau of Water Quality Management prior to construction
of sewers and treatment facilities.
C.
The Board of Supervisors will approve the use of on-site sewage disposal
systems only when the Department of Environmental Protection certifies
the suitability of the land for on-site sewage disposal. The following
documentation is required for on-lot systems;
(1)
Soils tests shall be performed in accordance with the regulations
of the Sewage Enforcement Officer and/or Department of Environmental
Protection.
(2)
A nitrate study shall be required for all lots to determine the minimum
lot size required in accordance with Chapter 71 of Title 25 of the
Pennsylvania Code, as amended.
B.
If the proposed method of public water supply service is found to
be feasible, a letter or formal agreement from a water service provider
regulated by the Pennsylvania Public Utilities Commission and approved
and permitted by the Department of Environmental Protection must be
submitted to the Township.
C.
The Board of Supervisors will approve individual on-lot groundwater
or community water systems only when the hydrogeologic and groundwater
assessment report indicates and the Township hydrogeologist and/or
Township Engineer concur that:
(1)
Justification detailed in this chapter cannot be met and the project
necessitates consideration of this method;
(2)
The water supply yield is adequate for the type of development proposed;
and
(3)
The installation of such systems will not endanger or decrease the
groundwater supplies of properties adjacent to the land development.
B.
Existing drainageways. Where a subdivision is traversed by a watercourse, drainageway, channel, or stream, there shall be provided a drainage easement conforming substantially with the line of such watercourse, drainageway, channel or stream in accordance with Part 6, § 270-59, of Chapter 270, Zoning. All other drainageways and stormwater conveyance facilities shall be provided with an easement that shall be not less than 20 feet wide, or of such greater width as will be adequate to preserve the unimpeded flow of natural drainage or for the purpose of widening, deepening, relocating, improving or protecting such stormwater conveyance facilities, or for the purpose of installing a stormwater sewer.
Utility line installation. In developments of four or more lots,
electric, telephone and all other utility facilities shall be installed
underground. The developer shall be required, prior to final plan
approval, to obtain a letter from the appropriate utility company
confirming that the developer has entered into an agreement to provide
for an underground electric and telephone system in accordance with
the Pennsylvania Public Utility Commission Investigation Docket No.
99, as amended, or has obtained a waiver from said Pennsylvania Public
Utility Commission to allow overhead electric and telephone facilities.
A.
Width and location. When easements are required for any utility serving
a subdivision or land development, they must be a minimum of 20 feet
wide per utility, centered over the proposed utility.
B.
Natural gaslines. All natural gaslines must be installed in compliance
with the ASA Code B31, 80, 1958, as amended. The minimum distance
from a natural gasline to a dwelling unit or other structure must
be as required by the applicable transmission or distributing company.
C.
Petroleum lines. Between a proposed dwelling unit or other structure
and the center line of a petroleum or petroleum products transmission
line which may traverse the subdivision or land development, there
must be a minimum distance of 100 feet measured in the shortest distance.
D.
All subdivisions and/or land development plans containing utility
easements or rights-of-way shall include a note stating that:
"The Owner shall not construct, plant, or maintain any structures,
fences, trees, shrubbery, etc. within the sanitary sewer, stormwater
or utility right-of-way easement in order to ensure a free and clear
access to all facilities. Bituminous paving, commingling of sanitary
sewer, stormwater or utilities, or a change in ground contours within
the right-of-way easement will be permitted only with written consent
of the Township."
A.
Where the Township considers that a local recreation site is necessary
to carry out the purpose of the Comprehensive Plan, the Township may
require the applicant or developer to dedicate a portion of such site
in accordance with the following standards:
B.
Where the application of these area standards would result in an
open space or recreation site too small to be usable, or if a suitable
local recreation site cannot be properly located in the land development,
as determined by the Township, a payment of a fee in lieu of dedication
of such land is required. The following procedures must be followed:
(1)
The amount of the fee must be substantially equal to the value of
the land that would be set aside if the standards specified above
were to be applied.
(2)
The fee must be paid to the Township prior to the approval of the
final plan.
(3)
All monies paid to the Township in this manner must be kept in an
interest-bearing capital reserve fund established as provided by law.
Moneys in such capital reserve fund must be used for the purpose of
providing, acquiring, operating or maintaining park or recreational
facilities.
[Amended 8-16-2016 by Ord. No. 4-2016]
(4)
The provisions of these regulations governing the setting and collection
of fees in lieu of land dedication shall not be utilized until the
Township has established an interest-bearing capital reserve fund
or escrow account.
(5)
Upon request of any person who paid any fee under this section, the Township shall refund such fee, plus interest accumulated thereon from the date of payment, if the Township has used the fee paid for a purpose other than the purposes set forth in Subsection B(3) of this section.
[Amended 8-16-2016 by Ord. No. 4-2016]
C.
In lieu of requiring the dedication of a recreation or park site,
or a fee for this purpose, the Board of Supervisors may permit a private
site to be used if:
A.
An effective common open space system should tie together a number
of diverse recreational activity areas with adequate pedestrian pathways
and auto/bicycle access for the residents it is intended to serve.
As many homes as possible should have direct access to the open space
of a development. Developed common open space generally should not
be isolated in one corner of a project.
B.
Active recreation should be visibly close but shall not interfere
with the privacy of adjacent residents. It should be designed to accommodate
the recreation needs of the project's intended age groups.
C.
Recreational facilities. The following guidelines should be considered:
(1)
Pathways and bikeways. Use to connect common open space between recreational
facilities and between residential buildings and other uses. Vehicular
conflicts with common open space pathways are discouraged.
(2)
Internal bicycle paths. In planned developments where internal bicycle
paths are proposed and primarily intended to provide access for occupants
of such developments, the following pathway width design guidelines
shall be observed:
|
Pathway Type
|
Pathway Width
(feet)
| |
|---|---|---|
|
One-way bikeway shared with pedestrians
|
8
| |
|
Two-way bikeway shared with pedestrians
|
12
| |
|
One-way independent bikeway path
|
4
| |
|
Two-way independent bikeway path
|
8
|
(3)
Play lots.
(a)
Minimum of 2,000 square feet for toddlers and up to 5,000 square
feet for older children. Primarily used by preschool age children.
(b)
Facilities include swings, slides, play sculptures, and benches
for parents.
(c)
Effective service radius of one play lot would be 1/8 mile.
(d)
Approximately one play lot for each 200 persons or 50 children.
(4)
Playgrounds. Designed for a variety of uses. Equipment should reflect
the patronage. Sandboxes and play sculpture for young children; basketball
courts or backboards for older youths; paved areas for various activities;
and shuffleboard areas for the elderly.
(5)
Tennis. Two courts for each 100 dwelling units. Automobile parking
should be provided on the basis of three spaces per court together
with appropriate bicycle parking facilities.
(6)
Swimming pools.
(a)
The size of pools should generally be based on the number of
dwelling units as follows:
|
Number of Dwelling Units
|
Pool Size
(square feet)
| |
|---|---|---|
|
Under 50
|
800 to 1,000
| |
|
50 to 100
|
1,000 to 1,300
| |
|
101 to 150
|
1,200 to 1,500
| |
|
151 to 200
|
1,400 to 1,800
| |
|
Over 200
|
1,800 up
|
(b)
In larger developments, a series of smaller pools relating to
individual housing groups should be considered instead of a centrally
located, large pool. Wading pools should be provided where the anticipated
child population indicates that they will be used.
(7)
Community buildings. In planned developments of over 150 dwelling
units, consideration should be given toward a recreation center/community
multipurpose building. Such facilities should be within walking or
easy biking distance of the majority of residents it is intended to
serve.
(8)
Other amenities. Consider jogging trails and exercise areas in an
adult-oriented project. Provide benches and sitting areas along pathways
where appropriate and particularly where they can incorporate or provide
views of a significant landscape feature, recreational facility or
interesting site design of the project. Consider an area reserved
for small garden plots in larger developments.
In large-scale land developments, the dedication of sites for
other appropriate public uses, such as but not limited to schools,
library, and public service buildings, may be required. Such areas
or sites must be of a character, extent, and location as to be clearly
related to the local and neighborhood needs of the residents of the
development. No land may be required for dedication which would primarily
serve the need of the Township as a whole as distinguished from the
development or neighborhood.
A.
It is the purpose of this section to establish minimum standards
for the provision, installation and maintenance of landscape plantings
in order to achieve a healthy, beautiful and safe community. Furthermore,
it is the intent of this section to:
(1)
Improve the appearance of all areas through the incorporation of
open space into development in ways that harmonize and enhance the
natural and built environment.
(2)
Improve environmental quality by recognizing the numerous beneficial
effects of landscaping upon the environment, including but not limited
to the improvement of air quality, the maintenance of areas essential
for stormwater management and aquifer recharge and reducing air, noise,
heat and chemical pollution.
(3)
Maintain and increase the value of land by requiring landscaping
to be incorporated into development, thus becoming by itself a valuable
capital asset.
(4)
Provide direct and important physical and psychological benefits
to human beings through the use of landscaping to reduce noise and
glare and to soften the harsher aspects of development.
(5)
Preserve existing natural vegetation and incorporate native plants
and plant communities into landscape design.
(6)
Establish procedures and standards for the administration and enforcement
of the landscaping requirements of this chapter.
B.
Landscape plan.
(1)
All landscaping shall be drawn to scale on a site development plan
and submitted to the Zoning Officer prior to the issuance of a zoning
permit or with the preliminary or final subdivision and land development
application. The landscape plan shall contain the following data as
a minimum:
(a)
All on-site inventory identifying type, size and height of existing
plant materials.
(b)
A plant schedule describing plant materials, including names
(common and botanical), location, qualities, caliper sizes, heights,
spread, and spacing at installation.
(d)
The manner in which trees and shrubs are to be planted shall
be indicated on a tree and shrub planting detail.
(e)
The manner in which lawn areas and ground cover are to be planted
shall be indicated on a ground cover detail.
(f)
A description of how existing healthy trees are proposed to
be retained and protected from damage during construction shall be
described in the construction detail.
(g)
Size, height, location and material of proposed seating, lighting,
planters, sculptures and water features.
(2)
Plants defined as invasive or noxious weeds, as defined by the United
States Department of Agriculture (USDA) Plants Database specifically
for Pennsylvania and the Pennsylvania Departments of Conservation
and Natural Resources (PA DCNR) Plants Database, shall be prohibited
in the Township.
C.
Minimum planting specifications.
(1)
Deciduous trees shall have a minimum caliper measurement of 2 1/2
inches, measured a minimum of six inches above the soil line.
(2)
Coniferous trees shall have a minimum height of six feet.
(3)
Evergreen shrubs, except for those used as low ground covers, shall
have an average height of 20 inches.
(4)
Deciduous shrubs shall have an average height of 30 inches.
(5)
Trees with less than three inches in caliper shall be properly staked
or trees with more than three inches in caliper shall be guyed and
be properly protected for a period of one year from the date of planting.
(6)
Any nylon rope used in balling the tree must be cut and removed from
the root ball.
(7)
Trees and shrubs shall be hardy, not prone to disease or pests and
suitable for use as a screening hedge including dense foliage.
(8)
Shrubs and ground cover to be used on slopes steeper than 3:1 shall
be chosen from vegetation determined to be acceptable for erosion
control. No more than 50% of berm area may be composed of ornamental
grass or legume mixture.
(9)
Mulch for grass seed mix must be straw mulch as specified in PennDOT
Publication 408 ("Pub. 408"), except that slopes steeper than 3:1
shall receive erosion control blankets/mats as specified in Pub. 408.
Mulch shall be placed around trees, shrubs and ground cover. Mulch
shall be shredded bark or other organic mulch, if approved by Township
officials, in continuous beds surrounding vegetation. Mulch shall
not be the sole cover but shall be used in conjunction with vegetative
ground cover which shall cover 95% of the area within two years of
planting. A system of staking, matting and/or netting shall be installed
on slope/mound areas steeper than 3:1 to be mulched, but that will
not inhibit vegetative growth and that will not be visible two years
after planting.
(10)
Stabilization measures shall include erosion control blankets
or mats as specified in PennDOT Pub. 408 for slopes steeper than 3:1.
D.
Native plant requirement. The use of native species benefits land
developers by reducing landscape maintenance costs and will benefit
the community and the environment by reestablishing a native plant
community.
(1)
Native plants shall be selected from the United States Department
of Agriculture (USDA) Plants Database specifically for Pennsylvania
and the Pennsylvania Departments of Conservation and Natural Resources
(PA DCNR) Plants Database.
(2)
At least 100% of all required landscape plantings shall be native
plants, except that a minimum of 30% of the vegetation chosen for
erosion control shall be native plants.
(3)
Suggested street trees are native tree species, cultivars of native
species and, infrequently, hybrids of native species. Street trees
shall be selected based upon information available from Street Tree
Fact Sheets by H.D. Gerhold, W.N. Wandell and N.L. Lacasse, a publication
of the Municipal Tree Restoration Program.
E.
Landscaping requirements for specific projects.
(1)
Attached residential development. For single-family attached (townhouse)
or multifamily residential development projects, or for residential
projects including a mixture of dwelling unit types, the following
landscaping standards shall be applied.
(a)
A minimum of two planting units (PUs) shall be required for
every proposed dwelling unit.
(b)
For multifamily residential development projects, or those projects
which include a mixture of dwelling unit types, credit for up to 50%
of the minimum landscaping quantity requirements may be given for
retaining existing major deciduous trees on the site, provided that
the following conditions apply:
[1]
The major deciduous trees are in good health.
[2]
The major deciduous trees are located within 25 feet of at least
one dwelling unit.
[3]
The applicant agrees to replace any major deciduous tree which
contributes to the minimum quantity of landscaping with another major
deciduous tree if it should die within two years of the completion
of the development.
(c)
Common residential parking lots shall be designed and landscaped in accordance with § 235-50 of this chapter. Interior and perimeter landscaping elements required by § 235-50 may contribute to no greater than 50% of the minimum landscaping quantity requirements for a residential development project.
(2)
Detached residential development. For single-family detached or single-family
semidetached residential development projects, the following landscaping
standards shall be applied:
(a)
A minimum of one planting (PU) unit shall be required for every
proposed dwelling unit.
(b)
At least one major deciduous tree shall be planted at intervals
of between 50 and 70 feet along both sides of all streets of the residential
development. Such major deciduous trees shall be located between the
sidewalk and the building setback line.
(c)
The required shade trees shall be planted at least five feet
from the sidewalk. No shade trees shall be planted between the sidewalk
and the curb.
(d)
Where a residential project is proposed which required 25 or
more planting units of landscaping, the landscaping plan required
by this chapter shall be prepared and certified by a licensed landscape
architect in the Commonwealth of Pennsylvania.
(3)
Nonresidential development. For all nonresidential development, the
following landscaping standards shall be applied:
(a)
Quantity of landscaping. The following quantities of landscaping
shall be provided:
(b)
Credit for existing vegetation. Credit for up to 50% of the
minimum landscaping quantity requirements may be given for retaining
major deciduous trees on the site, provided that the following conditions
apply:
[1]
The major deciduous trees are in good health.
[2]
The major deciduous trees are located within 25 feet of the
nonresidential use.
[3]
The applicant agrees to replace any major deciduous tree which
contributes to the minimum quantity of landscaping with another major
deciduous tree if it should die within two years of the completion
of the development.
(c)
Additional requirements. The following additional landscaping
requirements shall be applied to nonresidential development projects:
[1]
A minimum ten-foot wide planting area shall be provided along
all property lines which abut residential zoning districts or properties.
A dense screen of deciduous trees, evergreen trees and/or shrubs,
planted in such a pattern to form a six-foot-high screen within three
years, is required.
[2]
Where a nonresidential project is proposed which requires five
or more planting units of landscaping, the landscape plan required
by this chapter shall be prepared and certified by a licensed landscape
architect in the Commonwealth of Pennsylvania.
(4)
Parking lots. Parking lots shall be designed to conform to the following
requirements:
(a)
Landscaping within the parking area of all off-street parking
lots containing 25 or greater parking spaces shall be required and
shall be provided with the following:
[1]
Terminal landscaped islands shall be provided at both ends of
all rows of parking spaces. Terminal landscaped islands shall be designed
to protect parking vehicles, to help define the traffic circulation
pattern of the parking lot and to provide landscaping area.
[2]
Each terminal landscaped island shall measure not less than
five feet in width and 15 feet in length.
[3]
Each terminal landscaped island shall include at least one minor
deciduous tree, with the remaining area landscaped with appropriate
ground cover or grass.
[4]
Where parking space rows are proposed with 20 or more parking
spaces, one mid-row landscaped island shall be provided for every
20 contiguous parking spaces. Mid-row landscaped islands shall have
the same requirements as terminal landscaped islands.
[5]
A landscaped divider strip between abutting rows of parking
shall be installed. Landscaped divider strips shall be designed to
help define the traffic circulation pattern, to provide visual breaks
within the parking area and to help separate pedestrian and vehicular
traffic. Landscaped divider strips shall be a minimum of five feet
in width.
[6]
At least one minor deciduous tree shall be planted for every
twenty-foot interval within the landscaped divider strip. The remaining
area of the divider strip shall be landscaped with ground cover or
grass. Unpaved pedestrian walkways may be substituted for a portion
of the required ground cover or grass to facilitate pedestrian movements
through the parking lot.
[7]
Curbing or wheel stops shall be provided around all terminal
landscaped islands and landscaped divider strips to prevent vehicular
encroachment.
(b)
All parking lots shall be surrounded by a perimeter landscaping
strip which meets the following requirements:
[1]
Perimeter landscaped areas shall be provided around the perimeter
of all parking areas, except where one side of the parking area is
bounded by a principal structure.
[2]
The minimum width of the perimeter landscaping area around a
parking area shall be 10 feet, measured outward from the edge of the
parking lot.
[3]
At least one minor deciduous tree shall be planted for every
twenty-four foot interval within the perimeter landscaping area. The
remaining area of the perimeter landscaping strip shall be landscaped
with appropriate ground cover or grass.
F.
Screening, buffering and fencing standards.
(2)
Screening.
(a)
Level 1 screening materials. Level 1 screening shall include
but is not limited to:
[1]
Evergreen trees: minimum five-foot planting height;
[2]
Deciduous trees: minimum two-inch caliper and six-foot planting
height; and
[3]
Shrubs: eighteen-inch planting height, reaching a minimum of
30 inches within two years. All shrubs (deciduous or evergreen) must
have a minimum spread of 12 inches when planted.
(b)
Level 2 screening materials. Level 2 screening shall include
but is not limited to:
[1]
Evergreen trees: minimum five-foot planting height;
[2]
Deciduous trees: minimum two-inch caliper and six-foot planting
height; and
[3]
Shrubs: eighteen-inch planting height, reaching a minimum of
30 inches within two years. All shrubs (deciduous or evergreen) must
have a minimum spread of 12 inches when planted.
(c)
Level 3 screening materials. Level 3 screening shall include
but is not limited to:
G.
Installation standards.
(1)
The landscape contractor shall furnish and install and/or dig, ball,
burlap or transplant all plant materials listed on the landscape plan.
Bare root is not permitted for any tree.
(2)
All plants shall be nursery grown. Plants taken from cold storage
shall not be acceptable.
(3)
A professional horticulturist/nurseryman shall be consulted to determine
proper time to move and install plant material so that stress to the
plant is minimized. Planting of deciduous material may occur during
winter months; provided that there is no frost in the ground and that
frost-free topsoil planting mixtures are used.
(4)
The landscape contractor shall excavate all plant pits, hedge trenches
and/or shrub beds as follows:
(a)
All pits shall be generally circular in outline, with vertical
sides. Tree pits shall be deep enough to allow 1/8 of the ball to
be above the existing grade. Tree pits must be minimum of 10 inches
larger on every side than the ball of the tree.
(b)
If areas are designated as shrub beds or hedge trenches, they
shall be cultivated to at least 18 inches in depth. Areas designated
for ground cover shall be cultivated to at least 12 inches in depth.
(5)
After cultivation, all plantings shall be mulched with a minimum
three-inch layer of organic mulch or another similar material, approved
by the Township Supervisors, over the area of the planting.
H.
Maintenance requirements.
(1)
The owner or assigns of land subject to this chapter shall be responsible
for the maintenance of landscaping in good condition so as to present
a healthy, neat and orderly landscape area.
(2)
All pruning should be accomplished according to good horticultural
standards. Plants shall be pruned only as necessary to promote healthy
plant growth. Unless approval is provided by the Board of Supervisors,
plants shall be allowed to attain their normal size and shall not
be severely pruned in order to permanently maintain growth at a reduced
height.
(3)
Grass shall be mown as required to encourage deep root growth.
(4)
All roadway, curb and sidewalk components included in such landscape
plans shall be edged in order to prevent encroachment from adjacent
landscaped areas.
(5)
Watering:
(6)
All sight triangles shall remain clear, and any plant which could
endanger safety such as unstable limbs shall be removed and the plant
material replaced. It shall be the responsibility of the property
owner to ensure all plantings and architectural elements are maintained
to provide a safe environment.
(7)
All landscaping required by this chapter shall conform to the following
guarantees:
(a)
The installation of required landscaping, in accordance with
the approved landscape plan, shall be guaranteed in accordance with
the requirements of this chapter.
(b)
In addition, any required vegetative element which dies within
18 months of planting shall be replaced by the developer. Any vegetative
element which, within 18 months of planting or replanting, is deemed,
in the opinion of the Code Enforcement Officer, not to have survived
or to have grown in a manner uncharacteristic of its type shall be
replaced. Substitutions for certain species of plants may be made
only when approved by the Board of Supervisors.[1]
A.
Purpose. To require and set minimum standards for outdoor lighting
to:
(1)
Provide for and control lighting in outdoor public places where public
health, safety and welfare are potential concerns.
(2)
Protect drivers and pedestrians from the glare of nonvehicular light
sources.
(3)
Protect neighbors and the night sky from nuisance glare and light
trespass from improperly selected or poorly placed, aimed, applied,
maintained or shielded light sources.
(4)
Promote energy-efficient lighting design and operation.
(5)
Protect and retain the intended visual character of the various venues
of the Township.
B.
Applicability.
(2)
The Board of Supervisors may require lighting be incorporated for
other uses, applications and locations or may restrict lighting in
any of the above uses or applications when health, safety and welfare
are issues.
C.
Lighting requirements.
(1)
The lighting requirements for all land development occurring in the Designated Growth Area, as defined in Chapter 270, Zoning, shall be in accordance with the following:[1]
(a)
A community lighting system shall be installed in proposed land
developments. Light posts shall be located along one side of the street
and at all intersections in the development, and shall be utilized
to upgrade any existing intersections.
(2)
The lighting requirements for all land development occurring within the Rural Growth Area, as defined in Chapter 270, Zoning, shall be in accordance with the following:
D.
Plan submission. For subdivision and land development applications
where site lighting is required by this chapter, is otherwise required
by the Township or is proposed by the applicant, lighting plans shall
be submitted to the Township for review and approval with preliminary
and final subdivision/land development plan applications and conditional
use applications and shall contain the following:
(1)
A plan or plans of the site, complete with all structures, parking
spaces, building entrances, traffic areas (both vehicular and pedestrian),
vegetation that might interfere with lighting, and adjacent uses that
might be adversely impacted by the lighting. The lighting plan shall
contain a layout of all proposed fixtures by location, orientation,
aiming direction, mounting height and type. The submission shall include,
in addition to existing and proposed area lighting, all other exterior
lighting, e.g., architectural, building entrance, landscape, flag,
sign, etc.
(2)
A ten-foot-by-ten-foot illuminance grid (point-by-point) plot of
maintained horizontal footcandles overlaid on the site plan, plotted
out to 0.0 footcandle, which demonstrates compliance with the light
trespass, intensity and uniformity requirements as set forth in this
chapter or as otherwise required by the Township. When the scale of
the plan, as judged by the Township, makes a ten-foot-by-ten-foot
grid plot illegible, larger grid spacing may be permitted.
(3)
The maintenance (light-loss) factors, IES candela file nomenclature,
lamp-lumen ratings and specific lamp manufacturer's lamp ordering
nomenclature, used in calculating the presented illuminance levels.
(4)
Description of the proposed equipment, including fixture catalog
cuts, photometrics, glare reduction devices, lamps, on/off control
devices, mounting heights, pole foundation details and mounting methods.
(5)
When landscaping plans are involved, they shall contain the lighting
fixture locations and shall demonstrate that the site lighting and
landscaping have been coordinated to minimize conflict between vegetation
and intended light distribution, both initially and at vegetation
maturity.
(6)
When requested by the Township, the applicant shall also submit a
visual-impact plan that demonstrates that appropriate steps have been
taken to mitigate the potential consequences of on-site and off-site
glare and to retain the intended character of the Township. This plan
may require the inclusion of initial vertical footcandle values at
specific off-site venues, e.g., bedroom windows of adjacent residential
uses.
(7)
Plan notes. The following notes shall appear on the lighting plan:
(a)
Post-approval alterations to lighting plans or intended substitutions
for approved lighting equipment shall be submitted to the Township
for review and approval.
(b)
The Township reserves the right to conduct post-installation
inspections to verify compliance with the requirements of this chapter
and approved lighting plan commitments, and, if deemed appropriate
by the Township, to require remedial action at no expense to the Township.
(c)
All exterior lighting shall meet IESNA full-cutoff criteria
unless otherwise approved by the Township.
(d)
The installer shall notify the Township to arrange for inspection
and approval of all exterior lighting, including building-mounted
lighting, prior to its installation.
E.
Streetlighting dedication.
(1)
When streetlighting is to be dedicated to the Township, the applicant
shall be responsible for all costs involved in the lighting of streets
and street intersections until the street is accepted for dedication.
(2)
Prior to dedication and in the event of the formation of a homeowners'
association and/or property management declaration, the Township shall
require said agency to enter into an agreement guaranteeing the Township
payment of all costs associated with dedicated streetlighting.
(3)
Assumption of costs of dedicated streetlighting. Upon dedication
of public streets, the Township shall assess the homeowners' association,
individual property owners, or corporations, as may be necessary to
collect all revenues required that are directly or indirectly associated
with all costs of each specific streetlighting fixture. These costs
shall include:
The standards for resource conservation, as set forth in this article, shall apply to all subdivision and land developments in the Township. Chapter 270, Zoning, Part 6, § 270-74, Open space and greenway design standards, shall apply to all subdivision and land developments within the Conservation Subdivision Overlay District. (See Part 6, Article XII, of Chapter 270, Zoning.) In addition to the design and construction standards described in the Article V above, the following requirements shall be met when engineering a subdivision or land development plan for a conservation subdivision as defined in § 235-7.
A.
General standards to minimize adverse impacts. All subdivisions and
land developments shall avoid or minimize adverse impacts on the Township's
natural, cultural and historic resources, as defined below.
B.
Groundwater resources. This section is intended to ensure that the
Township's limited groundwater resources are protected for purposes
of providing water supplies for its residents and businesses, and
to protect the base flow of the Township's surface waters. These
regulations shall be applied in conjunction with those provided for
in other sections of this chapter, dealing with groundwater conservation
and replenishment.
(1)
The proposed subdivision and land development of any tract shall
be designed to cause the least practicable disturbance to natural
infiltration and percolation of precipitation to the groundwater table,
through careful planning of vegetation and land disturbance activities,
and the placement of streets, buildings and other impervious surfaces
in locations other than those identified on the existing resources
and site analysis plan as having the greatest permeability where precipitation
is most likely to infiltrate and recharge the groundwater.
C.
Stream valleys, swales, springs, and other lowland areas. The Township's
Open Space Plan describes and maps stream valleys (which include stream
channels and floodplains), swales, springs and other lowland areas
as resources that warrant restrictive land use controls because of
flooding hazards to human life and property, their groundwater recharge
functions, their importance to water quality and the health of aquatic
communities, and their wildlife habitats. They are generally poorly
suited for on-site subsurface sewage disposal systems.
(1)
The following activities shall be minimized:
(a)
Disturbance to streams and drainage swales.
(b)
Disturbance to year-round wetlands, areas with seasonally high-water
tables, and areas of surface water concentration.
(c)
Because of their extreme limitations, stream valleys, swales
and other lowland areas warrant designation as greenway lands. They
may also require adjoining buffer lands to be included in the greenway,
to be determined by an analysis of the protection requirements of
such areas on a case-by-case basis. In certain instances, seasonal
high-water table soils may be excluded from the greenway where it
can be demonstrated that they are suitable for low-density residential
uses and conventional on-site sewage systems.
D.
Woodlands. Woodlands occur extensively throughout the Township, often
in association with stream valleys and wet areas, poor and erodible
agricultural soils, and moderate-to-steep slopes.
(1)
Woodland conditions within the Township vary with respect to species
composition, age, stocking, and health. They range from relatively
recent post-agricultural young stands to mature mixed-age forests.
Most woodland in the Township represents one or more of the following
resource values:
(a)
As soil stabilizers, particularly on moderate-to-steep slopes,
thereby controlling erosion into nearby streams, ponds, impoundments
and roads. A closely related function is their enhancement of groundwater
recharge.
(b)
As a means of ameliorating harsh microclimatic conditions, in
both summer and winter.
(c)
As a source of wood products, i.e., poles, saw timber, veneer
and firewood.
(d)
As habitats for woodland birds, mammals and other wildlife.
(e)
As recreation resources for walkers, equestrians, picnickers
and other related outdoor activities.
(f)
As visual buffers between areas of development and adjacent
roads and properties.
(2)
Because of their resource values, all woodlands on any tract proposed
for subdivision or land development shall be evaluated by the applicant
to determine the extent to which such woodlands should be designated
partly or entirely as greenway or development lands. Evaluation criteria
shall include:
(a)
Configuration and size.
(b)
Present conditions, i.e., stocking, health and species composition.
(c)
Site potential, i.e., the site's capabilities to support
woodlands, based upon its topographic, soil and hydrologic characteristics.
(d)
Ecological functions: i.e., in protecting steep slopes, erodible
soils, maintaining stream quality and providing for wildlife habitats.
(e)
Relationship to woodlands on adjoining and nearby properties
and the potential for maintaining continuous woodland areas.
(3)
The evaluation of the tract's woodlands shall be undertaken by a forester, landscape architect, horticulturist or another qualified professional acceptable to the Township. This evaluation shall be submitted as a report and made a part of the application for a preliminary plan. At a minimum, that report shall include one or more maps indicating boundaries and conditions of woodland areas accompanied by a report addressing the criteria in Subsection D(1) above.
(4)
In designing a subdivision and land development plan for any tract,
the applicant shall be guided by the following standards:
(a)
Healthy woodlands exceeding one acre shall be preserved and
designated as greenway areas, to the maximum extent possible. Proposed
site improvements shall be located, designed and constructed to minimize
the loss or degradation of woodland areas.
(b)
Subdivisions shall be designed to preserve woodlands along roadways,
property lines and lines occurring within a site such as streams,
swales, stone fences and hedgerows. Such lines and the native vegetation
associated with them shall be preserved as buffers between adjacent
properties and between areas being subdivided within a property. Preservation
shall include ground, shrub, understory and canopy vegetation.
(c)
Disturbance or removal of woodlands occupying environmentally
sensitive areas shall be undertaken only when approved by the Board
and on a limited, selective basis to minimize the adverse impacts
of such actions. This shall include but not necessarily be limited
to, vegetation performing important soil stabilizing functions on
wet soils, stream banks and sloping lands.
(d)
No clearing or earth disturbance (except for soil analysis for
proposed sewage disposal systems) shall be permitted on a site before
the completion of subdivision and land development agreements. The
determination of sight distance clearances along roadways shall be
made graphically and not by clearing on-site prior to plan approval.
E.
Upland rural-agricultural areas. These areas comprise fields, pastures,
meadows, and former agricultural areas in early stages of woodlands
succession, with fences, stone walls, tree copses and hedgerows, typically
bordered by stream valleys and upland woodlands. These comprise the
Township's historic working landscape, dotted with historic houses,
barns and other structures. They give the Township much of its rural
character. They also contain the greatest concentration of prime agricultural
soils. Because of their openness and high visibility, development
in these areas is likely to be most readily seen and disruptive to
the historic landscape. They sometimes provide habitat for wildlife,
in conjunction with nearby woodlands and stream valleys. However,
it is recognized that these areas also frequently offer the fewest
constraints for development.
(1)
Several elements of these working landscapes lend themselves to incorporation
into the Township's greenway network. These include prime agricultural
soils and natural features which visually punctuate the landscape,
such as hedgerows, tree copses, stone walls, and visually prominent
places such as knolls and hilltops.
(2)
These areas can also accommodate development, with preferred locations
being the nonprime agricultural soils and lower topographic settings
where development will be visually less obtrusive. Compact clustered
residential designs, with coordinated architectural and landscape
architectural themes, are encouraged in highly visible locations where
future development cannot be avoided (such as at the far edge of open
fields).
F.
Slopes. Moderately sloping lands (12% to 25%) and steeply sloping
lands (over 25%) are prone to severe erosion if disturbed. Erosion
and the resulting overland flow of soil sediments into streams, ponds
and public roads, are detrimental to water quality and aquatic life,
and a potential hazard to public safety.
(2)
All grading and earthmoving on slopes exceeding 12% shall be minimized.
(3)
No site disturbance shall be allowed on slopes exceeding 25% except
grading for a portion of a driveway accessing a single-family dwelling
when it can be demonstrated that no other routing which avoids slopes
exceeding 25% is feasible.
(4)
On slopes of 12% to 25%, the only permitted grading beyond the terms
described above shall be in conjunction with the placement of a single-family
dwelling, its access driveway and the septic system (which should
typically be designed with a long, narrow drainage field following
the land contours.
(5)
Grading or earthmoving on all sloping lands of 12% or greater shall
not result in earth cuts or fills whose highest vertical dimension
exceeds six feet, except where in the judgment of the Board no reasonable
alternatives exist for construction of roads, drainage structures
and other public improvements, in which case such vertical dimensions
shall not exceed 12 feet. Roads and driveways shall follow the line
of existing topography to minimize the required cut and fill. Finished
slopes of all cuts and fills shall be as required to minimize disturbance
of natural grades.
G.
Significant natural areas and features. Natural areas containing rare or endangered plants and animals, as well as other features of natural significance exist throughout the Township. Some of these have been carefully documented, e.g., by the Statewide Natural Diversity Inventory, whereas, for others, only their general locations are known. Subdivision applicants shall take all reasonable measures to protect significant natural areas and features either identified by the Township's Map of Potential Conservation Lands or by the applicant's existing resources and site analysis plan (as required in § 235-38) by incorporating them into proposed greenway areas or avoiding their disturbance in areas proposed for development.
H.
Historic structures and sites. When the presence of historic sites
is suspected within the development area by the West Manheim Township
Board of Supervisors, the developer shall contact Historic York, Inc.,
and the Pennsylvania Historic and Museum Commission (PHMC). A copy
of all correspondence from Historic York, Inc., and the PHMC, shall
be provided to the Township along with a description of any architectural
and nonstructural site improvements that will be used to protect the
integrity of the historic site.
(1)
All subdivisions and land developments shall comply with the historic preservation standards of Chapter 270, Zoning.
(2)
Plans requiring subdivision and land development approval shall be
designed to protect existing historic resources of all classes. The
protection of an existing historic resource shall include the conservation
of the landscape immediately associated with and significant to that
resource, to preserve its historic context. Where, in the opinion
of the Board of Supervisors, a plan will have an impact upon an historic
resource, the developer shall mitigate that impact to the satisfaction
of the Board by modifying the design, relocating proposed lot lines,
providing landscape buffers, or other approved means.
(3)
Township participation, review and approval of the applicant's
interaction with the State Historical and Museum Commission with regard
to the preservation of historic resources, as required for DEP approval
of proposed sewage disposal systems, shall be required prior to plan
approval.
I.
Historic rural road corridors and scenic viewsheds. All applications
for subdivision and land development shall attempt to preserve the
scenic visual corridors along such roads by incorporating them into
greenway areas or otherwise providing for building setbacks and architectural
designs to minimize their intrusion. In instances, where such designs
fail to satisfactorily protect corridors, applicants will be required
to provide naturalistic landscape buffers to minimize their adverse
visual impacts. The species specified for such buffers shall be selected
on the basis of an inventory of tree and shrub species found in existing
hedgerows and along wooded roadside edges in the vicinity of the development
proposal.
J.
Trails.
(1)
When a subdivision or land development proposal is traversed by or
abuts an existing trail customarily used by pedestrians and/or equestrians,
the governing body may require the applicant to make provisions for
continued recreational use of the trail.
(2)
The applicant may alter the course of the trail within the tract
for which development is proposed under the following conditions:
(a)
The points at which the trail enters and exits the tract remain
unchanged.
(b)
The proposed alteration exhibits quality trail design according
to generally accepted principles of landscape architecture (For example:
Bureau of State Parks publication Non-Motorized Trails).
(c)
The proposed alteration does not coincide with a paved road
intended for use by motorized vehicles.
(3)
When trails are intended for public or private use, they shall be
protected by a permanent conservation easement on the properties on
which they are located. The width of the protected area in which the
trail is located should be a minimum of 10 feet. The language of the
conservation easement shall be to the satisfaction of the governing
body upon recommendation of the Municipal Solicitor.
(4)
The land area permanently designated for trails for public use may be credited toward the greenway land requirement described in Chapter 270, Zoning.
(6)
Trail improvements shall demonstrate adherence to principles of quality
trail design.
(7)
Trails shall have a vertical clearance of no less than 10 feet.
(9)
No trail shall be designed with the intent to accommodate motorized
vehicles.
A.
Resource inventory and analysis. The tract's resources shall be delineated on an existing resources and site analysis plan, as required in § 235-38C(2).
B.
Four-step design process. Following the resource inventory and analysis, all residential subdivisions with open space greenway land shall generally follow a four-step design process as described below. Applicants will be required to document the design process as described in § 235-38D.
(1)
Step 1: Delineation of Open Space Greenway Land and Development Areas.
Open space greenway land and development areas shall be delineated
according to the following procedure, as illustrated below, using
as an example a hypothetical fifty-acre subdivision parcel.
|
Total tract area
|
50 acres
| |||
|
Adjusted tract area (ATA)
|
40 acres
| |||
|
Minimum greenway requirements
| ||||
|
Constrained land
|
10 acres
| |||
|
Add secondary conservation areas (50% of ATA)
|
20 acres
| |||
|
Total
|
30 acres
| |||
|
Development areas (50% of ATA)
|
20 acres
| |||
(a)
All lands deducted from the gross tract to determine adjusted
tract area, shall be delineated in their entirety as "constrained
land," comprising 10 acres in the illustration.
(c)
Total greenway area requirements are the sum of constrained
land and secondary conservation areas which, in the example, comprise
30 acres. All primary conservation areas (floodplains, wetlands, and
slopes greater than 25%) shall be contained within the greenway lands.
(d)
The locations and boundaries of primary conservation areas shall
follow the actual boundaries of floodplains, wetlands and slopes.
(e)
The locations and boundaries of secondary conservation areas shall be based upon the applicant's analysis of the tract's resource features, using the design standards in § 235-38. The applicant shall also be guided by any written recommendations provided by the Township Board of Supervisors regarding the delineation of secondary conservation areas lands, following the site inspection or the presketch conference.
(f)
Development areas constitute the remaining lands of the tract
outside of the designated greenway areas, which in the above example
consist of 20 acres, where house sites, streets and lots are to be
delineated in accordance with Steps 2, 3 and 4, below.
(2)
Step 2: Location of House Sites. Applicants shall identify house
site locations in the tract's designated development areas, designed
to fit the tract's natural topography, served by adequate water
and sewerage facilities, and provide views of and access to adjoining
greenway areas (without encroaching upon them in a manner visually
intrusive to users of such areas). House sites should be located no
closer than 100 feet and 50 feet to primary and secondary conservation
areas, respectively.
(3)
Step 3: Alignment of Streets and Trails.
(a)
With house site locations identified, applicants shall delineate
a street system to provide vehicular access to each house in a manner
conforming to the tract's natural topography and providing for
a safe pattern of circulation and ingress and egress to and from the
tract.
(b)
Streets shall avoid or at least minimize adverse impacts on
the greenway areas. To the greatest extent practicable, wetland crossings
and new streets or driveways traversing slopes over 15% shall be avoided.
(c)
Street connections shall generally be encouraged to minimize
the number of new culs-de-sac to be maintained and to facilitate easy
access to and from homes in different parts of the tract (and on adjoining
parcels).
(d)
A tentative network of trails shall also be shown, connecting
streets with various natural and cultural features in the conserved
greenway lands. Potential trail connections to adjacent parcels shall
also be shown, in areas where a municipal trail network is envisioned.
(4)
Step 4: Design of Lot Lines. Lot lines for the subdivision should
be drawn as the last step in the design procedure. They should follow
the configuration of house sites and streets in a logical and flexible
manner.
A.
Prioritized list of resources to be conserved. The design of greenway lands in any subdivision or land development plan shall reflect the standards set forth in § 235-69, resources identified on the Map of Potential Conservation Lands and, to the fullest extent possible, incorporate any of the following resources if they occur on the tract (listed in order of significance):
(1)
Stream channels, floodplains, wet soils, swales, springs and other
lowland areas, including adjacent buffer areas which may be required
to insure their protection.
(2)
Significant natural areas of species listed as endangered, threatened,
or of special concern, such as those listed in the Statewide Natural
Diversity Inventory.
(3)
Moderate-to-steep slopes, particularly those adjoining watercourses
and ponds, where disturbance and resulting soil erosion and sedimentation
could be detrimental to water quality.
(4)
Healthy woodlands, particularly those performing important ecological
functions such as soil stabilization and protection of streams, wetlands
and wildlife habitats.
(5)
Areas where precipitation is most likely to recharge local groundwater
resources because of topographic and soil conditions affording high
rates of infiltration and percolation.
(6)
Hedgerows, groups of trees, large individual trees of botanic significance,
and other vegetation features representing the site's rural past.
(7)
Class I, II and III agricultural soils as defined by the USDA Natural
Resource Conservation Service.
(8)
Historic structures and sites.
(9)
Visually prominent topographic features such as knolls, hilltops
and ridges, and scenic viewsheds as seen from public roads (particularly
those with historic features).
(10)
Existing trails connecting the tract to other locations in the
Township.
B.
Other design considerations. The configuration of proposed greenway
lands set aside for common use in residential subdivisions shall comply
with the following standards:
(1)
They shall be free of all structures except historic buildings, stone
walls, and structures related to greenway uses. The governing body
may grant approval of structures and improvements required for storm
drainage, sewage treatment and water supply within the greenway, provided
that such facilities would not be detrimental to the greenway (and
that the acreage of lands required for such uses is not credited towards
minimum greenway acreage requirements for the tract, unless the land
they occupy is appropriate for passive recreational use).
(2)
They shall generally not include parcels smaller than three acres,
have a length-to-width ratio of less than 4:1, or be less than 75
feet in width, except for such lands specifically designed as neighborhood
greens, playing fields or trail links.
(3)
They shall be directly accessible to the largest practicable number
of lots within the subdivision. Nonadjoining lots shall be provided
with safe and convenient pedestrian access to greenway land.
(4)
They shall be suitable for active recreational uses to the extent
deemed necessary by the governing body, without interfering with adjacent
dwelling units, parking, driveways, and roads.
(5)
They shall be interconnected wherever possible to provide a continuous
network of greenway lands within and adjoining the subdivision.
(6)
They shall provide buffers to adjoining parks, preserves or other
protected lands.
(7)
Except in those cases where part of the greenway is located within
private house lots, they shall provide for pedestrian pathways for
use by the residents of the subdivision. Consideration shall be given
to providing for public access on such trails if they are linked to
other publicly accessible pathway systems within the Township. Provisions
should be made for access to the greenway lands, as required for land
management and emergency purposes.
(8)
They shall be undivided by public or private streets, except where
necessary for proper traffic circulation.
(9)
They shall be suitably landscaped either by retaining existing natural
cover and wooded areas and/or according to a landscaping plan to protect
greenway resources.
(10)
They shall be made subject to such agreement with the Township
and such conservation easements duly recorded in the office of the
County Recorder of Deeds as may be required by the governing body
for the purpose of preserving the common open space for such uses.
(11)
They shall be consistent with the Township's Comprehensive
Plan and its Open Space Plan.
Land set aside for public recreational use and the "fee-in-lieu"
alternative. The following standards shall apply to new subdivisions.
All actions by the governing body under this section must also be
consistent with the provisions of the state enabling legislation.
A.
Applicants for new residential developments involving 10 or more
dwelling units shall be required to set aside 5% of their gross tract
acreage as undivided recreational land designated for public usage.
Such land shall be suitable for active and/or passive recreation,
with at least half the land suitable for active sports, where such
facilities are required by the governing body.
B.
In lieu of a setting aside for public usage, two alternatives exist
for the applicant proposing subdivision involving 10 or more dwellings:
(1)
The applicant may offer a set-aside land limited to recreational
usage by the residents of the proposed subdivision. If land is set
aside in this manner for private recreational use, it shall also be
permanently protected through a conservation easement enforceable
by the Township and/or a land trust, prohibiting future nonrecreational
(or commercial recreational) uses.
(2)
The applicant may offer to pay a fee to the Township in lieu of any
recreational land set aside. Situations in which it would be appropriate
for the Township to accept such offers include cases where the land
would not provide a particular public benefit because of its small
size or location. Exceptions to this rule, where public use of relatively
small land areas would still be appropriate, include situations in
which the land could be used to buffer or extend public parks or public
school grounds, or could provide potential linkage in a future Township
trail network.
C.
The decision whether to accept a fee-in-lieu offer by the applicant
shall lie with the Board, which shall also establish the amount of
the fee in lieu, based upon the Township's estimated cost of
acquiring land that is similar in area and attributes, which would
better serve public recreational needs. In appraising alternative
sites, the Township shall be guided by the site selection criteria
contained in its Open Space Plan. Such estimates shall be based on
discussions with realtors or appraisers familiar with land values
in the locality. All such fees collected shall be deposited in an
interest-bearing account earmarked for recreational land or facility
provision by the Township, and the applicant shall be informed of
the use to which the fee will be put. Alternatively, the Board may
establish a flat fee (based on discussions with realtors or appraisers
familiar with land values in the area) for general use with subdivision
applicants.
D.
In subdivisions involving fewer than five dwelling units where, in
the judgment of the governing body, there would be no particular public
benefit accruing from a public dedication (as described above), or
from a set aside for shared private recreational usage among the subdivision
lot owners, the applicant may offer to place a conservation easement
on certain areas of land within individual house lots where certain
environmentally sensitive features are present, without conferring
common access rights or privileges for the subdivision residents or
the broader public. The percentage of land that is thus protected
shall generally be not less than 20% of the gross land area of the
subdivision. This land may be access-restricted not only from the
public but also from other residents in the subdivision.
E.
In subdivisions with fewer than 10 dwelling units, where there would
be no particular benefit accruing from a public dedication (as described
above), the recreational land that is part of the requirement for
undivided open space shall be designated for private shared recreational
usage among the subdivision lot owners.
A.
Protection of vegetation from mechanical injury. Where earthwork,
grading, or construction activities will take place in or adjacent
to woodlands, old fields or other significant vegetation or site features,
the governing body may require that the limit of disturbance be delineated
and vegetation protected through installation of temporary fencing
or other approved measures. Such fencing shall be installed prior
to commencing of and shall be maintained throughout the period of
construction activity.
B.
Protection of vegetation from grading change. Grade changes to occur
at any location of the property shall not result in an alteration
to soil or drainage conditions which would adversely affect existing
vegetation to be retained following site disturbance, unless adequate
provisions are made to protect such vegetation and its root systems.
C.
Protection of vegetation from excavations.
D.
Protection of topsoil.
(1)
No topsoil shall be removed from the site.
(2)
Prior to grading operations or excavation, topsoil in the area to
be disturbed shall be removed and stored on site.
(3)
Topsoil removed shall be redistributed and stabilized as quickly
as possible following the establishment of required grades for a project
or project phase. All exposed earth surfaces shall be stabilized by
hydroseeding on slopes of less than 10%, and by sodding, hydroseeding,
or riprap on slopes exceeding 10%.
(4)
Grading and earthmoving operations shall be scheduled to minimize
site disturbance during the period from November 1 to April 1, when
revegetation of exposed ground is difficult.
