The standards and requirements contained in this article shall apply as minimum design standards for subdivisions and/or land developments.
A. 
Compliance with Township ordinances required. All plans shall be designed in compliance with Chapter 185, Zoning, and all other applicable ordinances and requirements.
B. 
Zoning approvals required prior to plan submission. Whenever Chapter 185, Zoning, provides that the use proposed by the applicant for subdivision or land development approval shall constitute a use by special exception or conditional use, the applicant shall obtain such special exception or conditional use approval from the Board of Supervisors or Zoning Hearing Board, as applicable, prior to the submission of the preliminary plan or other plan. The plan shall be designed and developed in accordance with any conditions which have been imposed upon the grant of such special exception or conditional use by the Board of Supervisors or Zoning Hearing Board, as applicable.
C. 
Variances required prior to plan submission. Whenever the plan indicates that a variance from Chapter 185, Zoning, shall be required, the applicant shall obtain such variance from the Zoning Hearing Board prior to the submission of the preliminary plan or other plan. The plan shall be designed and developed in accordance with any conditions which have been imposed upon the grant of such variance by the Zoning Hearing Board.
D. 
Compliance with prior plans required. Whenever all or a portion of the land contained within an application for subdivision or land development approval constitutes all or a portion of land included in a prior subdivision or land development plan approved by the Township or the County Planning Commission and recorded in the Office of the Recorder of Deeds, the plan shall comply with all conditions, restrictions and notes imposed on the prior approval and/or included upon the recorded subdivision or land development plan. The applicant shall identify all prior recorded subdivision and/or land development plans of which all or a portion of the land contained in the plan was a part and all conditions, restrictions and notes which affect the current application. Failure to identify all applicable conditions, restrictions and notes of record on prior plans constitutes a violation of this chapter. The applicant shall submit with the application for preliminary plan approval a statement identifying the prior plans reviewed; the conditions, restrictions and notes which would impact development in accordance with the plan for which approval has been requested; and an explanation of the manner in which the proposed plan has been designed to comply with such conditions, restrictions and notes. This information shall be signed by the applicant or the applicant's engineer or landscape architect.
A. 
General arrangement. The following criteria shall be considered in the design of streets in all subdivision and land development plans:
(1) 
The arrangement of streets shall conform to the circulation plan of the comprehensive plans, to the Official Map, and to such county and state road and highway plans as have been duly adopted.
(2) 
For streets not shown on the circulation plan or Official Map, the arrangement shall provide for the appropriate extension of existing streets and shall conform as closely as possible to the original topography.
(3) 
Residential local streets shall be arranged so as to minimize through traffic and discourage excessive speeds.
(4) 
Streets shall be designed with drainage grates that are safe for crossing by bicycles or horsedrawn vehicles.
(5) 
Adequate vehicular and pedestrian access shall be provided to all lots.
(6) 
Curvilinear streets and culs-de-sac should be utilized only where their use will be consistent with adjoining development patterns, topography, and natural features of the site. Culs-de-sac shall not be used where it is possible to provide loop streets that provide better access for emergency vehicles, fewer restrictions for snow removal, and improved pedestrian access. Curvilinear streets shall not be used immediately adjacent to an existing grid street system without providing a transition that continues and protects the historic grid. New project street systems, platted adjacent to an existing village, shall not be merely looped back on local access streets within the village, but shall connect with or be designed to connect with, in the future, streets of a higher class (see Appendix H[1]). Consideration shall be given to the dispersal of traffic from commercial and employment centers, and to the ultimate functioning of the street system.
[1]
Editor's Note: This appendix is included in the online version of the Code of the (Township of Elizabeth) (eCode360®). Said appendix is also on file in the Township offices.
(7) 
Streets shall be laid out to provide convenient and safe access to the property. Where appropriate, the Board of Supervisors may require additional cartway improvements and/or right-of-way width along existing street frontages to accommodate the anticipated traffic increases and to facilitate vehicular turning movements to and from individual lots.
(8) 
Where a development abuts an existing or proposed arterial street, the Board of Supervisors may require the use of marginal access streets, reverse frontage lots, or other such treatment that will provide protection for abutting properties, reduce the number of intersections with the arterial street, and separate the local and through traffic.
(9) 
Where a development abuts an existing or proposed arterial street, the Board of Supervisors may require access management techniques such as the use of marginal access streets, reverse frontage lots, or other such treatment that will provide protection for abutting properties, reduce the number of intersections with the arterial street, and separate the local and through traffic.
(10) 
Street lengths shall be minimized as to promote the most efficient street layout while still protecting the natural, cultural, and historical environment.
(11) 
The use of permeable pavement shall be in accordance with Chapter 150, Stormwater Management.
B. 
Street hierarchy.
(1) 
The street hierarchy system shall be defined by the Comprehensive Plan.
(2) 
The applicant shall demonstrate to the Board of Supervisors' satisfaction that the distribution of traffic to the proposed street system will not exceed the ADT thresholds for any proposed street type for a design period of 10 years from the proposed date of completion of the street.
(3) 
Private streets may be used provided the Board of Supervisors determines that no public benefit will be served by dedication. Applications that propose a private street shall be accompanied by a declaration or an agreement which shall be recorded with the Recorder of Deeds with the final plan. This agreement shall establish the conditions under which the street will be constructed and maintained in accordance with the design approved on the final plan, and shall stipulate:
(a) 
Ownership interest in the private street.
(b) 
No limitations on users unless identified in the private agreement.
(c) 
A statement indicating that civil court, not the Township, is responsible for mitigating differences relating to the agreement.
(d) 
The method of assessing maintenance and repair cost.
(e) 
The private street shall not be offered for dedication as a public street unless it is restored to the designed standards of this chapter.
(f) 
The offer for dedication of the street shall be made only for the street as a whole.
(4) 
Private streets shall be signed in accordance with Township street signage standards.
C. 
Required street design standards. Each street shall be designed to meet the design requirements by use of Appendix G and Appendix H[2] or Chapter 155, Streets and Sidewalks, whichever provides the more stringent requirements. Right-of-way and cartway width for each street classification shall be determined by the proposed use, projected ADT and the intensity of development permitted and existing along each street. Each cartway width shall be based on the travel lane, on-street parking, multi-modal lanes, and gutter width.
WITHIN THE VILLAGE GROWTH AREA*
*
Buffer areas and shoulders are encouraged but not required.
NOT WITHIN THE VILLAGE GROWTH AREA*
*
Buffer areas and shoulders are encouraged but not required.
(1) 
Travel lanes. Travel lane width requirements shall vary according to the average daily trips (ADT)*.
Miles Per Hour
Under 400 ADT
(Travel lane in feet)
401 to 1,500 ADT
(Travel lane in feet)
1,501 to 2,000 ADT
(Travel lane in feet)
Over 2,000 ADT
(Travel lane in feet)
15
9
10
10
11
20
9
10
11
12
25
9
10
11
12
30
9
10
11
12
35
9
10
11
12
40
9
10
11
12
45
10
11
11
12
50
10
11
11
12
55
11
11
12
12
* derived from AASHTO as amended
(2) 
Nonmotorized multimodal travel lanes.
(a) 
Nonmotorized travel lanes shall be provided for all collector and arterial streets within the Village Growth Area.
(b) 
Nonmotorized travel lane requirements shall vary according to the speed of the streets.
[1] 
For a posted speed limit of 26 to 35 miles per hour, four-foot multimodal lanes shall be provided.
[2] 
For a posted speed limit of 36 to 45 miles per hour, six-foot multimodal lanes shall be provided.
[3] 
For a posted speed limit of greater than 45 miles per hour, eight-foot multimodal lanes shall be provided.
(c) 
Grates shall be bicycle safe.
(3) 
Curbs, gutters and swales. Within the Village Growth Area, applicant shall provide curbs, gutters and swales in accordance with the following requirements.
(a) 
Curbing shall be required to address and/or mitigate any of the following conditions or at the locations identified:
[1] 
Stormwater management.
[2] 
Road stabilization.
[3] 
Ten feet on each side of drainage inlets.
[4] 
At intersections.
[5] 
At corners.
[6] 
At tight radii.
(b) 
Drainage swales in place of curbing may be used when all of the following can be shown:
[1] 
Soil and/or topography make the use of drainage swales preferable.
[2] 
It is in the best interest of the community to preserve its existing character by using drainage swales instead of curbs.
[3] 
Curbing would negatively impact a cohesive stormwater management BMP.
(c) 
Curbing shall be in accordance with Chapter 155, Streets and Sidewalks.
(d) 
Curbing shall be designed to provide a ramp cut at each intersection, at the principal entrances to buildings which front on parking lots, and at all crosswalks which meet then-current ADA requirements.
(4) 
Buffer area. Signage and street trees shall generally be located within the buffer area of the right-of-way. Buffer areas shall be planted with grass, ground cover, or treated with other suitable pervious material. See § 160-81B for street tree standards. When buffer areas are provided, they shall be a minimum of four feet wide with eight feet preferred when planted with trees. Buffer areas may be eliminated when a wider pedestrian way is provided.
(5) 
Rights-of-way.
(a) 
Centerline of the right-of-way shall always be the centerline of the travel lanes.
(b) 
Where the right-of-way width of the new street is different than the existing street, a transition area shall be provided, the design of which is subject to approval of the Board of Supervisors.
(c) 
The right-of-way width shall be designed to meet the design requirements by use of Appendix G.[3] Right-of-way widths may change for each street, based on the anticipated future development.
[3]
Editor's Note: This appendix is included in the online version of the Code of the (Township of Elizabeth) (eCode360®). Said appendix is also on file in the Township offices.
(6) 
Vertical street alignments.
(a) 
Vertical curves shall be used in changes in grade exceeding 1%.
(b) 
Alignment:
[1] 
Vertical street and access drive alignments shall be measured along the centerline.
[2] 
Minimum rate of vertical curvature K shall be as specified by the AASHTO Green Book, as now existing or as hereinafter may be amended, supplemented or replaced and shown below:
Initial Speed
(mph)
Curvature, K1
(ft/%)
Curvature, K1
(ft/%)
Crest
Sag
15
3
10
20
7
17
25
12
26
30
19
37
35
29
49
40
44
64
45
61
79
50
84
96
55
114
115
1
Rate of vertical curvature, K = length of curve (L) per percent algebraic difference (A) in the intersection grades (K=L/A)
(c) 
Grade.
[1] 
Where the approaching grade is 7% or greater, a leveling area shall be provided within 50 feet of a four-way street intersection on the street of lesser classification, or access drives, or the terminating street at a three-way intersection.
[2] 
Such leveling area(s) shall have a maximum grade of 4% for a minimum length of 40 feet measured from the intersection of the centerlines.
[3] 
The grade within the diameter of a turnaround at the terminus of a permanent cul-de-sac shall not exceed 5% nor be less than 1%.
[4] 
All new street shall be graded to the right-of-way line. The maximum slopes of banks located outside of the street right-of-way, measured perpendicular to the right-of-way of the street, shall not exceed three to one for fills and two to one for cuts.
(7) 
Horizontal street alignments.
(a) 
Horizontal curves shall be used at all angle changes in excess of 2°.
(b) 
The design of horizontal curves shall be based on an appropriate relationship between design speed and curvature and on their joint relationships with superelevation (roadway banking). (The longer the radius of a curve, the higher the speed through that curve).
(c) 
Single, long radius curves shall be used rather than a series of curves with varying radii and/or a series of short curves separated by short, straight segments.
(d) 
Access drives intersections shall be designed to local street horizontal alignment standards.
(e) 
Determination of minimum horizontal centerline radius.*
Initial Speed
(mph)
Centerline Radius1
(feet)
Centerline Radius1
(feet)
No Superelevation
4% Superelevation
(e max)
15
50
42
20
107
86
25
198
154
30
333
250
35
510
371
40
762
533
45
1039
711
50
926
55
1190
*
derived from AASHTO formula Rmin = V2/15*(0.01e + fmax)
1
Curve radius shall be measured to the centerline of Cartways and Access Drives.
(f) 
Superelevation in certain conditions may be amended when using AASHTO Exhibit 3-16 as updated.
(8) 
Street intersections.
(a) 
Cul-de-sac/minor local/major local streets. A minimum separation of no less than 150 feet between centerlines shall be provided.
(b) 
Collector streets.
[1] 
Minor collectors: a minimum separation distance of 275 feet between centerlines shall be provided.
[2] 
Major collectors: a minimum separation distance of 300 feet between centerlines shall be provided.
(c) 
Arterial streets. A minimum separation distance of 600 feet between centerlines shall be provided.
(d) 
Right-angle intersections shall be encouraged. No new street intersection modification shall be granted at an angle of less than 75°.
(e) 
The cartway edge at street intersections shall be rounded by a tangential arc with a minimum radius of five feet and a maximum radius of 25 feet. The right-of-way radii at intersections shall be substantially concentric with the edge of the cartway. Curb return radii of 10 to 15 feet shall be used where high pedestrian volumes are present or the volume of turning vehicles is low. Larger radii shall be used when parking or nonmotorized lanes are not provided.
(f) 
Where warranted by a traffic impact study, the Board of Supervisors may require additional traffic lanes or additional right-of-way to facilitate vehicular turning movements at existing or proposed street intersections within subdivision or land development plans.
(9) 
Sight distance at intersections.
(a) 
Proper sight distance shall be provided at all new streets, access drives, and all driveway intersections in accordance with the latest edition of the PennDOT Design Manual - Part 2, Highway Design (Publication 13), and Section 2.18.F as amended. Sufficient design and plan information shall be submitted with the plan application proving that this minimum standard will be achieved. Such design information shall be sealed by a professional registered in Pennsylvania to perform such design work.
[1] 
Access drive and driveway sight distance based on 10 feet off of edge of cartway, an eye height of 3.5 feet to an object at 3.5 foot height.
[2] 
Street sight distance based on 15 feet off of edge of cartway, an eye height of 3.5 feet to an object at 3.5 foot height.
(b) 
All intersections shall be provided with appropriate stop control devices on the lesser classification street or access drive.
(c) 
Sight triangle easements shall include the area on each street corner that is bounded by the line which connects the sight or "connecting" points located on each of the right-of-way lines of the intersecting street. The planting of trees, other plantings, signs, and structures exceeding 30 inches in height that would obstruct the clear sight across the area of the easements shall be prohibited.
[1] 
Arterial streets shall have a clear sight triangle side of 150 feet.
[2] 
Collector streets shall have a clear sight triangle side of 100 feet.
[3] 
Local roads, culs-de-sac, alleys, and access drives shall have a clear sight triangle side of 75 feet.
(10) 
Cross sectional specifications. All new street paving must conform to the requirements of Chapter 155, Streets and Sidewalks.
[2]
Editor's Note: These appendixes are included in the online version of the Code of the (Township of Elizabeth) (eCode360®). Said appendixes are also on file in the Township offices.
D. 
Pedestrian ways.
(1) 
Trails.
(a) 
Trail width shall be a minimum of four feet.
(b) 
Easements 10 feet wide are required for trails. Provide a plan note indicating such easement must be five feet on either side of the centerline of the trail as constructed.
(c) 
Encroachments into the trail shall not result in less than a four-foot-wide minimum clearance width from any obstacles.
(d) 
Marked crosswalks shall be provided within the vehicular travel ways intersecting with trails.
(e) 
Trails should be made ADA compliant to the maximum extent practicable; for areas that are noncompliant, adequate signage shall be provided along the trail as a warning.
(2) 
Sidewalks. Within the Village Growth Area, concrete-paved sidewalks shall be provided on both sides of a new street.
(a) 
Sidewalk widths shall be a minimum of four feet.
(b) 
Sidewalks should be sloped towards adjacent pervious surfaces, not adjacent impervious surfaces.
(c) 
Encroachments into the sidewalk shall not result in less than a four-foot-wide minimum clearance width from any obstacles, or in accordance with the most current ADA standards, whichever is greater.
(d) 
Sidewalks shall not exceed a cross slope of 2%.
(e) 
Ramp cuts shall be located at all sidewalks intersecting with vehicular travel ways. All handicap ramps and sidewalk access shall be in compliance with the most current ADA standards.
(f) 
Marked crosswalks shall be provided within the vehicular travel ways intersecting with sidewalks.
E. 
Lot access.
(1) 
The Board of Supervisors may require an applicant to provide reverse frontage lots on the collector and/or arterial roads and reduce the number of access points through access management for the development.
(2) 
The Board of Supervisors may require the applicant to provide ingress and egress to a particular lot or tract through the remainder of a property or other properties over which the applicant has control by the following:
(a) 
A temporary cul-de-sac designed for access to any adjoining property or for phased development.
(b) 
Provision of access to existing nonconforming lots which have no frontage on a public or private street.
(3) 
All lots shall front on a public street or a private street.
(4) 
Prior to the use and occupancy of a lot, each lot or dwelling unit shall be provided with a street number assigned by the Township and approved by the Lancaster County-Wide Communications. The street number shall be visible from the street. Where a lot contains multiple building or dwelling units, each building and dwelling unit shall be identified so that emergency services can easily identify the location of every building and dwelling unit in a time of emergency.
F. 
Street provisions for future developments.
(1) 
Where appropriate, rights-of-way shall be reserved for future access strip usage in conjunction with the zoning classification of adjacent tracts to allow for future development. Areas reserved for future access strip usage will not be required to be improved; however, these areas shall be reserved for street improvements to be provided by the developer of the adjacent tract. Appropriate plan notes shall be included to note future access strip expansion.
(2) 
Wherever there exists a dedicated or platted area reserved for future access strip usage along the boundary of a tract being developed, the proposed street must be extended over the area dedicated or platted for future access strip usage. The street shall be designed in conformance with the design requirements of the proposed street subject to the existing right-of-way.
(3) 
The extension of existing streets that are presently constructed with a cartway different from the standards of this chapter shall be provided with a transition area, the design of which is subject to governing body approval.
G. 
Driveways. All driveways shall, at a minimum, be designed in accordance with the following:
(1) 
Driveways must be designed in conformance with the sight distance specified in § 160-72C(9).
(2) 
Driveway access to a street shall not be located less than 25 feet from the edge of the cartway of the intersecting street.
(3) 
Driveway access to lots shall be provided to the street of lesser classification.
(4) 
To maintain good access management in the street network, when a driveway intersects with a collector or arterial street, joint, shared use, or reverse frontage driveways should be encouraged when such design would increase traffic safety by decreasing the potential for vehicular conflicts.
(5) 
Driveways shall be paved within the intersecting street right-of-way.
(6) 
Leveling areas shall be provided a minimum of 10 feet from the edge of street cartway with a maximum slope of 10%.
(7) 
Shared or joint driveways must meet the following standards:
(a) 
Driveways shall be used only for four or fewer dwelling units.
(b) 
To decrease the potential for vehicular conflicts, driveways may be located either partially, centered on, or entirely on one property.
(c) 
An easement agreement shall be provided and recorded that indicates the rights of ownership, access, and maintenance. The Township is not responsible to settle conflict issues with joint or shared driveways.
H. 
Access drives. Access drives shall be designed to meet the following requirements:
(1) 
Any property that utilizes an access drive shall have frontage along a public or private street.
(2) 
The plan shall note that the access drive does not qualify for dedication to the Township and that the landowner assumes all responsibility for its maintenance.
(3) 
Access drives shall be designed for their intended function. All travel lanes shall be a minimum of eight feet wide; however, sufficient design information must be submitted to indicate that the number of travel lanes and width proposed have been designed to accommodate the anticipated traffic to and from the development.
(4) 
Parking shall be permitted when sufficient cartway width is proposed. See § 160-73.
(5) 
Access drives shall maintain a centerline separation distance of 125 feet from all other access drives and streets. Access drive intersections with other access drives within the site shall not be subject to such restrictions.
(6) 
Proper sight distance shall be provided at access drive intersections with existing public and private streets according to this chapter.
I. 
Single access/cul-de-sac streets.
(1) 
To the greatest extent possible, through streets shall be provided. The feasibility of a through street will be based on the physical features of the tract proposed for development and/or adjoining lots, the potential for extension of the street to adjoining lands based on existing development patterns, restrictions imposed by other government regulations and other recorded documentation, and the ability of the design to meet all other requirements of this chapter. When single access/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 desirable.
(2) 
The length of a cul-de-sac street shall be measured from the centerline intersection with the through street to the center point of the turnaround.
(3) 
All permanent cul-de-sac streets shall have a minimum length of 250 feet. Temporary cul-de-sac streets shall not have a minimum length.
(4) 
Permanent cul-de-sac streets shall be designed to serve a maximum of 250 ADT for residential development and a maximum of 500 for nonresidential development. Permanent cul-de-sac streets may be extended beyond above referenced ADT if the cul-de-sac is a boulevard construction or the adjacent land is 100% built-up.
(5) 
Any temporary cul-de-sac street designed for access to an adjoining property or for authorized phased development and which is greater than one lot deep shall be provided with a temporary all-weather turnaround. The use of such turnaround shall be guaranteed to the public until such time as the street is extended. Sidewalks along temporary cul-de-sac streets shall be continued at the same time that the street is continued.
(6) 
Cul-de-sac streets shall have a circular, "T-shaped" or "hammerhead-shaped" turnarounds. Turnarounds shall be constructed completely within the right-of-way. T-shaped or hammerheads may be used if the cul-de-sac serves less than 10 dwelling units. Dimensions of a T-shaped or hammerhead are 60 feet by 20 feet.
(7) 
Restoration to the temporary cul-de-sac paved areas and sidewalk system within the right-of-way shall be the responsibility of the developer.
(8) 
Permanent cul-de-sac streets with a circular turnaround shall be paved and have a minimum radius of 42 feet without a center island and 45 with a center island.
(9) 
Any cul-de-sac street which shall be dedicated to the Township shall be designed to meet all PennDOT requirements for Liquid Fuels Tax reimbursement and shall be provided with an easement, in a location acceptable to the Board of Supervisors, for the deposit of plowed snow. The snow stockpile easement shall be in language acceptable to the Township, shall prohibit placement of mailboxes or other structures or landscaping within the easement area and shall provide that the Township shall have no responsibility to repair or replace any such structures or landscaping placed within the easement area.
J. 
Street names.
(1) 
Continuations of existing streets shall be known by the same name.
(2) 
Written notice that the proposed new street names are acceptable from the Lancaster County-Wide Communications shall be submitted.
(3) 
At least two street name signs shall be placed at each four-way street intersection and two at each "T" intersection.
(4) 
Signs shall be free of visual obstruction. The design of street name signs shall be consistent, of a style appropriate to the Township, of a uniform size and color, and erected in accordance with Township standards.
(5) 
Private streets shall be provided with street name signs in conformance with this section.
K. 
Traffic signs.
(1) 
Design and placement of traffic signs shall follow the requirements of the Township and PennDOT.
(2) 
Signs shall be free of visual obstruction.
L. 
Dwelling unit identification. Street numbers for all dwelling units shall be visible from the approved street frontage.
M. 
Underground wiring.
(1) 
All electric, telephone, television, and other communication facilities distribution lines servicing new developments should be provided by underground wiring within easements or dedicated public rights-of-way, installed in accordance with the prevailing standards and practices of the utility or other companies providing such services.
(2) 
Lots which abut existing easements or public rights-of-way where overhead electric or telephone distribution supply lines and service connections have heretofore been installed may be supplied with electric and telephone service from those overhead lines, but the service connections from the utilities' overhead lines shall be installed underground.
(3) 
Where overhead lines are permitted as the exception, the placement and alignment of poles shall be designed to lessen the visual impact of overhead lines. Trees shall be planted in open areas and at key locations to minimize the view of the poles and the alignments.
A. 
Motorized vehicle parking facilities. Motorized vehicle parking facilities shall be designed to meet the following requirements:
(1) 
Parking space size shall be in accordance with Chapter 185, Zoning.
(2) 
Parking lots[1] shall be designed to meet all requirements of Chapter 185, Zoning. To the extent Chapter 185 does not address a standard, the following requirements apply:
Angle
Vehicle Pro-
jection Mini-
mum
Aisle Mini-
mum
Base Module1
Single Loaded
Wall to Interlock
Interlock to Interlock
Curb to Curb
Over-
hang
Interlock2 Reduction
Stall Width Pro-
jection2 Mini-
mum
VP
A
W1
W2
W3
W4
W5
o
i
WP
45°
17'8"
12'8"
48'0"
30'4"
45'0"
42'0"
44'6"
1'9"
3'0"
12'0"
50°
18'3"
13'3"
49'9"
31'6"
47'0"
44'3"
45'11"
1'11"
2'9"
11'1"
55°
18'8"
13'8"
51'0"
32'4"
48'7"
46'2"
46'10"
2'1"
2'5"
10'5"
60°
19'0"
14'6"
52'6"
33'6"
50'4"
48'2"
48'2"
2'2"
2'2"
9'10"
65°
19'2"
15'5"
53'9"
34'7"
51'11"
50'1"
50'1"
2'3"
1'10"
9'5"
70°
19'3"
16'6"
55'0"
35'9"
53'7"
52'2"
52'2"
2'4"
1'5"
9'1"
75°
19'1"
17'10"
56'0"
36'11"
54'11"
53'10"
53'10"
2'5"
1'1"
8'10"
90°
18'0"
20'0"
60'0"3
42'0"
60'0"
60'0"
60'0"
2'6"
0'0"
8'6"
1
Module is defined as the combined dimension of two parked vehicles and the aisle between them.
2
Calculated for 8'6" stall.
3
Base width may not be waived.
[1]
Editor's Note: Parking dimensions for based on design vehicles of six feet seven inches by seventeen feet zero inches.
B. 
General parking standards.
(1) 
Angled parking may be pull in or reverse (back-in).
(2) 
Parking spaces for the physically handicapped shall meet the Americans with Disabilities Act (ADA). Handicapped parking shall be provided for all nonresidential developments and multifamily structures and shall be located closest to the accessible building entrance(s).
(3) 
On-street parking shall be provided on at least one side of all new access drives and proposed streets with speeds equal to or less than 30 mph.
(4) 
On-street parking shall not be located within 25 feet of a cartway intersection in order to provide safe sight distance and adequate turning radius for large vehicles.
(5) 
Off-street parking areas shall be oriented to, and within a reasonable walking distance of, the buildings they are designed for and consistent with adjacent neighborhoods.
(6) 
Parked vehicles adjacent to sidewalks shall not overhang or extend over the sidewalk in a manner that restricts pedestrian circulation. Where such overhang is not restricted by a wheel stop or other device, sidewalks shall have a four-foot minimum clearance width from any obstacles.
(7) 
Not less than a two-foot radius of curvature shall be permitted for horizontal curves in parking areas.
(8) 
All dead-end parking lots shall be designed to provide sufficient back-up area for all end stalls.
(9) 
Painted lines, arrows, and dividers shall be provided and maintained to control parking, and when necessary to direct vehicular circulation.
(10) 
The typical cross section of any parking compound shall be prepared to meet the following minimum standards:
(a) 
Nonpermeable. Crushed aggregate based course with a minimum thickness of six inches, as specified in the PennDOT Specifications, Form 408, and its latest revisions, or other PennDOT-approved equivalent. Pavement shall consist of a minimum of 1 1/2 inches of binder courses and one inch wearing surface. Material shall be equal or superior to PennDOT Specifications for Bituminous Surface Course ID-2 and shall be applied in accordance with the PennDOT Specifications, Form 408, and its latest revisions, or other PennDOT-approved equivalent.
(b) 
Permeable pavement. Permeable pavement is encouraged but not required. Permeable pavement shall not be located on heavy industrial sites, fueling stations, sites with expansive soils or shallow depth to bedrock, areas draining to the permeable pavement greater than five acres, areas with the water table less than two feet below the bottom of the pavement base, and less than 100 feet from drinking wells. Permeable pavement includes paving units, porous asphalt pavement, or porous concrete (using single-sized aggregate and low water content); uniformly graded stone aggregate with void space; filter fabric lining the subsurface beds; and uncompacted (or hand compacted) subgrade. Permeable pavement shall consider the infiltration rate of the soil subgrade under the base. Constant supervision during construction is encouraged as sediment must be kept from the aggregate base.
(11) 
Shared parking is encouraged. The number of parking spaces may be reduced if shown that the uses are compatible with regard to parking needs. (See Shared Parking Second Edition, by Urban Land Institute).
C. 
Parking standards within general building areas.
(1) 
Parking areas shall be suitably landscaped to minimize noise, glare and other nuisance characteristics as well as to enhance the environment and ecology of the site and surrounding area. Parking garages and roof parking shall be exempt from this requirement.
(2) 
Parking lots containing more than 50 spaces shall be broken down into sections, not to exceed 50 spaces, separated from other sections by landscaped dividing strips, berms and similar elements. Parking garages and roof parking shall be exempt from this requirement.
(3) 
Pedestrian scale lighting shall be provided.
D. 
Nonmotorized vehicle parking facilities. Nonmotorized vehicle parking facilities shall be provided in accordance with the following regulations when nonmotorized vehicle use could occur:
(1) 
Horse and buggy parking. Horse and buggy parking facilities for nonresidential land uses shall be provided in accordance with the following regulations:
(a) 
Each horse and buggy parking area shall be equipped with a device to which the horse can be hitched. A hitching rail is acceptable.
(b) 
Adequate signage shall be provided to direct horse and buggy circulation.
(c) 
At least one horse and buggy parking facility should include a covered shelter/shed protected from the north and west (winter) winds.
(d) 
Horse and buggy parking areas shall be located as to minimize conflicts with motorized vehicles.
(2) 
Bicycle parking. Bicycle parking facilities for nonresidential land uses shall be provided in accordance with the following regulations:
(a) 
Each bicycle space shall be equipped with a device to which a bicycle frame and one wheel can be attached using a chain or cable. There shall be adequate separation between adjacent devices to allow bicycles to be attached or removed without moving other bicycles. The devices shall also be suitable for use by bicycles not equipped with kickstands, and the appearance of the device shall be generally consistent with nearby urban design features.
(b) 
Bicycle parking spaces shall be convenient to the structure for which they are provided. They shall be visible from at least one entrance to the structure.
(c) 
For every 50 vehicular spaces required, three bicycle parking spaces shall be provided, not to exceed a total of nine required bicycle parking spaces.
A. 
Blocks. The design of any block longer than 1,320 feet shall give special consideration to the requirements of fire protection, pedestrian circulation, and utility service. The Board of Supervisors may require easements as necessary for these purposes.
B. 
Lot configuration. The configuration of blocks and lots shall be based upon the minimum and maximum lot area requirements, salient natural features, existing improvements, proposed improvements, and the adjacent development pattern. Lot configurations should provide for flexibility in building locations, while providing safe vehicular and pedestrian circulation. When possible, lots with areas that are two or more times the minimum requirements should be designed with configurations that allow for additional subdivision.
C. 
Specific lot configuration requirements.
(1) 
Relationship to municipal boundaries. In order to avoid jurisdictional problems, lot lines shall, wherever feasible, follow municipal boundaries rather than cross them.
(2) 
Frontage. All new lots shall front on a public or private street.
(3) 
Provisions for future subdivision. Lots resulting from a proposed subdivision that will be large enough to be further subdivided should be configured to facilitate such future subdivision. Adequate street right-of-way shall be provided as necessary. The Board of Supervisors may require a sketch plan of such large lots that indicates the potential future subdivision is generally in conformance with the design standards of this chapter and Chapter 185, Zoning.
D. 
Lot access. Lots shall not result in unsafe driveway locations on public streets.
E. 
Flag lots. Flag lots represent a viable design alternative under the following standards. In such cases, evidence shall be submitted to the governing body that documents the circumstances and demonstrates that the platting of flag lots shall not restrict the development potential and pattern of development of the tract and adjacent lands.
(1) 
Adjacent flagpoles shall be encouraged to share driveway access points. More than four adjacent flag lots shall be oriented to a common public or private street right-of-way, not driveways.
(2) 
Flag lots are encouraged when infill situations exist to achieve maximum densities.
(3) 
Flag lots shall not be proposed in order to avoid construction of streets. Flag lots proposed to create lots for home sites where there is no potential for the construction of a public or private street must demonstrate that there is no potential to construct a street due to:
(a) 
Severe topographic or other environmental constraints that limit the design of a street; or
(b) 
Other factors inherent in the site which make the construction of a public or private street impractical.
(4) 
The width of a flagpole should be determined by the function of the driveway, number of lots served, setbacks, grading, and utility requirements.
F. 
Double/reverse frontage lots.
(1) 
Residential double frontage lots are only permitted when a reduction of driveway intersections along a street with a high volume of vehicular movements is desired or the maintenance of the integrity of a corridor is desired.
(2) 
Reverse frontage lots may be permitted when rear alleys are proposed to provide vehicular access to lots.
(3) 
All double and reverse frontage lots shall include an identification of the frontage for use as a street access.
(4) 
All reverse frontage lots shall have within the yard(s) that is/are adjacent to any street right-of-way, other than the street of vehicular access, an easement running the entire width of the proposed lot, across which there shall be no vehicular access.
A. 
General. All easements, including, by way of example and not limitation, sanitary sewer facilities, stormwater drainage facilities, public or private utilities, access and/or pedestrian access, shall meet the standards found in this section.
B. 
Design guidelines.
(1) 
To the fullest extent possible, easements shall be centered on property lines.
(2) 
Nothing shall be placed, planted, set, or put within the area of an easement that would adversely affect the function of the easement.
(3) 
Indicate on the plans all proposed and existing easements of record and indicate their location and width. All structures located within the easement shall be indicated. Note the recording information on the plan of record.
(4) 
To the fullest extent possible, utilities and pedestrian paths should be centered within an easement. However, due to unexpected on-lot conditions, utility and pedestrian locations may be flexible within the easement.
(5) 
All utility companies are encouraged to use common easements. Utility easements shall be based on the width required by the utility authorities but shall have a minimum width of 10 feet. Utility easements shall be located within the street right-of-way or within the building setback line.
(6) 
Where pedestrian access is provided outside of a street right-of-way, pedestrian easements shall have a minimum width of 10 feet.
(7) 
The applicant shall reserve easements where stormwater or surface water management facilities exist or are proposed when located within the boundaries of the subject tract. The applicant proposing to alter existing stormwater management facilities on adjacent and/or downstream properties shall obtain a temporary construction easement and/or a permanent easement and maintenance responsibilities shall be established, to the extent feasible.
A. 
Monuments shown on final plan. The location of all existing and proposed monuments, lot line markers, property corners, and drill holes shall be shown on the final plan. Those that are proposed shall be labeled as such. Drilled holes in curbing shall be referenced mathematically to a point on the right-of-way line.
B. 
New monuments. Three monuments shall be spaced around the proposed project with precise bearings and distances labeled which reference those monuments to known property corners.
(1) 
Two such monuments shall be consecutive corners along street rights-of-way and the third may be placed either on the boundary or internal to the site.
(2) 
Longitude and latitude coordinates of the monuments shall be shown on the recorded plan.
(3) 
If GPS technology is used, it shall be rectified and calibrated to the State Plane Coordinate System Pennsylvania South 3702 (US Feet), North American Datum (NAD) 1983.
(4) 
Monuments must be readily accessible and clear of overhead obstructions.
(5) 
A computer readable point file including property lines, corners, rights-of-way, and easements for the site shall be submitted to the Township prior to plan recordation.
C. 
Monument materials. Monuments shall be of concrete or stone, with a flat top having a minimum width or diameter of four inches and a minimum length of 30 inches. Concrete monuments shall be marked with a three-quarter-inch copper, brass dowel, or drill hole; stone or precast monuments shall be marked on the top with a drill hole.
D. 
Existing and proposed property line and right-of-way markers. Markers shall be set at all points where lot lines intersect curves, at all angles in property lines, at the intersection of all other property lines, and at the street right-of-way.
E. 
Marker (pin) materials.
(1) 
Markers shall consist of iron pipes or steel bars at least 30 inches long and not less than 5/8 inch in diameter.
(2) 
Drill holes shall be drilled in concrete curbs (with or without PK nails or discs) having a minimum diameter of 1/4 inch. The depth of the holes shall be such that a PK nail or disc, if used, can be set in as close to the surface of the curb as possible. Minimum depth without the use of PK nail or disc shall be 1/2 inch. In the absence of PK nails or discs, chisel or saw marks shall be used to facilitate and identify the drill hole locations.
F. 
Certification of monuments and markers.
(1) 
All monuments, markers, and drilled holes shall be placed by a registered professional land surveyor so that the scored marked point or center of the drilled hole shall coincide with the point of intersection of the lines being monumented or marked.
(2) 
Provide a note on the plan indicating when the monuments and markers are to be set.
A. 
The applicant shall provide the type of sewage facility consistent with current plans, including but not limited to the Act 537 Plan as well as existing physical, geographical and geological conditions.
B. 
The following types of sanitary sewage facilities are listed in order of desirability:
(1) 
Private community sewage system.
(2) 
Community on-lot sewage system.
(3) 
Individual on-lot sewage system.
(4) 
Individual sewage system.
C. 
The applicant shall provide evidence of approval from the DEP prior to plan recording.
D. 
When connection to an existing private community sewage system is proposed, the application shall include a statement from the sewage enforcement officer or organization providing such service that sufficient capacity to service the proposed development is available. Such notice shall be dated within 12 months of the plan application. Extenders agreements shall be provided prior to plan recording.
E. 
When a new community sewage system is proposed, the applicant shall demonstrate compliance with all applicable DEP regulations for such system. The record owner of the lot on which the community sewage system is to be installed and, if different, the applicant, shall enter into an agreement with the Township, in recordable form, providing for the long-term maintenance of the community sewage system which grants the Township the right to enter upon the property; to inspect such community sewage system not less than once each year and, in addition, whenever the Township receives a complaint or otherwise has reason to believe that such community sewage system is not functioning properly; to maintain such community sewage system if the owner fails to do so; and to recover the cost of any maintenance performed plus a penalty from the owner. The agreement shall specifically authorize the Township to file a municipal claim against the property served by the community sewage system to recover costs and fees and shall specifically state that its provisions are binding upon the landowner executing the agreement and upon all successive owners of the property and any lots which are served by the community sewage system until the community sewage system is removed and the property is connected to a public sewer system or until a governmental entity assumes ownership and maintenance responsibility for the community sewage system.
F. 
Where on-site sanitary wastewater disposal facilities are to be utilized, each lot so served shall be of a size and shape to accommodate the necessary subsurface wastewater disposal system at a safe distance from building and water supply in accordance with Title 25, Chapter 73, Rules and Regulations of DEP. Each lot shall meet all requirements of Chapter 140, Sewers, Article I, On-Lot Sewage Disposal.
(1) 
The applicant shall provide evidence of approval from the DEP prior to recording of the plan.
(2) 
Applicant shall provide a note on the plan indicating any restrictions regarding nitrate plume easements created by the subdivision and land development plan.
A. 
Intent. The applicant shall provide the type of water supply system consistent with current plans, including but not limited to the Comprehensive Plan, as well as existing physical, geographical and geological conditions.
B. 
Design guidelines. The following types of water supply systems are permitted:
(1) 
Privately owned community water supply systems.
(2) 
Individual well when a community water supply system is not accessible.
C. 
Applicants shall submit to the Township documentation in the form of a copy of a certificate of public convenience from the Pennsylvania Public Utility Commission and/or private water utility authority that the project is located in an area served by a public utility and a statement that the utility has the capacity to serve the project at this time; or a cooperative agreement or an agreement to serve the project from a bonafide cooperative association of lot owners or from a municipal corporation, authority, or utility.
D. 
Fire hydrants shall be provided whenever the water supply system contains sufficient capability or is planned to have such capability within two years from the date of final plan approval. The location and kind of fire hydrant shall meet Township specifications. Fire hydrant location(s) shall be submitted prior to final plan approval.
E. 
When a private well is proposed on the same site as an on-site privately owned community sewage system or an individual sewage system, a one-hundred-foot buffer shall be provided around the well or more as required by DEP. Each lot so served shall be of a size and shape to accommodate an adequate water quantity and quality.
(1) 
If the well is sited within 100 feet of the property boundary, the applicant must notify affected landowners, via certified mail, of the proposed encroachment of the buffer area. If the well is sited within 100 feet of zoned agricultural land, the notification must explain that the isolation buffer may affect the agricultural nutrient management plan of the adjacent farm operation.
F. 
When a new private water supply system is proposed for development, a copy of the approval of such system by the appropriate agency or utility company that provides the service shall be submitted with the final plan. Suitable agreements shall be established for the ownership and maintenance of such a distribution system.
G. 
Prior to installation of any new privately owned community water supply system in areas or in proximity to areas of known groundwater contamination or inadequate yields of potable supplies, aquifer and water quality tests shall be performed pursuant to § 160-64 and Chapter 181, Water.
All stormwater management, collection, conveyance and floodplain considerations shall be accomplished in accordance with the provisions of Chapter 150, Stormwater Management, and Chapter 185, Zoning.
A. 
Hydrogeologic report required. When, in the opinion of the Board of Supervisors, there is a probable likelihood that a project will affect or be affected by carbonate geologic hazards the Board of Supervisors shall require submission of a hydrogeologic report pursuant to § 160-64.
B. 
Specifications for sanitary sewer systems. All subdivisions and land developments with individual subsurface disposal systems (on-lot systems) proposed shall provide an aquifer test. Development that in the opinion of the Board of Supervisors poses significant risks in stimulating the formation of sinkholes or in causing hydrologic connection of contaminated surface water with subsurface aquifers shall provide an aquifer test.
C. 
Specifications for stormwater management basins. The design of all stormwater management facilities over the following features shall include an evaluation of measures to minimize adverse effects and shall be constructed to minimize those effects.
(1) 
Sinkholes.
(2) 
Closed depressions.
(3) 
Lineaments in carbonate areas.
(4) 
Fracture traces.
(5) 
Caverns.
(6) 
Ghost lakes.
(7) 
Disappearing streams.
A. 
Native and invasive planting.
(1) 
Native plant materials should be incorporated in all designs. The use of native plant material can help improve water quality, provide additional and improved wildlife habitat, and typically adapt to local conditions which then require less maintenance. Native plants shall be used near greenways, suburban forested areas, wetlands, and riparian areas.
(2) 
The following is a list of invasive plants which may not be used in any planting schedule:
(a) 
Trees: Tree-of-heaven (Ailanthus altissima), Norway maple (*Acer platanoides), Sycamore maple (Acer pseudoplatanus), Empress tree (Paulownia tomentosa), Callery pear (*Pyrus calleryana), Siberian elm (Ulmus pumila).
(b) 
Shrubs: Japanese barberry (*Berberis thunbergii), European barberry (Berberis vulgaris), Russian Olive (Elaegnus angustifolia), Autumn olive (Elaeagnus umbellate), Winged Euonymus (*Euonymus alatus), Border privet (Ligustrum obtusifolium), Common Privet (Ligustrum vulgare), Tartarian honeysuckle (Lonicera tartarica), Standish honeysuckle (Lonicera standishii), Morrow's honeysuckle (Lonicera morrowii), Amur honeysuckle (Lonicera maackii), Bell's honeysuckle (Lonicera morrowii x tatarica), Common buckthorn (Rhamnus catharticus), Glossy buckthorn (Rhamnus frangula), Wineberry (Rubus phoenicolasius), Multiflora rose (Rosa multiflora), Japanese spiraea (*Spiraea japonica), Guelder rose (*Viburnum opulus var. opulus).
(c) 
Grasses: Cheatgrass (Bromus tectorum), Japanese stilt grass (Microstegium vimineum), Maiden grass (*Miscanthus sinensis), Common reed (Phragmites australis), Reed canary grass (Phalaris arundinacea), Johnson grass (Sorghum halepense), and Shattercane (Sorghum bicolor ssp. drummondii).
(d) 
Flowers: Garlic mustard (Alliaria petiolata), Goutweed (Aegopodium podagraria), Bull thistle (Crisium vulgare), Canada thistle (Cirsium arvense), Musk thistle (Carduus nutans), Jimsonweed (Datura stramonium), Goatsrue (Galega officinalis), Giant hogweed (Heracleum mantegazzianum), Dame's rocket (Hesperis matronalis), Purple Loosestrife (Lythrum salicaria, L. virgatum), Eurasian water-milfoil (Myriophyllum spicatum), Star-of-Bethlehem (Ornithogallum nutans, umbellatum), Japanese knotweed (Polygonum (Falopia) cuspidatum/Polgonum sachalinense), Wild parsnip (Pastinaca sativa), Beefsteak plant (Perilla frutescens), Lesser celandine (Ranunculus ficaria), Water chestnut (Trapa natans).
(e) 
Vines: Fiveleaf akebia (Akebia quinata), Porcelain-berry (Ampelopsis brevipedunculata), Oriental bittersweet (Celastrus orbiculatus), Japanese honeysuckle (Lonicera japonica), Kudzu (Pueraria lobata), Mile-a-minute vine (Polygonum perfoliatum).
NOTE:
*
Species with cultivars that are known to be non-invasive may be acceptable within a planting plan.
B. 
Street trees/screening/vegetative buffering.
(1) 
Any existing vegetation that is in appropriate locations of an acceptable species and quality may be used to fulfill landscaping or buffering requirements.
(2) 
In order to aid surveillance and minimize the potential for crime, planting shall also be sited, massed, and scaled to maintain visibility of doors and first floor windows from the street and from within the development to the greatest extent possible. Planting patterns shall not obstruct sight lines or create isolated areas, especially near pedestrian walking paths.
(3) 
Off-street parking and storage of vehicles in front yards of commercial, industrial, and institutional lots shall be screened at least 50% from the public right-of-way by vegetative screening or fencing between three and four feet in height.
(4) 
Trash disposal areas, such as dumpster or compactor sites, shall be effectively screened so as not to be visible from off site adjacent parking areas, roadways, or adjacent residential properties. Such areas shall be screened with a combination of architectural masonry (or fencing) and/or landscaping with a height of at least six feet.
(5) 
All planting shall be performed in conformance with good nursery and landscape practice. Plant materials shall conform to the standards recommended by the American Association of Nurseryman, Inc., in the American Standard of Nursery Stock, ANZIZ60, current edition, as amended.
(a) 
Provide a landscape plan note indicating that the top of the main order root (first large set of roots that divide from the trunk) shall be planted no lower than one or two inches into the soil.
(b) 
Planting designs are encouraged to share planting space for optimal root growth whenever possible. Continuous planting areas versus isolated planting boxes are encouraged.
(c) 
No staking and wiring of trees shall be allowed without a maintenance note for the staking and wiring to be removed within one year of planting.
(d) 
All street trees shall be provided by the applicant in accordance with the following standards:
[1] 
The trees shall be nursery grown in a climate similar to that of the locality of the project. Varieties of trees within the right-of-way shall be subject to the approval of the Township.
[2] 
All trees shall have a normal habit of growth and shall be sound, healthy, and vigorous; they shall be free from disease, insects, insect eggs, and larvae.
[3] 
The trunk caliper, measured at a height of six inches above finish grade, shall be a minimum of two inches.
[4] 
Tree planting depth shall bear the same relationship to the finished grade as the top of the root ball or original grade of origin.
(6) 
All required landscape plants shall be maintained and guaranteed for a length of 18 months from the date of planting. No more than 1/3 of the tree or shrub shall be damaged or dead without replacement. Replacement plants shall conform to all requirements of this section and shall be maintained after replanting for an additional 18 months.
(7) 
The plant's growth shall not interfere with the street cartway, sidewalk, signage, easements, clear sight triangles, or utility line. Within the clear sight triangle, typical branching shall not be within 10 feet of ground level after 10 years of growth.
(8) 
No one species shall comprise more than 33% of the entire number of street trees in a particular development.
(9) 
Existing significant trees and natural features, such as drainage corridors, shall be preserved to the maximum extent practicable and incorporated into site plans and site design as major amenities.
(10) 
If a significant tree is designated to be preserved but is removed or substantially damaged during the clearing, grading, or construction, the applicant or developer may be required by the Township to replace the removed or damaged tree.
(11) 
Street trees shall be provided in all land developments which include new streets.
(a) 
Street trees shall not be located farther than 40 feet away from the new street right-of-way.
(b) 
The number of street trees shall be based on two street trees required for every 100 linear feet of new street measured from the centerline.
(c) 
The spacing of trees shall be based on the size of the tree canopy at maturity with trees spaced no closer than 30 feet on center if the tree canopy is less than 30 feet spread at maturity, spaced 30 to 60 feet on center if the tree canopy is 30 to 50 feet spread at maturity, and street trees spaced 50 to 100 feet on center if the tree canopy is over 50 feet spread at maturity. When a less formal arrangement is desired, where more massing is appropriate, or improvements such as benches are located, grouping of street trees is encouraged.
(d) 
Other tree species may be used provided acceptable information is submitted to indicate that the species are hardy trees or fits the site's ecosystem. Street trees shall be one of the following species:
Common Name
Botanical Name
Height/ Spread
Drought Tolerances
Soil Type
Soil Acidity/ Aerosol Salt Tolerance
Soil Saturation Preference
Root Pattern
Canopy Structure/ Growth Rate
Red Maple
Acer rubrum
75/35
Moderate
Clay; loam
Acidic/low tolerance
Extended flooding to well drained
Large surface roots
Upright oval canopy/fast growing
Sugar Maple
Acer saccharum
70/40
Sensitive to reflected heat and drought
Sand; loam. Not compacted
Acidic; alkaline/not tolerant
Well drained
Often shallow
Dense oval/Mod-slow growing
Common Hackberry
Celtis occidentalis
45-80/40-50
Highly tolerant
Clay; loam
Tolerant of highly alkaline to moderate acidic
Extended flooding to well drained
Large surface roots
Round/ prune to prevent weak branch crotches
American Yellow-
wood
Cladrastis kentuckea
30-50/40-50
Moderate
Clay; sand; loam
Alkaline; acidic
Occasional wet to well-drained
Surface roots when wet
Round/ moderate/ prune structure
American beech
Fagus grandifolia
50-75/40-60
Moderate to low
Sand; loam
Acidic/low tolerance
Needs welldrained
Surface roots/needs space
Very dense oval/ moderate
White ash
Fraxinus americana
50-80/40-60
Moderate
Sand; loam
Alkaline; acidic/ highly tolerant
Extended flooding to well-drained
Large surface roots/needs space
Oval/fast growing
Green Ash
Fraxinus pennsyl-
vanica
60-70/45-50
Highly tolerant
Sand; loam; clay
Alkaline; acidic/ moderately tolerant
Extended flooding to well-drained
Large surface roots develop when confined
Upright/ fast; prune structure to develop trunk
Thornless Honeylocust
Gleditsia triacanthos inermis
50-70/35-50
Highly tolerant
Clay; sand; loam
Alkaline; acidic/ highly tolerant
Occasional wet to well-drained
Can grow surface roots
Open oblong
Sweetgum
Liquid-
ambar styraciflua
60-75/35-50
Moderate to little
Clay; sand; loam
Acidic/ moderately tolerant
Extended flooding to well-drained
Surface roots when moist
Pyramidal/ extreme sensitivity to construction
Tuliptree
Lirio-
dendron tulipifera
80-100/30-50
Moderate
Sand; loam
Acidic/no tolerance
Well-drained to occasional wet
Not a problem; needs space
Oval/ moderate growth
Blackgum/ Sourgum
Nyssa sylvatica
65-75/25-35
Highly tolerant
Clay; loam
Acidic/ moderately tolerant
Extended flooding to well-drained
Not a problem; deep roots
Pyramidal/ slow growth
American Hophorn-
beam
Ostrya virginiana
25-50/25
Tolerant once established
Sand; loam
Poor salt tolerance; pH adaptable
Prefers moist when young
Not a problem
Rounded
Sycamore
Platanus occidentalis
75-90/50-70
Highly tolerant
Clay; loam; should not dry out
Alkaline; acidic/ moderately tolerant
Extended flooding to well-drained
Can grow surface roots
Dense pyramidal/ fast growing
White Oak
Quercus alba
60-100/60-80
Moderate to low
Sand; loam; should not dry out
Acidic/ highly tolerant
Occasional wet to well-drained
Not a problem
Pyramidal/ slow growing
Shingle Oak
Quercus imbricaria
40-60/40-60
Tolerant intermittent drought
Rich; deep; well drained
Alkaline soils up to 7.5 pH
Moist
Not a problem
Rounded/ transplants well
Chestnut Oak
Quercus montana
50-60/40-60
Highly tolerant
Sand; loam
Acidic/ unknown salt tolerance
Well-drained
Root flare when older
Round/ moderate growth
Red Oak
Quercus rubra
60-70/50-60
Highly tolerant
Sand; loam
Acidic/ highly tolerant
Well-drained
Can form large surface roots
Dense; round/fast growth; train into one leader
Swamp White Oak
Quercus bicolor
50-70/50-70
Moderate
Clay; sand; loam
Acidic/ Moderate tolerance
Extended flooding to well-drained
Not a problem
Round/ moderate growth; long lived
Basswood/ American Linden
Tilia americana
50-80/35-50
Moderate
Sand; loam
Acidic; alkaline/low tolerance
Well-drained
Not a problem; Needs space
Dense; pyramidal/ moderate
C. 
Ground cover. Ground cover shall be provided on all areas of the project to prevent soil erosion. All areas which are not covered by paving, stone, or other solid material shall be protected with a suitable ground cover, consisting of spreading plants including sods and grasses less than 18 inches in height.
D. 
Existing wooded areas. No more than 20% of existing woodlands located in environmentally sensitive areas shall be destroyed or altered. If the applicant can prove that invasive species are within either of these areas, then the percent of woodlands to be removed may be increased to eradicate invasive species.
E. 
Tree protection zone.
(1) 
Prior to construction the tree protection zone shall be delineated at the dripline of the tree canopy. All trees scheduled to remain shall be marked; however, where groups of trees exist, only the trees on the edge need to be marked. A forty-eight-inch-high snow fence or forty-eight-inch-high construction fence mounted on steel posts located eight feet on center shall be placed along the boundary of the tree protection zone.
(2) 
No construction, storage of material, temporary parking, pollution of soil, or regrading shall occur within the tree protection zone. When there is a group of trees, the tree protection zone shall be based on the location of the outer trees.
A. 
Purpose. The standards established in this section set forth criteria for:
(1) 
Providing lighting in outdoor public places where public health, safety, and welfare are potential concerns.
(2) 
Controlling glare from nonvehicular light sources that impair safe travel.
(3) 
Protecting neighbors and the night sky from nuisance glare and stray light from poorly aimed, placed, applied, maintained, or shielded light sources.
B. 
Applicability. Outdoor lighting shall be required for safety and in areas of public assembly and travel, including, but not limited to, streets, multifamily dwelling units, commercial, industrial, recreation areas, and institutional uses. The Board of Supervisors may require lighting to be incorporated for other uses or locations, as it deems necessary. The glare control requirements herein contained apply to lighting in all above mentioned uses as well as sign, architectural, landscaping, and residential lighting.
C. 
Illumination levels. Lighting shall have intensities and uniformity ratios in accordance with the current recommended practices of the Illuminating Engineering Society of North America (IESNA) as contained in the IESNA Lighting Handbook. Examples of intensities for typical outdoor applications, as extracted from the 8th Edition of the Lighting Handbook, are presented below:
Use
Task
Maintained Footcandles1
Uniformity Ratio2
(Max.:Min.)
Streets
Local residential
0.4 Min.
6:1
Local commercial
0.9 Min.
6:1
Parking: multifamily residential
Low vehicular/pedestrian activity
0.2 Min.
4:1
Medium vehicular/pedestrian activity
0.6 Min
4:1
Parking: industrial, commercial, institutional and municipal
High activity (e.g., regional shopping centers/fast food facilities, major athletic/civic/cultural events)
0.9 Min.
4:1
Medium activity (e.g., community shopping centers, office parks, hospitals, commuter lots, cultural/civic/recreational events)
0.6 Min.
4:1
Low activity (e.g., neighborhood shopping, industrial employee parking, schools, church parking, farm businesses, farm operations)
0.2 Min.
4:1
Walkways and bikeways
0.5 Min.
5:1
Building entrances and signs
4.0 Avg.
—
NOTES:
1.
Illumination levels are maintained horizontal footcandles on the task, e.g., pavement or area surface.
2.
Uniformity ratio is a measure of the dispersion of light on an area. The ratio is measured as maximum light level to minimum light level. Example: 4:1 for the given area, the maximum level of illumination should be no less than four times the minimum level of illumination (0.2 x 4 = 0.8 maximum light level)
D. 
Lighting fixture design.
(1) 
Dedicated fixtures shall be of a type and design appropriate to the lighting application and aesthetically acceptable to the Township.
(2) 
For lighting horizontal tasks such as roadways, sidewalks, entrances, and parking areas, fixtures shall meet IESNA Fully Shielded criteria (no light output emitted above 90° at any lateral angle around the fixture). Individual fixtures whose aggregate lamp output does not exceed 1,800 lumens (typical household outdoor lighting) are exempt from this requirement.
(3) 
The use of floodlighting, spotlighting, wall-mounted fixtures, decorative globes and spheres, and other fixtures not meeting IESNA full-cutoff criteria shall be permitted only with the approval of the Township, based upon applicability in achieving acceptable glare control.
(4) 
Fixtures shall be equipped with or be modified to incorporate light directing and/or shielding devices such as shields, visors, skirts, or hoods to redirect offending light distribution and/or reduce direct or reflected glare. Glare control shall be achieved primarily through the use of such means as cutoff fixtures, shields and baffles, and appropriate application of fixture mounting height, wattage, aiming angle and fixture placement.
E. 
Control of nuisance and disabling glare.
(1) 
All outdoor lighting shall be aimed, located, designed, fitted, and maintained so as not to present a hazard to drivers or pedestrians by impairing their ability to safely travel.
(2) 
Vegetation screens shall not be employed to serve as the primary means for controlling glare.
(3) 
The intensity of illumination projected onto an existing residential use from an existing property boundary shall not exceed 0.1 vertical footcandle, measured at the existing property line at a height of five feet in general building areas.
F. 
Installation.
(1) 
Electrical feeds to lighting standards shall be run underground, not overhead.
(2) 
Pole-mounted fixtures shall not be mounted in excess of 25 feet high.
(3) 
Lighting standards in parking areas shall be placed outside paved areas or on concrete pedestals at least 30 inches high above the pavement, or by other approved protective means.
A. 
Intent. Mature trees, topography, natural drainage ways, and historic sites are a few of the elements that contribute to the distinct character of our Township. To protect these features and resources that enhance the local character, projects shall work with the context and integrity of this environment by preserving natural, historical, and cultural features to the maximum extent possible.
B. 
Design guidelines. All projects should integrate existing natural features, required open space, existing historic structures, and cultural resources located on the site into the overall design and layout of the development.
(1) 
A site analysis shall be submitted using all applicable reports, plans, and maps to determine whether significant natural or other features exist on a site that should be protected, with priority being given to the following areas (which are not listed in order of priority or significance):
(a) 
Floodplains, surface drainage swales, bodies of water.
(b) 
Wetlands.
(c) 
Existing significant trees.
(d) 
Historical, cultural, or archeological sites or areas recognized by the Township, state, or federal governments as significant.
(e) 
Prominent topography.
(f) 
Steep slopes.
(2) 
The proposed building and impervious footprint(s) shall be clearly identified on each plan to identify potential impacts to existing trees, other natural features, historic structures, and cultural resources.