The standards and requirements contained in this article shall
apply as minimum design standards for subdivision and/or land developments
in the Township.
A.
General design standards.
(1)
Proposed streets alignment shall conform to the circulation patterns
of the Manor Township Comprehensive Plan, as amended, Manor Township
Official Map and to such other Manor Township, Lancaster County, and
Commonwealth of Pennsylvania street and highway plans as have been
prepared, adopted and/or filed as prescribed by law. For streets not
shown on the circulation plan or Official Map, the arrangement shall
provided for the appropriate extension of existing streets and shall
conform as closely as possible to the original topography.
(2)
The area of a project devoted to streets and related pavement shall
be the minimum necessary to provide adequate and safe movement through
the development and to provide connectivity with adjacent existing
and planned development and to vacant, buildable land. To further
promote street system connectivity, gated entry subdivisions shall
not be allowed.
(3)
Wherever there exists a dedicated or platted area reserved for future
street usage along the boundary of a tract being developed, the adjacent
street shall be extended into the proposed project; to ensure future
street connections to adjacent developable parcels and avoid isolation
of adjacent developments, a proposed development shall provide local
street connection(s) spaced at intervals not to exceed 1,000 feet
along each boundary that abuts potentially developable or redevelopable
land.
(4)
Local streets shall be laid out with narrow cartways, short lengths
and other features as appropriate to discourage excessive speeds.
New streets shall be connected with streets of similar function, to
form continuations thereof.
(5)
New project street systems, platted adjacent to an existing street
system, shall not only connect back to the existing local access streets,
but shall also connect with or be designed to connect with streets
of a higher classification.
(6)
Where a development abuts an existing or proposed major street, the
Board may require the use of access management techniques such as
marginal access streets, reverse frontage lots or other treatment
that will provide access to abutting properties while minimizing the
number of intersections with the major street and maintaining the
through traffic flow on the major street.
(7)
New project street systems shall not be stubbed or designed with
right-of-way adjacent to a farm that is protected through any private,
Lancaster County or Commonwealth of Pennsylvania farm conservation
easement or program, unless such right-of-way is required by the Manor
Township Official Map.
(8)
If lots resulting from original subdivision are large enough to permit
resubdivision or if a portion of the tract is not subdivided, adequate
rights-of-way for streets and other required improvements shall be
provided as necessary to permit further subdivision.
(9)
Curvilinear streets shall be utilized only where topography and natural
features dictate them on the site, and where their use will be consistent
with adjoining development patterns. Curvilinear streets shall not
be used immediately adjacent to an existing grid street system without
providing a transition that continues and blends with the grid.
(10)
Street lengths shall be minimized to promote the most efficient
street layout while still protecting the natural, cultural and historical
environment.
(11)
Streets shall be laid out to provide convenient and safe access
to the property.
(12)
Streets shall be designed with drainage grates that are safe
for crossing by bicycles or horse-drawn vehicles. Installation heights
of drainage grates shall be adjusted by poured concrete or precast
risers. The use of bricks or similar material shall not be permitted.
(13)
As a minimum, all new streets shall be graded to the right-of-way
line. All cut-and-fill slopes associates with the construction of
the streets, within or beyond the limits of the street right-of-way,
shall not exceed a maximum of a 3:1 slope.
(14)
The design speed and proposed speed limits for new streets shall
be noted on the plan and shall be approved by the Township.
(15)
The use of pervious pavement is permitted on sidewalks, plazas,
driveways and parking lots. Pervious pavement shall not be located
on industrial sites, fueling stations, sites with expansive soils
or high depth to bedrock, areas draining to the permeable pavement
greater that two acres, areas where the water table is less than two
feet below the bottom of the pavement base and less than 100 feet
from water supply wells.
(16)
Other principles for maximizing stormwater absorption and treatment
such as those found in the November 2004 Recommended Model Development
Principles for East Hempfield, West Hempfield and Manor Townships,
and Lancaster County, Pennsylvania, an Initiative of the Builders
for the Bay, are encouraged to be incorporated in plans and will be
reviewed on a case-by-case basis and may be approved at the sole discretion
of the Board of Supervisors.
(17)
Snow removal stockpile easements shall be provided at all intersections
and culs-de-sac. The snow-removal stockpile easement shall be a minimum
of 40 feet in length along the cartway. The depth shall be measured
from the edge of pavement/face of curb and shall extend at least 15
feet away from the intersection or cul-de-sac pavement. No on-street
parking, driveway, structure, any aboveground part of any utility,
landscaping, or any other use shall be permitted along and within
the snow removal stockpile easement that would interfere with the
intended purpose of the easement. All snow removal stockpile easements
shall be delineated on all plans and the restrictions on their use
shall be noted on the plans. All locations shall be approved by the
Township.
(18)
Permanent concrete monuments shall be accurately placed to monument
the right-of-way line along at least one side of each street at the
beginning and end of all curves and at all angles. When the outside
perimeter of a tract falls within or along an existing road right-of-way,
then the right-of-way of that roadway shall be monumented at the above-referenced
points.
(a)
Monuments shall be of concrete, with a flat top having a minimum
width or diameter of four inches and a minimum length of 30 inches.
Cast-in-place or precast concrete monuments shall be marked with center
punch mark in a three-quarter-inch copper or brass dowel.
(b)
All existing and proposed monuments shall be delineated on the
final plan.
(c)
All monuments shall be placed by a registered surveyor so that
the scored or marked point shall coincide exactly with the point of
intersection of the lines being marked.
(d)
All monuments shall be inscribed with a proper inscription indicating
the name of the surveyor responsible for the survey.
(19)
All proposed streets shall be offered for dedication.
B.
Private streets. Where a modification of the requirement to offer
streets for dedication is granted by the Township, all private streets
shall conform to the following requirements:
(1)
Private streets shall meet all the design standards for public streets
as required by this chapter.
(2)
Applications that propose a private street shall include an agreement,
in a form acceptable to the Township, which shall be recorded with
the Recorder of Deeds as part of the final plan. This agreement shall
establish the conditions under which the street will be constructed
and maintained, as well as conditions controlling an offer of dedication,
and shall stipulate:
(a)
That the street shall be constructed and maintained to conform
to the provisions of this chapter.
(b)
The method of assessing maintenance and repair costs.
(c)
That an offer for dedication of the street shall be made only
for the street as a whole.
(d)
That the owners of the abutting lots will include with any offer
of dedication sufficient funds, as estimated by the Township, to restore
the street to the prevailing standards.
(e)
That an agreement by the owners of 51% of the front footage
thereon shall be binding on the owners of the remaining lots.
C.
Street names, street address, and traffic signs.
(1)
Streets that are extensions of or obviously in alignment with existing
streets shall bear the names of the existing streets.
(2)
Street names shall not be repeated within the Township and all street
names shall be subject to the approval of the Township and Lancaster
County-Wide Communications.
(3)
Street address plans shall be prepared by the developer and submitted
to the Township prior to the Township accepting dedication of any
streets or prior to the final reduction in the project's financial
guarantee.
(4)
Street name signs shall be provided and installed by the Township
at all intersections and shall identify both intersecting streets,
and their design shall be approved by the Township. The developer
shall reimburse the Township for all associated costs.
(5)
All traffic control and regulatory signs shall be provided and installed by the Township prior to the occupancy of any units within the project in accordance with PennDOT Publication/Chapter 212 and the MUTCD, Manual on Uniform Traffic Control Devices. The developer shall reimburse the Township for all associated costs.
D.
Guide rail.
(1)
Streets shall be designed to preclude or minimize the need for guide
rail. The Township may, however, require guide rail to be placed for
protection on embankments when a barrier is indicated as warranted
in Design Manual Part 2 Highway Design by PennDOT, January 1990 edition,
as amended.
(2)
The design and selection of guide rail shall generally be in accordance
with the standards in Design Manual Part 2 Highway Design, January
1990 edition, as amended; however, the Township shall approve all
guide rail systems.
E.
Reconstruction of existing streets.
(1)
Where a subdivision or land development abuts an existing Township
and/or state street and has a traffic impact on an existing Township
and/or state street as indicated by a traffic study required to be
performed in accordance with this chapter, the developer shall be
required to make the following improvements:
(a)
In cases where a subdivision or land development abuts an existing
Township or state street, the street shall be reconstructed to Township
or PennDOT specifications and design standards:
[1]
If an existing street lies at the perimeter of the development,
it shall be reconstructed or improved to chapter standards, to the
center line of the street; and
[2]
If an existing street lies through the development, it shall
be reconstructed or improved to chapter standards, to the full width
of the street as required by Township or PennDOT specifications and
design standards.
(b)
In cases where the development is situated only on one side
of an existing street, the Township may require that only that side
of the street be reconstructed, along with any improvements on the
opposite side of the street which are specifically required due to
the particular impact(s) of the proposed development.
(c)
Where the developer of the subdivision or land development is
required to provide a traffic study and report and the traffic study
and report indicates that improvements are required, the developer
shall install the improvements, including but not limited to traffic
signals, traffic control devices, additional traffic lanes, shoulders,
traffic dividers and highway markings.
(d)
When the Township determines that the required improvements are not feasible to be constructed at the time of development of the use, the developer shall deposit funds with the Township in the amount of 110% of the cost of the improvements computed in accordance with Article VI of this chapter. The amount of the deposit shall be submitted for approval by the Township Engineer.
(2)
Within any Urban or Village Growth Area, all existing streets at
the perimeter and/or through the development shall be reconstructed
and right-of-way dedicated according to Township or PennDOT specifications:
(a)
If an existing street lies at the perimeter of the development,
it shall be reconstructed to the center line of the street and right-of-way
similarly dedicated according to Township or PennDOT specifications;
and
(b)
If an existing street lies through the development, it shall
be reconstructed to the full width of the street and right-of-way
dedicated as required by Township or PennDOT specifications and design
standards.
(3)
Where a temporary cul-de-sac is being extended, the bulb shall be
removed and the street reconstructed to Township street specifications,
and any existing sidewalk shall be extended through the area, and
the remaining areas shall be regraded and seeded.
(4)
The extension of existing streets which are presently constructed
with a cartway different from current Township standards shall match
the existing cartway width for the length of the block, the design
of which is subject to Township approval. At the next proposed intersection,
the width shall match the current Township standard.
(5)
The construction of a new street that extends from within an Urban
or Village Growth Area to outside of such Growth Area shall incorporate
a transition area, the design of which is subject to Township approval,
such that the cartway width and right-of-way width proposed are equal
to the applicable Growth Area standards throughout and up to the Growth
Area boundary.
(6)
When the proposed development requires construction within an existing
street right-of-way, such as sewer, water or stormwater lines, the
Township may require construction of a new wearing course along the
entire frontage and/or disturbed area. The extent of the new wearing
course shall be approved by the Township.
(7)
If a subdivision or land development abuts an existing Township and/or state street which has a right-of-way width of less than the required right-of-way width set forth in § 388-42G, the applicant shall dedicate to the Township or commonwealth, as applicable, that amount of land necessary so that the distance from the center line of the street to the edge of the right-of-way abutting the proposed development is 1/2 the ultimate right-of-way as set forth in § 388-42G.
F.
Construction standards.
(1)
All streets shall be constructed, and all existing streets shall
be reconstructed, in accordance with the applicable Township regulations
and the following standards:
Township
| ||
---|---|---|
Base Course
|
Paved Surface
| |
6" 2A Stone, Superpave Base Course, PG 64-22, 0.0/0.3 ESALs,
4" of 25.0 mm mix and 2" of 19.0 mm mix
|
Superpave Wearing Course, PG 64-22, 0.0/0.3 ESALs 1.5" of 9.5
mm mix
|
*
|
Note: All depths in the table above represent compacted depths
of material.
|
(2)
At the sole discretion of the Township, collector streets, which
are determined to convey traffic such that the ESAL count exceeds
0.3 million, shall be constructed or reconstructed with a mix in accordance
with PennDOT standards for the applicable ESAL count.
(3)
Appropriate skid resistance levels (SRLs) for the subject street(s)
shall be in accordance with skid resistance level (SRL) determination
standards required by PennDOT based on Average Daily Traffic (ADT)
counts on the subject street(s).
(4)
Before applying the paved surface, a wearing course tack oil shall
be applied. A tack coat of asphalt (usually emulsified asphalt) shall
be applied to ensure bond between the base course and wearing course
in accordance with PennDOT requirements.
G.
Right-of-way and cartway widths and construction standards.
(1)
The minimum street rights-of-way and cartway widths for new streets
shall be as follows:
(a)
For streets classified as arterial, collector, cul-de-sac and
alley:
Street Classification
|
Minimum Cartway Width
|
Minimum Right-of-Way Width
| |
---|---|---|---|
Arterial street (highway)
|
As determined after discussion with the Township, PennDOT, and
the Lancaster County Planning Commission, however the minimums shall
be as follows:
| ||
40 feet
|
60 feet
| ||
Collector street, curbed, no parking
|
36 feet
|
50 feet
| |
Cul-de-sac bulb
|
80 foot diameter
|
100 foot diameter
| |
Alley, no parking
|
12 feet
|
20 feet (easement)
|
(b)
For streets classified as local, the right-of-way width shall
be 50 feet and the cartway width shall vary according to the average
daily trips (ADT) as indicated below:
Travel Lane Width as determined by ADT
| |||||
---|---|---|---|---|---|
Miles Per Hour
|
Under 400 ADT
(feet)
|
401 to 1,500 ADT
(feet)
|
1,501 to 2,000 ADT
(feet)
|
Over 2,000 ADT
(feet)
| |
15
|
9
|
10
|
11
|
10
| |
20
|
9
|
10
|
12
|
11
| |
25
|
9
|
10
|
12
|
11
| |
30
|
9
|
10
|
12
|
11
| |
35
|
9
|
10
|
12
|
11
| |
40
|
9
|
10
|
12
|
11
| |
45
|
10
|
11
|
12
|
11
| |
50
|
10
|
11
|
12
|
11
| |
55
|
11
|
11
|
12
|
12
|
(2)
Paved and marked bicycle/pedestrian lanes shall be provided for all
collector and arterial streets and shall maintain the following minimum
widths:
H.
Horizontal alignment.
(1)
Horizontal street alignments shall be measured along the center line.
Horizontal curves shall be used at all angle changes.
(2)
The center line of the street cartway shall correspond with the center
line of the street right-of-way.
(3)
Plans with street locations along the perimeter of a property shall
be required to show building setback lines and clear site triangles
within the adjacent properties. Written permission for the application
of setbacks and clear sight triangles on the adjacent properties from
the affected landowner shall be provided prior to preliminary plan
approval.
(4)
Within Urban Growth Areas and Village Growth Areas, there shall be
a tangent of at least 20 feet between reverse curves for all local
and collector streets.
(5)
There shall be a tangent of at least 100 feet between reverse curves
for all local and collector streets outside of Urban Growth Areas
and Village Growth Areas.
(6)
The tangent between reverse curves on arterial streets shall conform
to Pennsylvania Department of Transportation standards.
(7)
Horizontal curve center line radii shall be designed in coordination
with vertical geometry, subject to the approval of the Township Engineer.
The minimum acceptable center line radii shall be 300 feet for arterial
and collector streets and 150 feet for local residential streets.
I.
Vertical alignment.
(1)
Vertical curves shall be used in all changes of grade.
(2)
The minimum vertical grade for all streets shall be 1%, the maximum
vertical grade shall be 8%.
(3)
Pavement base drain shall be provided for any portion of any street
where the vertical grade is equal to or less than 2% and all streets
where storm sewer is not proposed. Outlets for pavement base drains
shall be acceptable to the Township.
(4)
The minimum length of vertical curve for all streets shall be 75
feet.
(5)
At street intersections, the through street shall be approached by
side streets where the grade of the side street(s) shall not exceed
4% for a minimum distance of 40 feet, measured from the edge of the
cartway of the intersecting streets.
(6)
No side street shall intersect a through street when the through
street exceeds 7% in grade.
(7)
Notwithstanding the above minimum length of vertical curve, the actual
length of vertical curve shall be based on the formula L = KA; where
"L" is the minimum length of curve in feet, "K" is the length of vertical
curve per percent change in "A," and "A" is the algebraic difference
in grade (in percent). Values for "K" shall be based on the following
criteria:
Design Speed
(miles per hour)
|
"K"
Crest Vertical Curves
|
"K"
Sag Vertical Curves
| |
---|---|---|---|
20
|
10
|
20
| |
25
|
20
|
30
| |
30
|
30
|
40
| |
35
|
45
|
50
| |
40
|
70
|
70
| |
45
|
100
|
90
| |
50
|
150
|
110
| |
55
|
220
|
130
|
J.
Intersections.
(1)
Intersections involving the junction of more than two streets are
prohibited.
(2)
Right-angle intersections (at right angles measured for a minimum
of 60 feet in each direction from the intersection of the center lines
of the intersecting streets), shall be used.
(3)
All streets intersecting a state highway shall be subject to the
approval of PennDOT.
(4)
A clear sight triangle shall be provided and maintained at all intersections
as follows:
(a)
A minimum ten-foot, measured from the edge of the cartway along
the center line of the intersecting street, by the minimum required
safe stopping sight distances, measured along the intersecting street,
in each direction; or
(b)
A minimum fifteen-foot, measured from the edge of the cartway
along the center line of the intersecting street, by seventy-five-foot,
measured along the center line of the intersecting street, in each
direction.
(5)
Clear sight triangles shall be indicated on all plans. No building,
structure, landscaping, or other obstruction that would obscure the
vision of a motorist shall be permitted within these areas.
(6)
The distance between the center line of streets intersecting with
through streets shall be determined by the classification of the through
street being intersected. The minimum separation distance shall be
measured along the center line of the through street being intersected
and shall conform to the following:
Through Street Classification
|
Minimum Intersection Separation Distance
(feet)
| |
---|---|---|
Arterial
|
500
| |
Collector
|
300
| |
Local
|
200
|
(7)
The cartway edge at street intersections shall be rounded by a tangential
arc with a minimum radius as follows:
(a)
Arterial streets: 50 feet.
(b)
Collector streets: 25 feet.
(c)
Local streets or alleys: 10 feet.
(d)
The right-of-way radii at intersections shall be substantially
concentric with the edge of the cartway.
(e)
The Township may require larger radii based on the largest design
vehicle using the intersection.
(8)
Proper safe stopping sight distance shall be provided with respect
to both horizontal and vertical road alignments at all intersections.
(a)
The required and available safe stopping sight distance shall
be included on the plans for all existing and proposed intersections.
(b)
Street intersections shall be located at a point that provides
optimal sight distance in both directions.
(c)
Sight distance at street intersections shall provide the following
minimum stopping distance for a vehicle traveling on an approaching
street which has no stop or signal control.
(d)
Calculation of safe stopping sight distance. For each intersection,
the available sight distance in each direction shall equal or exceed
the stopping sight distance computed from the following formula:
SSSD = 1.47 Vt +
|
V2
30(f- G)
|
Where:
| ||||
SSSD
|
=
|
Minimum safe stopping sight distance (feet)
| ||
V
|
=
|
Velocity of vehicle (miles per hour)
| ||
t
|
=
|
Perception time of driver (2.5 seconds)
| ||
f
|
=
|
Wet friction of pavement (0.30)
| ||
G
|
=
|
Percent grade of roadway divided by 100
|
(e)
If the 85th percentile speed varies by more than 10 miles per
hour from the speed limit, the Township may require the 85th percentile
speed to be used to determine stopping distance.
(f)
A Minimum Safe Stopping Sight Distance table that specifies
minimum safe stopping sight distance for selected speeds is provided
in the Appendix.[1] The sight distances in the table apply for roadway grades
in whole numbers from +10% to -10%, along with speeds from five miles
to 65 miles per hour in increments of five miles per hour. The designer
may use this table in lieu of the above formula.
[1]
Editor's Note: Refer to the attachments included with this
chapter.
(g)
Measurement of sight distance.
[1]
The correct measurement of available sight distance at each
proposed street intersection shall be the responsibility of the applicant.
[2]
For the purpose of measuring available sight distance, the height
of the driver's eyes shall be 3.5 feet above the road surface,
and the height of the object shall be 3.5 feet above the road surface.
The lateral placement of vehicles on the roadway and at the proposed
access point shall be consistent with the operation of the access
and roadway.
[3]
For each direction, the shortest of the following measurements
shall be considered the available sight distance for that direction:
[a]
The maximum length of roadway along which a driver
at the proposed street intersection can continuously see another vehicle
approaching on the roadway. The driver's eyes at the proposed
point of access shall be 10 feet back from the near edge of the closest
travel lane in the center of the intersection;
[b]
The maximum length of roadway along which a driver
on the roadway can continuously see a vehicle which is located in
his travel lane on the roadway in order to make a left turn into the
proposed access or as a result of a left or right turn out of the
proposed access; and
[c]
The maximum length of roadway along which the driver
of a vehicle intending to make a left turn into the proposed access
can continuously see vehicles approaching from the other direction.
This is measured from the point where the left-turning vehicle stops.
(9)
Inadequate sight distance remedies. If it is impossible to achieve
required safe stopping sight distance in both directions, the Township
may:
(a)
Prohibit left turns by entering or exiting vehicles;
(b)
Require alteration of the horizontal or vertical geometry of
the roadway or access, all such work shall be at the expense of the
applicant;
(c)
Require removal of physical obstruction from the line of sight,
all such work shall be at the expense of the applicant;
(d)
Require installation of a separate left turn standby lane; all
such work shall be at the expense of the applicant; or
(e)
Deny access to the roadway.
K.
Curbing.
(4)
Standard slant curb shall be provided along all other streets.
(5)
The location and type of curbing shall be clearly indicated on the
plans.
(6)
Curbs shall be constructed and installed in accordance with the specifications
in the Appendix of this chapter[2] or any other ordinance enacted by the Board of Supervisors
setting requirements for the construction of roads, curbs and sidewalks
or, in lieu of such standards, in accordance with the standards of
PennDOT Publication 408, as amended.
[2]
Editor's Note: Refer to the attachments included with this
chapter.
L.
Sidewalks.
(1)
Within any Urban or Village Growth Area, it is the intent of the
Township that sidewalks shall be provided throughout such that a completely
linked network is created. Sidewalk layout shall be designed to provide
convenient, safe and direct access between various uses and with other
nearby concentrations of residential or nonresidential development.
The installation of sidewalks is required in all subdivisions and
land developments within any Urban or Village Growth Area as provided
herein.
(2)
Outside of Urban Growth Areas and Village Growth Areas, the Township
shall require sidewalks be provided as a transition to higher-intensity
activity areas and facilities as follows:
(a)
Within 300 feet of an Urban or Village Growth Area boundary.
(b)
Within 300 feet of a higher intensity zoning district.
(c)
Within 500 feet of existing sidewalks.
(d)
Within 500 feet of commercial centers or establishments, or recreational or community facilities [other than those facilities noted in Subsection L(2)(e) below], when the Board of Supervisors determines that there is reasonable grounds to believe that, because of nearby existing, proposed or contemplated (through zoning) residential, commercial, institutional or other kinds of development, pedestrian traffic will be generated to and from the establishment or facility in an amount that sidewalks are needed to properly and safely provide access.
(e)
Within 2,000 feet of parks, greenways or linear trails, either
existing or recommended within Manor Township in a plan or Official
Map of Manor Township, the Lancaster Intermunicipal Committee or Lancaster
County.
(f)
Within 2,500 feet of an existing or proposed school.
(3)
Where required, sidewalks shall be provided as follows:
(a)
Sidewalks shall be installed on both sides of all streets in
subdivisions and land developments.
(b)
Sidewalks shall be located within the street right-of-way line,
and shall be a minimum of four feet in width.
(c)
Pedestrian easements shall be provided when the sidewalk is
not located entirely within the street right-of-way.
(d)
Sidewalks shall provide access to and/or within a commercial,
industrial or community facility.
[1]
Sidewalks that are provided as part of such nonresidential facilities
shall be designed and constructed to service the projected pedestrian
needs.
(e)
Sidewalks shall be designed barrier free in accordance with
applicable federal and state standards, including but not limited
to the Americans With Disabilities Act.
(4)
Sidewalks shall be constructed and installed in accordance with the
specifications in the Appendix of this chapter[3] or any other ordinance enacted by the Board of Supervisors
setting requirements for the construction of roads, curbs and sidewalks
or, in lieu of such standards, in accordance with the standards of
PennDOT Publication 408, as amended, and in accordance with the following:
(a)
A minimum two-foot-wide grass planting strip shall be provided
between the back of curb and sidewalk.
(b)
All utility services and mains shall be extended to the building
side of the sidewalk and shall cross beneath the sidewalk at a ninety-degree
angle. No utility services shall be permitted to be run within the
grass planting strip except to cross as described above at a ninety-degree
angle.
[3]
Editor's Note: Refer to the attachments included with this
chapter.
M.
Lighting.
(1)
Streetlights. All subdivision or land development plans proposed
within the Township shall be provided with streetlighting in accordance
with the following:
(a)
Locations.
[1]
At existing or proposed street and access drive intersections.
[2]
When a curve in an existing or proposed street does not meet
the horizontal alignment standard of this chapter or where AASHTO
standards indicate that the safe speed for the curve is less than
the posted speed limit for the street.
[3]
Additionally, the Township may require additional streetlighting
in order to provide safe and convenient vehicular and/or pedestrian
circulation.
(b)
Standards.
[1]
Electrical installations for all streetlights shall be in accordance
with the prevailing regulations and specifications established by
the appropriate electric service provider. It shall be the responsibility
of the developer to have final construction approved by an electrical
inspection agency and a written report attesting this fact submitted
to appropriate electric service provider, thereby allowing the utility
to provide pole illumination. Lighting wattage shall be provided according
to the Township requirements applicable at the time of an application.
[2]
All lighting shall be so arranged as to reflect the light downward
on the streets and street identification sign, and away from adjoining
premises utilizing flat lens, full-cutoff shield fixtures.
[3]
Light fixture and pole styles shall be approved by the Township,
and all light fixtures shall be actuated by a photoelectric controlled
switch.
[4]
Poles for mounting lights shall not exceed 15 feet in height.
[5]
All lighting plans shall be delineated on the plan and shall
include photometrics.
[6]
Appropriate footer and mounting details shall be included on
the plans.
[7]
Cost of all materials and installation of streetlights shall
be paid by the developer.
(2)
On-premises lights. In addition to § 388-42M(1) above, and all vehicle parking lighting requirements set forth in Chapter 425, Zoning, Article III, of the Code of Manor Township, and § 388-45 of this chapter, all subdivision or land development plans proposed within any Urban or Village Growth Area shall be provided with on-premises lighting in accordance with the following:
(a)
Single-family dwellings.
[1]
A minimum of one lantern or post-lamp-style light fixture per
dwelling unit shall be provided.
[2]
The fixture shall be actuated by a photoelectric-controlled
switch.
[3]
The fixture shall be mounted on a wood, aluminum post (or other
material approved by the Township) a minimum of six and a maximum
of 15 feet from grade to fixture height.
[5]
The Township may require additional on-premises lighting in
order to provide safe and convenient pedestrian circulation.
[6]
The cost of all installation, operation, service, repair, and
maintenance of all on-premises lighting shall be the responsibility
of the applicant, their heirs and assigns, which may include an approved
homeowners' association or individual lot owners.
(b)
Multifamily, commercial, and industrial development lights.
[1]
A minimum of one lantern or post-lamp-style light fixture shall
be provided for each building at or near the entrance/exit of the
building.
[2]
Lighting shall be provided along existing or proposed pedestrian
walkways.
[3]
The maximum height of fixtures, whether attached to building
or a pole, shall not exceed the maximum building height permitted,
or 20 feet, whichever is less.
[4]
Poles for mounting lights shall not exceed 15 feet in height.
[5]
Spacing of standards shall be equal to approximately four times
the height of the fixture.
[6]
All lighting shall be so arranged as to reflect the light downward
on the streets and street identification sign, and away from adjoining
premises utilizing flat lens, full-cutoff shield fixtures.
[7]
Spotlights, if used, shall be placed on standards pointing toward
the buildings, rather than on the buildings and directed outward which
creates dark shadows adjacent to the buildings.
[8]
No posts or fixtures shall be located in any street right-of-way.
[9]
All lighting plans shall be delineated on the plan and shall
include photometrics.
[10]
The Township may require additional lighting in
order to provide safe and convenient pedestrian circulation.
[11]
Cost of all installation, operation, service,
repair, and maintenance of all multifamily, commercial, and industrial
development lighting shall be the responsibility of the applicant,
heirs, and assigns which may include an approved homeowners' association
or individual lot owners.
N.
Cul-de-sac and dead-end streets.
(1)
Dead-end
streets. Dead-end streets are prohibited unless designed as cul-de-sac
streets, per PennDOT standards.
(2)
A cul-de-sac shall not be permitted when a through street is feasible.
(3)
When cul-de-sac 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.
(4)
Approval of cul-de-sac streets shall be at the sole discretion of
the Township.
(5)
The feasibility of a through street will be based on the following:
(6)
Culs-de-sac shall provide access to not more than 25 dwelling units
for residential development and to not more than 750 ADT based on
the ITE Trip Generation Manual for nonresidential development.
(7)
When permitted, permanent cul-de-sac streets shall be designed as
follows:
(a)
Minimum length: 250 feet;
(b)
The length of the cul-de-sac street shall be measured from the
center line intersection of the intersecting street to the center
of the cul-de-sac turnaround;
(c)
Permanent cul-de-sac streets must be provided with a paved turnaround
as follows:
[1]
A minimum diameter of
100 feet to the street right-of-way.
[2]
A minimum diameter of 80 feet to the face of curb or edge of
paving.
[3]
Unless future extension is clearly impractical or undesirable,
the turnaround right-of-way shall be placed adjacent to the tract
boundary with sufficient additional width provided along the boundary
line to permit extension of the street at full width.
(d)
Drainage of cul-de-sac streets shall preferably be toward the
open end.
(e)
If drainage is toward the closed end, water shall be conveyed
away in an underground storm sewer or by other means approved by the
Township.
(f)
The minimum grade on culs-de-sac shall be designed to ensure
a minimum of 1% along the curbline to the designed low points.
(g)
The maximum grade on culs-de-sac shall not exceed 4%.
(h)
Parking shall be prohibited within the cartway on all cul-de-sacs.
(8)
Temporary cul-de-sac streets shall be designed as follows:
(a)
Minimum length: 250 feet;
(b)
Maximum length: 800 feet in length;
(c)
Temporary culs-de-sac shall be designed to the same cartway
width and drainage criteria as required for permanent culs-de-sac.
Temporary culs-de-sac shall be designed to meet PennDOT standards
to qualify for inclusion in the Township's yearly liquid fuels tax
fund allocation.
(d)
Temporary easements shall be provided for the affected adjoining
properties until such time that the street is extended.
O.
Alleys.
(1)
Alleys shall have the following characteristics:
(a)
A property that utilizes an alley shall maintain frontage along
a public or private street.
(b)
No part of any structure shall be located within eight feet
of the edge of the cartway of an alley.
(c)
The cartway of all alleys shall be constructed in accordance
with local street standards of this chapter.
(d)
The vertical and horizontal alignments of alleys shall be in
accordance with the local street specifications of this chapter.
(e)
Alleys and their intersections shall be constructed in accordance
with the local street specifications of this chapter.
(2)
Alleys offered for dedication will not be accepted by the Township.
(3)
Applicants proposing alleys within a development may request that
the Township reduce the width requirements of the local streets proposed
within the development. The request shall be in the form of a modification
request and shall be accompanied by adequate justification.
(4)
Applications that propose an alley shall include an agreement, in
a form acceptable to the Township, which shall be recorded with the
Recorder of Deeds as part of the final plan. This agreement shall
establish the conditions under which the alley will be constructed
and maintained and shall stipulate:
(a)
That the alley shall be constructed and maintained to conform
to the provisions of this chapter;
(b)
The method of assessing maintenance and repair costs;
(c)
If the use of an alley is limited to the common use of two properties,
the applicant shall provide for the use and maintenance of the alley;
(d)
If the use of an alley is for more than two properties, the
applicant shall provide for private maintenance through the formation
of a homeowners' association or through the setting forth of
the maintenance responsibilities in easements and in the deeds to
the lots which have the right to use the alley. If a homeowners'
association is formed, a document setting forth the maintenance responsibilities
of such association and the right of such association to assess lots
within the development shall be recorded at the same time as the final
plan is recorded. All such documents shall be in a form acceptable
to the Township Solicitor; and
(e)
All persons who shall purchase a lot abutting or having the
right to use an alley shall be given a copy of the final plan, and,
if a homeowners' association has been formed, shall be given
a copy of all such documents relating to the maintenance responsibilities
of such homeowners' association.
(5)
The final plan for recordation with the Recorder of Deeds shall include
a plan note which identifies the following:
A.
General standards.
(1)
The cartway of all access drives shall be constructed in accordance
with the collector street specifications of this chapter.
(a)
In the alternative, and at the discretion of the applicant,
the access drive may be paved with "Marshall Mix" pavements and shall
provide a crushed aggregate base course with a minimum depth of six
inches of 2A crushed aggregate, a four-inch depth of BCBC base course,
a two-inch depth of ID-2 binder, and one-and-one-half-inch depth of
ID-2 wearing course. The Marshall Mix material shall be equal to or
superior to PennDOT Publication Form 408 in its latest revisions.
(2)
Cartway width.
(a)
Access drives do not require a specific right-of-way; however,
the following standards for cartway width shall apply:
Number of Lanes
|
Cartway Width
(feet)
| |
---|---|---|
3
|
30
| |
2
|
20
| |
1
|
10
|
(b)
The access drive widths listed above are the minimum required
widths; however, the applicant must demonstrate that the access drives
are adequately sized for the anticipated use.
(3)
Parallel parking may be permitted along one side of access drives,
provided the required width is increased by eight feet.
(4)
The same vertical and horizontal alignment standards shall be required
for access drives that are required for local streets in this chapter.
(5)
The same intersection standards shall be required for access drives
that are required for local streets in this chapter.
(6)
Access drives shall be located a minimum of 15 feet from side or
rear property lines.
(7)
Access drives shall be provided with an unobstructed green area (setback)
that is parallel to, and along the entire length of the access drive.
(a)
The width of the green area shall be measured from the face
of curb and be a minimum of 15 feet in width.
(b)
The green area may be utilized for stormwater management facilities,
utilities, lighting, landscaping and other compatible uses. In no
case shall any building or structure be located within the required
green area.
B.
Access drive lighting. Any subdivision or land development plan that proposes an access drive within any Urban or Village Growth Area shall provide access drive (street) lighting in accordance with § 388-42M.
C.
Emergency access requirements.
(1)
All subdivisions or land developments containing 25 or more dwelling
units, or nonresidential buildings or land developments containing
25,000 or greater square feet of gross floor area, shall be provided
with at least two separate and distinct means of access to the subdivision
or land development.
(2)
Access may be provided through the location of two or more public
or private streets, each of which intersects with an existing public
street. Such public or private streets shall meet all the requirements
of this chapter concerning design and construction.
(3)
Access for a land development may be provided through two or more
driveways into the land development. Such driveways shall be separated
by a distance of at least 150 feet and shall comply with all requirements
of this chapter.
(4)
If the applicant is unable to provide access to the subdivision or
land development through two or more public or private streets, each
of which intersect with an existing public street or two or more access
drives which intersect with one or more existing public streets, an
emergency access shall be provided.
(a)
The emergency access shall be improved so that emergency vehicles
may safely transverse it and shall be indicated on the plans.
(b)
The emergency access shall be acceptable to the providers of
emergency services within the Township.
(c)
Applicants proposing to provide emergency access shall submit
evidence of such approval.
(d)
The emergency access may be located so that access to the subdivision
or land development is gained from a public street at a location unsuitable
for regular access with an existing public street.
(e)
The emergency access may be located so that access is gained
from an adjacent tract.
[1]
For example, a subdivision or land development adjoining a parking
lot of another use may provide emergency access through a point with
a breakaway chain.
(f)
Applicants with plans indicating emergency access through an
adjoining private tract shall provide evidence that the adjoining
property owner has consented to such emergency access location.
A.
Driveways shall be located as to provide minimum safe stopping sight
distance at intersections with streets.
B.
Driveways serving single-family detached and single-family semidetached
dwellings shall not be located within any required clear sight triangle
of a street intersection.
D.
Where required by the Township, and along all collector and arterial
streets, driveways shall include an off-street turnaround area. Vehicles
shall not exit driveways by backing onto a collector or arterial street.
E.
Driveways shall not interfere with the normal traffic movement or
be inconsistent with the design, maintenance and drainage of the street.
F.
Driveway locations shall be delineated on all plans.
G.
To promote stormwater infiltration, driveways may be constructed
with pervious paving and/or with a two-track pavement design where
the tracks are a minimum of 18 inches wide and located to match the
width of a typical vehicle wheelbase.
H.
Proposed farm driveways or existing farm driveways where a site plan
is required for a change of use shall be curbed along the radii of
the intersection with a roadway, including a five-foot curb taper
at the end of the radii; or in the alternative, shall be designed
and constructed to adequately accommodate the turning movements of
the largest vehicle anticipated to utilize the farm driveway.
A.
Off-street vehicular parking facilities shall be provided in accordance with Chapter 425, Zoning.
D.
No portion of a parking compound will be permitted within 10 feet
of side or rear property lines or street rights-of-way.
E.
Not less than five-foot radius of curvature shall be permitted for
horizontal curves in parking areas.
F.
All dead-end parking lots shall be designed to provide sufficient
backup area for all end stalls.
G.
Painted lines, arrows and dividers shall be provided and maintained
to control parking when necessary to direct vehicular circulation.
H.
Parking areas, main entrances and exits which are open to the public
shall be lighted to the following standards:
(1)
Lighting shall be provided at a minimum average of two footcandles
at an elevation of three feet above the surface, but shall not exceed
0.1 footcandle at the adjoining property line.
(2)
All lighting shall be so arranged as to reflect the light downward
and away from adjoining premises and public rights-of-way by the use,
at minimum, of full-cutoff shields on the lighting fixture.
(3)
Poles for mounting lights shall not exceed 25 feet in height.
(4)
All lighting plans shall be delineated on the plan and shall include
photometrics.
(5)
Appropriate footer and mounting details shall be included on the
plans.
I.
All parking compounds and aisles between parking spaces shall be
paved to meet the following minimum standards:
(1)
Crushed aggregate base course with a minimum thickness of six inches,
as specified in PennDOT Specifications, Form 408, and its latest revisions.
(2)
The bituminous surface shall consist of a minimum of Superpave PG
64-22, 0.0/0.3 ESALs, two inches 19.0 mm mix, and 1 1/2 inches
of 9.5 mm mix. Material shall be equal or superior to PennDOT Specifications
Publication 408/90, as amended, and shall be applied in accordance
with those same specifications.
(a)
In the alternative, and at the discretion of the applicant,
the parking compound may be paved with "Marshall Mix" pavements and
shall provide a two-inch depth of ID-2 binder, and one-and-one-half-inch
depth of ID-2 wearing course. The Marshall Mix material shall be equal
to or superior to PennDOT Specification Publication Form 408 in its
latest revisions.
(3)
Truck areas may require a heavier pavement section.
A.
The configuration of blocks and lots shall be based upon the lot
area requirements, the salient natural features, the existing man-made
features, and the proposed type of structure.
B.
Lot configurations should provide for flexibility in building locations
while providing safe vehicular and pedestrian circulation.
C.
Lots with areas that are two or more times the minimum requirements
shall, wherever feasible, be designed with configurations that allow
for additional subdivision.
D.
Block length in a residential subdivision shall not exceed 1,000
feet.
E.
Blocks in nonresidential areas may vary from the above requirement
for residential blocks when required by the nature of the use. Adequate
provisions shall be made for off-street parking, loading areas and
traffic circulation.
A.
General design standards.
(1)
Lot and parcel size configuration, and/or intensity shall conform to the requirements of Chapter 425, Zoning.
(2)
Whenever practical, side lot lines shall be radial to street lines.
(3)
In order to avoid jurisdictional problems, lot lines shall, wherever
feasible, follow municipal boundaries rather than cross them.
(4)
Where a lot is divided by a municipal boundary, the minimum standards
of both municipalities shall apply.
(5)
All lots shall front on an approved public or private street and maintain a minimum lot width as required by Chapter 425, Zoning, at the building setback line.
(6)
Double-frontage lots are prohibited except where provided as reverse-frontage
lots.
(a)
Reverse-frontage lots are only permitted when a reduction of
driveway intersections along a street with a high volume of vehicular
movements is desired.
(b)
Reverse-frontage lots shall be approved at the sole discretion
of the Township.
(c)
All reverse-frontage lots shall include an identification of
the frontage for use as a road access.
(d)
All reverse-frontage lots shall have a rear yard in accordance with Chapter 425, Zoning, measured at the shortest distance from the proposed dwelling unit to the street right-of-way.
(e)
Reverse frontage lots shall, within each rear yard and immediately
adjacent to the street right-of-way, have a planted buffer at least
10 feet in width, across which there shall be no vehicular access.
(f)
Buffer areas shall include a suitable and uninterrupted evergreen
planting of a minimum height of 36 inches designed to reach sufficient
height and density to give maximum screening.
(g)
Such screening shall be permanently maintained and replaced
where necessary to present an attractive appearance.
(7)
All remnants of land (areas remaining after subdivision) shall conform to the lot area and configuration requirements of Chapter 425, Zoning.
(8)
Metallic markers shall be set at all points where existing or proposed
lot lines intersect with any street right-of-way line, curves, other
property lines and any other right-of-way or easement.
(a)
Metallic markers shall consist of solid steel bars at least
30 inches along and not less than 1/2 inch in diameter. Alternative
monumentation methods will be at the discretion of the Township Engineer.
(b)
All existing and proposed markers shall be delineated on the
final plan.
(c)
All markers shall be placed by a registered engineer or surveyor
so that the scored or marked point shall coincide exactly with the
point of intersection of the lines being marked.
B.
Flag lots.
(2)
Flag lots shall not be created when lots can be designed that directly
access a public or private street. The Board, at its sole discretion,
may approve the plotting of a limited number of flag lots when:
(a)
The "flagpole" or access portion of the flag lot shall maintain
a minimum width of 25 feet and shall not change direction more than
once.
(b)
The Board may attach any reasonable conditions to the creation
of flag lots as it finds necessary or desirable to provide for the
orderly development of land and street systems.
C.
Specific building setback requirements.
(1)
Where any petroleum product, electrical, or communication transmission
line or railroad or railroad right-of-way traverses a subdivision
or land development, the applicant shall confer with the applicable
transmission or distribution company to determine the minimum distance
which shall be required between each structure and the center line
of such petroleum product, electrical, or communication transmission
line.
(a)
The Township will require, with the final plan application,
a letter from the owner of the transmission line or railroad or railroad
right-of-way stating any conditions on the use of the tract which
shall contain a petroleum product, electrical, or communication transmission
line or railroad or railroad right-of-way.
(2)
No dwelling unit or any nonagricultural nonresidential principal
use structure shall be located within 100 feet of any actively farmed
parcel within any agricultural zoning district.
A.
Utility easements. Easements for sewer, water, electric, telephone,
cable, gas and other facilities or public utilities shall meet the
following standards:
(1)
Utility easement widths shall be according to the applicable utility
or authority requirements, but shall be a minimum width of 20 feet,
and all utility companies are encouraged to use common easements.
(2)
To the fullest extent possible, easements shall be adjacent to property
lines.
(3)
Nothing shall be placed, planted, set, or put within the area of
an easement that would adversely affect the function of the easement
or conflict with the easement agreement.
(4)
This requirement shall be noted on the final plan.
(5)
This requirement shall be included in all deeds for lots that contain
an easement.
B.
Stormwater easements.
(1)
The applicant shall reserve easements where stormwater or surface water drainage facilities are existing or proposed, whether located within or beyond the boundaries of the property in accordance with the requirements of this chapter and Chapter 373, Stormwater Management, of the Code of Manor Township.
(2)
Easements shall have a minimum width of 20 feet.
(5)
Where a subdivision or land development is adjacent to or traversed
by a watercourse, drainageway, channel, or stream, there shall be
provided a drainage easement conforming substantially to the line
of such watercourse, drainageway, channel, or stream of such width
as will be adequate to preserve the unimpeded flow from a one-hundred-year
design rainfall.
C.
Pedestrian easements. Pedestrian easements shall have a minimum width
of six feet.
D.
Multifamily units. All stormwater management, collection, conveyance, and erosion control shall be accomplished in accordance with Chapter 373, Stormwater Management. When a subdivision proposes multifamily attached dwellings, such as townhouses, the plans shall include access easements to allow all lots owners access to front and rear yards as for maintenance and nonlicensed vehicles, as follows:
(1)
Along the front and rear property lines of all units;
(2)
The side property lines of the end units;
(3)
The access easement shall have a minimum width of six feet;
(4)
This requirement shall be noted on the final plan;
(5)
This requirement shall be included in all deeds for lots that contain
an easement.
A.
Commercial and industrial landscaping.
(1)
A completely planted visual barrier or vegetative screen, designed
to reach a density acceptable to the Board of Supervisors within five
years, shall be provided between any commercial or industrial use
and any contiguous properties which are residentially zoned or which
are used for residential purposes.
(2)
The width of the area containing the vegetative screen shall be a
minimum of 20 feet.
(3)
This vegetative screen shall be comprised of plants and trees arranged to form both a low-level and a high-level screen in accordance with the landscaping requirements of Chapter 425, Zoning.
(4)
The Board may waive the screening requirements where, in the sole
opinion of the Township, the applicant has demonstrated that an adequate
natural or man-made physical barrier exists that would provide similar
or better results.
(5)
Any portion of the commercial or industrial tract which is not used
for buildings, structures, parking, etc. shall be planted or landscaped
in accordance with an overall plan to be approved by the Board and
the Township Engineer.
B.
Residential landscaping. Any portion of any residential tract which
is not used for buildings, structures, parking, etc. shall be planted
or landscaped in accordance with an overall plan to be approved by
the Board and the Township Engineer.
C.
Fencing. The Township may permit the use of fencing in lieu of screen
plantings under the following conditions:
(1)
The fencing material shall be approved by the Township.
(2)
The fencing shall be installed along the tract boundary within a
ten-foot easement located on the developed property and shall be permanently
maintained by the property owner.
(3)
This requirement shall be noted on the final plan.
(4)
This requirement shall be included in all deeds for lots that contain
an easement.
D.
Existing wooded areas.
(1)
Existing wooded areas shall be protected to prevent unnecessary destruction.
(2)
At least 50% of the area of trees within any wooded area that exist
at the time of plan submission shall be maintained or replaced immediately
following construction. Eighty-five percent of the trees that are
replaced shall be native trees. All replacement trees shall be noninvasive.
[Amended 3-4-2019 by Ord.
No. 5-2019]
(3)
Replacement trees shall be a minimum trunk caliper of two inches
at a height of six inches above finished grade and located within
unbuildable sections of the site (i.e., steeper-sloped and setback
areas) or at an off-site area that is acceptable to the Township.
E.
Street trees.
(1)
Within an Urban or Village Growth Area, street trees shall be required
by the Township in accordance with the following standards:
(a)
The trees shall be nursery grown in a climate similar to that
of the locality of the project.
(b)
All trees shall have a normal habit of growth and shall be sound,
healthy and vigorous; they shall be free from disease, insects, insect
eggs, and larvae.
(c)
The caliper of the trunk, measured at a height of six inches
above finished grade, shall be a minimum of two inches.
(d)
Trees shall be planted between the street right-of-way line
and the building setback line, except where the Township has authorized
placement of trees within the street right-of-way. The tree growth
shall not interfere with the street cartway, sidewalk or utility line.
(e)
All planting shall be performed in conformance with good nursery
and landscape practice including proper guying and staking.
(f)
Requirements for the measurements, branching, grading, quality,
balling, and burlapping of trees shall follow the code of standards
recommended by the American Association of Nurserymen, Inc., in the
American Standard for Nursery Stock, ANSIZ60, 1-1973, as amended.
(2)
Street trees shall be provided as follows:
(a)
In residential land developments, one street tree shall be provided
for each building containing two or less dwelling units and two trees
for buildings containing three of more dwelling units.
(b)
A minimum of one street tree shall be provided for each residential
lot, and spaced not less than 40 feet or more than 60 feet apart along
the entire length of each existing or proposed street. In residential
subdivisions which propose attached dwellings (townhouses) and have
lot widths less than 40 feet, the additional trees not able to be
located at the above spacing may be distributed at appropriate locations
throughout the remainder of the subdivision.
(c)
In commercial and industrial zoning districts, street trees
shall be provided with each land development plan and spaced not less
than 40 feet or more than 60 feet apart along each street frontage.
(3)
The developer may request that the Township not require the provision
of street trees and offer to pay a fee in lieu of provision of street
trees in an amount equal to the cost for the developer to provide
all materials, installation and one year's maintenance of street
trees required by this section.
(a)
The decision to accept an offer of a fee-in lieu of the required
installation of street trees shall be at the sole discretion of the
Board of Supervisors.
(4)
The developer may request that the Township permit the installation
of the required numbered street trees in locations other than those
required by this section.
(a)
The request shall be accompanied by planting plan clearly showing
the proposed alternate location(s) and an explanation demonstrating
why the required location(s) would not be suitable for street trees.
(b)
The decision to accept an offer to permit installation in alternate
locations shall be at the sole discretion of the Board of Supervisors.
(5)
Street trees shall be selected from the following list. An applicant
may propose other native species for approval at the sole discretion
of the Township. The applicant shall include all information necessary
to allow the Township to evaluate the suitability of the proposed
native species for the intended use.
Acer rubrum cultivars
|
Red maple
|
Aesculus x cornea
|
Red horsechestnut
|
Cladrastus lutea
|
American yellowwood
|
Gleditsia triacanthos inermis Cultivars
|
Thornless honey locust
|
Liquidambar styraciflua
|
Sweet gum
|
Nyssa sylvatica
|
Black tupelo
|
Quercus acutissima
|
Sawtooth oak
|
Quercus rubra
|
Red oak
|
Tilia cordata
|
Littleleaf linden
|
Tilia x euchlora
|
Crimean linden
|
Tilia tomentosa
|
Silver linden
|
Zelkova serrata cultivar
|
Japanese zelkova
|
F.
Refuse collection and containment stations. Refuse collection stations shall be located and screened in accordance with the requirements of Chapter 425, Zoning.
[Amended 3-4-2019 by Ord.
No. 5-2019]
G.
Riparian buffer.
(1)
A naturally vegetated buffer system shall be provided along all perennial
streams. Such a buffer can encompass critical environmental features
such as one-hundred-year floodplains, steep slopes and freshwater
wetlands and be the location for stormwater management practices that
minimize stormwater impacts to streams. The width of the riparian
buffer shall be established as the greatest of the following:
(2)
Limits of disturbance shall be shown on the plan and shall stay out
of the riparian buffer. During construction, physical barriers shall
be used to clearly delineate and protect buffer areas.
(3)
Property maintenance within a riparian buffer shall preserve native
and other beneficial plants and incorporate the planting of native
and other beneficial plants to the greatest extent possible.
A.
All stormwater management, collection, conveyance, and erosion control shall be accomplished in accordance with Chapter 373, Stormwater Management, of the Code of Manor Township, as amended.
B.
Floodplains.
(2)
Whenever a floodplain is located within or along a lot, the plan
shall include the following:
(a)
The boundary of the floodplain and the elevation or locational
dimensions from the center line of the watercourse;
(b)
A plan note that the floodplain shall be kept free of structures,
fill and other encroachments; and
(c)
A plan note that floor elevations for all structures adjacent
to the floodplain shall be one foot above the one-hundred-year flood
elevation.
A.
In accordance with the recommendations of the parks and recreation
provisions of the Manor Township Comprehensive Plan, as amended, all
subdivisions and land developments shall be provided with park and
recreation land that shall be dedicated to the Township. The developer
may request that the Township not require the dedication of land,
and any such request shall be accompanied by an offer to pay a fee
in lieu of dedication of the land, computed in accordance with the
provision provided herein; an offer to construct recreational facilities;
and/or an offer to privately reserve land for park or recreation purposes
or combination of the above.
B.
The provisions herein shall apply to development proposals that would
create new or expand existing residential and nonresidential development.
Their purpose is to implement Section 503(1.1) of the Pennsylvania
Municipalities Planning Code[1] and they are based on the findings and determinations
found in the Manor Township 1990 Parks and Open Space Plan and the
1993 Lancaster Intermunicipal Committee Regional Parks and Open Space
Plan.
[1]
Editor's Note: See 53 P.S. § 10503(1.1).
C.
Dedication requirements.
(1)
A subdivision or land development that creates three or more new
residential units out of a parent tract either initially or cumulatively
from the date of this chapter shall dedicate a minimum of 0.039 acres
of land as park or recreational land for each residential unit or
lot created.
(2)
A proposed land development or subdivision for the purpose of commercial,
industrial or other nonresidential use, except agricultural, that
involves a total area of two acres or more, excluding public and private
schools, shall dedicate a minimum of 2.5% of the proposed development's
total land area (including areas of current and proposed public right-of-way)
as park, recreation and open space land to the Township.
(3)
Notwithstanding the foregoing, in all cases, the minimum area of
land reserved as park, recreation and open space land shall be equal
to the minimum lot size in the district in which the subdivision or
land development is located.
D.
The developer may request that the Board permit the provision of
park and recreation land other than through public dedication of land
as set forth above.
(1)
The developer shall set forth, in writing, the means by which he
will fulfill this requirement, which may include any one or a combination
of the following:
(2)
If a fee in lieu of dedication is proposed by the developer, said fee shall be the fair market value of the land required to be dedicated under Subsection C above.
(a)
The developer shall provide the Board with all information necessary
to determine that fair market value of the land, including but not
limited to:
(b)
Fair market value shall be computed by dividing the total price
for the tract by the number of acres within the tract and then multiplying
that number by the amount of land required to be dedicated.
(c)
Payment of all such fees shall be a condition of final plan
approval, and no plans shall be signed by the Board until such fees
are paid.
(3)
If the developer proposes to construct recreational facilities, the
developer shall present a sketch plan of such facilities and an estimate
of the cost of construction.
(4)
If the developer proposes the private reservation of land, the developer
shall provide for the maintenance of such land through either the
inclusion of such land as common elements of a condominium or the
creation of a homeowners' association, which shall meet the requirements
for a unit owners' association contained in the Pennsylvania
Uniform Condominium Act, 68 Pa.C.S.A. § 3101 et seq.
(a)
Such documentation shall be recorded, shall provide that the land cannot be further developed and shall give the Township the rights to maintain the land as set forth in Article VII of the Municipalities Planning Code[3] dealing with the maintenance of common open space in planned
residential developments.
[3]
Editor's Note: See 53 P.S. § 10701 et seq.
(b)
The developer may request that the Board approve transfer of
the land to an organization dedicated to the conservation of natural
resources with deed restrictions preventing further development acceptable
to the Township Solicitor.
(5)
The developer shall enter into an agreement with the Township setting
the fees to be paid, the facilities to be constructed, or the land
to be privately reserved and the method of its maintenance. All such
agreements shall be in a form satisfactory to the Township Solicitor.
E.
The land dedicated for park, recreation and open space usage shall
be designed and arranged to achieve as many of the following objectives
as possible:
(1)
Provision of usable play or recreation areas that are conveniently
accessible to residents throughout the development.
(2)
Interconnection of proposed play or recreation areas with existing
or proposed play or recreation areas.
(3)
Provision of new and/or connection with existing trails, greenways
or linear parks.
(4)
Provision of public space as a focal point of development or neighborhoods.
(5)
Preservation of scenic views from public roads and neighboring properties.
(6)
Protection of important natural, historic and cultural resources.
F.
The nature of the land dedicated for park, recreation and open space
shall be as follows:
(1)
Usable play or recreation space that does not include any of the
features that comprise "greenway or natural resource space" described
below. The primary purpose of usable play or recreation space is for
recreational pursuits; as such, it shall have suitable topography
and soil conditions for use and development as active play or recreation
space and it shall not contain any characteristics that would render
the land unbuildable. For the purpose of this subsection, "unbuildable
land" is land upon which athletic fields or courts, play equipment,
pavilions, walking trails, fitness stations, or other recreational
improvements and amenities cannot be constructed.
(2)
Greenway or natural resource space that may include floodplains,
wetlands, steep slopes, easements along watercourses or similar features.
At least 50% of such land that is dedicated shall be land upon which
walking trails, fitness stations, or other related recreational improvements
and amenities can be reasonably constructed and used.
(3)
The land shall not contain stormwater management facilities; however,
this prohibition may be waived at sole discretion of the Board of
Supervisors.
(4)
The land shall be configured to serve residents adequately and conveniently.
Strips of land running around the perimeter of a development or separating
proposed lots less than 25 feet in any dimension shall not count as
meeting the dedicated open space requirements of this section unless
such strips constitute the formation of or interconnection with a
trail system throughout the subdivision or development, or such land
is improved with pedestrian/bicycle trails, fitness stations, or other
recreational improvements and amenities acceptable to the Board of
Supervisors.
(5)
In the event that the development tract contains natural features
which are worthy of preservation, the developer may request that the
Board of Supervisors permit the provision of recreational land configured
in such a manner as to best preserve the natural features. The proposed
location of the recreational land shall be deemed acceptable at the
sole discretion of the Board of Supervisors.
(6)
If the adjoining property to the subject property is undeveloped
land, the Board of Supervisors shall require that the recreational
land to be dedicated for the subject property development be provided
at the property boundary of the development in order that it may be
added to land provided for park and recreation purposes on the adjacent
tract at such time as the adjoining property is developed.
(7)
If the adjoining property to the subject property has previously
been developed and recreational land has been provided at the boundary
of that previously developed property, the Board of Supervisors shall
require that the recreational land to be dedicated for the subject
property development be located adjoining the previously provided
recreational land.
(8)
Pedestrian connections shall be provided from the subject property
to adjacent parks, schools, recreational facilities, greenways, activity
centers and commercial centers.
G.
Design requirements.
(1)
Usable play or active recreation lands.
(a)
The site(s) shall be located and designed for safe access by
existing and proposed users.
(b)
Sufficient lot widths and depths shall be provided so as to
accommodate ball fields, courts, play equipment, pavilions and other
open play areas. Should a development be proposed at a location adjacent
to existing park land, dedicated parkland shall be provided as an
expansion of the existing park.
(c)
Slopes across the land shall be at least 2% and no more than
5%.
(d)
The developer of the subdivision or development shall extend
utilities such as sewer, water and power that are provided within
the development to the park, recreation and open space land that is
being dedicated if so requested by the Board of Supervisors. No part
of the land to be dedicated shall be located within any overhead utility
easement.
(e)
No part of the land to be dedicated shall be a part of any other required setback, yard, buffer and/or open space required for any adjoining lots or uses as regulated by Chapter 425, Zoning.
(f)
A site shall have at least one vehicular access area that is
a minimum of 24 feet in width.
(g)
Pedestrian trails and/or walkways shall be a minimum of six
feet wide and shall be constructed with 1 1/2 inches of bituminous
asphalt laid upon a six-inch stone base.
(2)
Greenway or natural resource lands.
(a)
Designated greenways.
[1]
The Manor Township 1990 Park and Open Space Plan, the 1993 Regional
Park and Open Space Plan, the 1999 Conestoga Greenways Plan, prepared
by the Lancaster Intermunicipal Committee, their updates, and other
recognized Lancaster County area open space plans identify greenway
corridors in Manor Township that includes, but is not limited to,
these natural watercourses:
(b)
Any land proposed for any type of development that contains
any portion of a greenway in Manor Township noted in the above plans
and/or along any natural watercourse with a required greenway shall,
by dedication, provide public access to and upon the greenway(s).
(c)
Greenways and natural resource areas as corridors of open space
help the Township achieve its goal of connectivity between development
and community resources by providing links for people to gain access
to residential and nonresidential areas, schools, parks, neighborhoods,
village and community centers, historic sites, natural features and
recreational open space. Greenways may be developed for active use
or be left untouched providing recreational, educational, environmental
and open space values for nearby development. Greenways may be provided
along waterways, wetlands, floodplains, ridge lines, utility easements,
rights-of-ways, abandoned railroad beds, roadways and streets. Wherever
possible, they should incorporate parks, schools, pedestrianways,
existing bike routes, sidewalks, trails and utilize the larger buffer
area setbacks between different land uses. Design standards shall
be as follows:
[1]
Any Greenway and Natural Resource Area shall conform to the goals
of the Township's Park and Open Space Plan, the Manor Township
Comprehensive Plan, as amended, the 1993 Regional Park and Open Space
Plan, and the 1999 Conestoga Greenways Plan.
[2]
Unless dedicated to and accepted by the Township Board of Supervisors,
Greenway and Natural Resource Areas shall be contained within easement(s)
which provide for public use and maintenance and are granted to the
Township or to another organization(s) which, in the judgment of the
Township Board of Supervisors, is/are appropriate.
[3]
The minimum width of a Greenway and Natural Resource Area shall be
25 feet or that specified in the Township's Park and Open Space
Plan, the 1993 Regional Park and Open Space Plan, or the 1999 Conestoga
Greenways Plan, whichever requires the greatest width.
[4]
Whenever possible, pedestrian road crossings shall occur at roads
with limited traffic.
[5]
Access to Greenway and Natural Resource Areas shall be provided from
public streets, public easements or other public facilities.