A.
The following land subdivision and land development principles, standards
and requirements will be applied by the Township in evaluating plans
for proposed subdivisions and land developments.
B.
The standards and requirements outlined herein shall be considered
minimum standards and requirements for the promotion of the public
health, safety, morals, and general welfare.
C.
Whenever other applicable regulations impose more restrictive standards
and requirements than those outlined herein, such other regulations
shall control.
D.
Where literal compliance with the standards specified herein is clearly
impractical, the Township may modify or adjust the standards to permit
reasonable utilization of property while securing substantial conformance
with the objectives of these regulations.
B.
Reserve strips shall be public rights-of-way controlling access to
lots, other public rights-of-way, public lands or adjacent private
lands. All other types of reserve strips shall be prohibited.
C.
In general, lot lines shall follow Township boundary lines rather
than cross them.
D.
Wherever possible, developers shall preserve trees, wooded areas,
groves, wetlands, scenic points, historic spots and other community
assets and landmarks.
E.
Subdivisions and land developments shall be laid out so as to avoid
the necessity for excessive cut or fill or large-scale clearing of
vegetation.
F.
Land subject to flooding or other hazards to life, health, or property,
and land deemed to be topographically unsuitable, shall not be platted
for residential occupancy nor for such other uses as may increase
danger to health, life or property, aggregate erosion or flood hazard,
until all such hazards are provided for by the development plans.
Such land within the subdivision or land development shall be set
aside on the plat for uses as shall not be endangered by periodic
or occasional inundation and shall not produce unsatisfactory living
conditions.
G.
Where flooding is known to have occurred within the area shown on
the plan or any area is deemed a floodway or floodplain area in accordance
with the Township Floodway Map or Township ordinance, such area shall
be clearly marked "subject to periodic flooding."
A.
General.
(1)
The arrangement, character, extent, width, grade and location of
all streets shall be considered in relation to existing and planned
streets, to topographical conditions, to public convenience and safety,
and in their appropriate relation to the proposed uses.
(2)
Proposed streets shall further conform to such county and state street
and highway plans as have been prepared, adopted and/or filed as prescribed
by law and to the requirements of the Township ultimate right-of-way
plans as developed by the Township Board of Commissioners.
(3)
Streets shall be logically related to topography so as to produce
reasonable grades, satisfactory drainage and suitable building sites.
(4)
Residential streets shall be laid out as to discourage through traffic;
however, the arrangement of streets shall provide for continuation
of existing or platted streets and for proper access to adjoining
undeveloped tracts suitable for future subdivision.
(5)
If lots resulting from original subdivision are large enough to permit
resubdivision, or if a portion of the tract is not subdivided, adequate
street rights-of-way to permit further subdivision shall be provided
as necessary. A schematic plan of any future lots shall be provided
for review and approval.
(6)
Dead-end streets shall be prohibited, except as stubs to permit future
street extension into adjoining tracts or when designed as culs-de-sac.
(7)
Where a land development relates to or a subdivision abuts or contains
a present or proposed expressway or arterial highway, the Board of
Commissioners shall:
(a)
Require reverse frontage with screen planting contained in a
nonaccess reservation along the rear property line (property line
adjacent to expressway or arterial highway), a marginal access street,
and/or such other treatment as may be necessary for adequate protection
of all abutting properties and to afford separation of through and
local traffic. In the case of collector highways, reverse frontage
shall be required when practical.
(b)
Screening, through the use of appropriate plant materials, fences
or walls subject to site plan review, shall be provided in a strip
of land along the rear property line of lots with reverse frontage
(lot line along the feeder, collector or controlled access street)
to buffer lots from the higher-order street.
(c)
Where a service road or reverse frontage is provided, the improvements
to the higher-order street shall be provided as part of the construction
improvements for the project. Where a land development or subdivision
relates to property that abuts a feeder, collector or controlled-access
street, and which for a service road, marginal access street or reverse
frontage lot is not possible, area shall be reserved on such property
for the future placement of a service or marginal access street at
such time as adjacent parcels are developed.
(d)
Where the provision of a service road, marginal access street and/or reverse frontage becomes impractical or unnecessary, the lot or lots in said development shall have driveways so laid out that it is possible to turn passenger vehicles on the lot and it is not necessary to back any passenger vehicles into the street, and access an area reserved for the placement of a service road or marginal access street in the future as set forth in above Subsection A(7)(c).
(8)
Half street. Unless the existence of a half street requires that
another half street be constructed to complete it, no half streets
shall be permitted.
(9)
Reserve strips controlling access to streets shall be prohibited
except where control thereof is vested in the Township under conditions
approved by the Board of Commissioners. When the subdivision adjoins
unsubdivided acreage, new streets shall be provided through to the
boundary lines of the development with temporary easements for turnarounds.
Location of the connector streets shall be laid to be practical for
development of the adjoining parcel.
(10)
Stub streets greater in length than one lot depth shall be provided
with a turnaround to the standards required for permanent culs-de-sac.
(11)
Streets that are extensions of or obviously in alignment with
existing streets shall bear the names of the existing streets. Street
names shall not be repeated within the Township, and all street names
shall be subject to the approval of the Township Board of Commissioners.
(12)
Private streets are prohibited.
(14)
Reference shall be made to the Township Road Opening Standards, incorporated herein as Chapter 250, Appendix G, as amended from time to time.[1]
[1]
Editor's Note: Appendix G is included at the end of this chapter.
(15)
Unloading or loading of construction equipment on any Township
roads shall not be permitted, unless specifically authorized by the
Township in writing. If authorization is permitted, matting or other
approved methods to protect the road surface shall be used.
B.
Street standards.
(1)
The following chart is a general guide to the dimensional standards for the various classifications of roads as defined in § 250-6:
|
Right-of-Way
(feet)
|
Cartway
(feet)
|
Curb
|
Sidewalk
| ||
|---|---|---|---|---|---|
|
Expressway
|
100 to 120
|
*
|
*
|
*
| |
|
Arterial street
|
80
|
40
|
**
|
**
| |
|
Collector
|
60
|
40
|
Yes
|
**
| |
|
Local
|
50
|
34
|
Yes
|
Yes
| |
|
Alley
|
24
|
**
|
**
| ||
|
Cul-de-sac
|
50
|
34
|
Yes
|
Yes
| |
|
Marginal access street
|
50
|
34
|
Yes
|
Yes
| |
|
Residential single family
|
50
|
28
|
Yes
|
Yes
| |
|
Residential multifamily
|
50
|
32
|
Yes
|
Yes
|
|
NOTES:
| ||
|---|---|---|
|
*
|
As required by the Pennsylvania Department of Transportation.
| |
|
**
|
Curbs and sidewalks shall be installed when required by the
Board of Commissioners and shall be built to Township specifications.
| |
(2)
Additional right-of-way and cartway width may be required by the
Township and shall be built to its specifications. Additional right-of-way
and cartway widths may be required by the Township in order to lessen
traffic congestion, to secure safety from fire, panic and other dangers,
to facilitate the adequate provisions for transportation and other
public requirements, and to promote general welfare.
(3)
Short extensions of existing streets with lesser right-of-way and/or
cartway widths than prescribed above may be permitted; provided, however,
that no section of new right-of-way be less than 50 feet in width,
unless specifically permitted by the Board of Commissioners.
(4)
Where a subdivision abuts or contains an existing street of inadequate right-of-way width, additional right-of-way width shall be dedicated to the standards set by the Township. In addition thereto, the owner/developer shall widen and improve the existing street to a proper width in accordance with § 250-29B. As required by Township, the owner/developer shall overlay existing street with a minimum of 1 1/2 inches of ID-2 wearing course with adequate curb level being provided.
(5)
New half or partial streets will not be permitted, except where essential
to reasonable subdivision or land development of a tract in conformance
with the other requirements and standards of these regulations and
where, in addition, satisfactory assurance for dedication of the remaining
part of the street can be secured.
(6)
Wherever a tract to be subdivided borders an existing half or partial
street, the other part of the street shall be plotted within such
tract.
C.
Cul-de-sac streets.
(1)
A permanent or temporary cul-de-sac exceeding 500 feet in length
may be approved by the Planning Commission and Board of Commissioners
only if conditions of the tract warrant a longer cul-de-sac with an
emergency access being provided.
(2)
Culs-de-sac shall have at the closed end a turnaround with a right-of-way
having a minimum outside radius of not less than 60 feet and shall
be paved to a radius of not less than 48 feet.
(3)
Drainage of culs-de-sac shall preferably be toward the open end.
(4)
A temporary cul-de-sac shall be designed and constructed the same
as a permanent cul-de-sac.
(5)
All culs-de-sac shall be designed to provide a minimum of 50 feet
of uninterrupted curbing for the storage of snow. No fire hydrant,
driveway, mail box or other item shall be placed within that area.
A depressed curb may also be required at the discretion of the Board
of Commissioners.
(6)
Minimum grade along the curbline within a cul-de-sac shall be 1%.
D.
Street alignment.
(1)
Whenever street lines are deflected in excess of 1°, connections
shall be made by horizontal curves, with a minimum center-line radius
of 150 feet for local and residential streets. Higher classification
streets shall require larger radii in accordance with the standards
set forth by AASHTO.
(2)
A minimum tangent of 100 feet shall be required between curves.
(3)
A large-radius curve shall be preferred in all cases to a series
of small curves and tangents.
(4)
The approaches to an intersection shall follow a straight course
for at least 100 feet measured from center line/center-line intersection.
(5)
Any applicant who encroaches within the legal right-of-way of a state
or county highway, takes access to or makes any drainage changes to
a state or county highway is required to obtain a highway occupancy
permit from the Pennsylvania Department of Transportation, Permits
Office, St. Davids, Pennsylvania, or the Montgomery County Department
of Roads and Bridges. A note should be added to the plan stating that
a PennDOT permit or county permit is required to implement the plan
pursuant to PennDOT, Chapter 441, and Montgomery County ordinance.
E.
Street grades.
(1)
Center-line grades shall not be less than 1%, except as approved
by the Township Engineer.
(3)
Vertical curves shall be used at changes of grade exceeding 1% and
shall be designed in accordance with the minimum standards set forth
in the current AASHTO.
(4)
Where the grade of any street at the approach to an intersection
exceeds 7%, a leveling area shall be provided having not greater than
four-percent grade; minimum length of leveling shall be 50 feet which
shall be approved by the Township Engineer.
(5)
Maximum grade within any intersection shall not exceed 4% nor be
less than 1%.
F.
Street intersections and reverse frontage lot provisions.
(1)
Streets shall be laid out to intersect as nearly as possible at right
angles. No street shall intersect another at an angle of less than
75°, measured at center-line intersection.
(2)
Multiple intersections involving the junction of more than two streets
shall be avoided. Where this proves impossible, such intersections
shall be designed with extreme care for both pedestrian and vehicular
safety with appropriate signs, pavement markings and/or reflectorized
markers.
(3)
Clear sight triangles of 75 feet measured along street right-of-way
lines from their points of junction shall be provided at all intersections,
and no building, structure, grade or planting higher than two feet
above the center line of the street shall be permitted within such
sight triangles. With respect to all driveways entering a public street,
an adequate clear sight triangle as defined by the Pennsylvania Department
of Transportation regulations governing driveways shall be provided.
(4)
Collector and local streets shall not intersect on the same side
of a major thoroughfare at an interval of less than 800 feet as measured
from center line to center line.
(5)
Streets entering opposite sides of another street shall be laid out
either directly opposite one another or with a minimum offset of 200
feet between their center lines.
(6)
Minimum curb radius at street intersections shall be 25 feet, and
at the property line, the radius shall be 20 feet or concentric as
required by the Township.
(7)
In the case of reverse frontage lots, clear sight triangles of 25
feet measured along the curblines or, when a curbline does not exist,
along the edge of the cartway lines from their points of junction
shall be provided at all intersections, and no building, structure,
grade or planting higher than two feet above the center line of the
street shall be permitted within such sight triangles. In addition,
no plantings or vegetation shall be permitted to exceed a height of
six inches within a five-foot strip abutting the street right-of-way
line.
(8)
At all intersections, handicapped ramps shall be installed to comply
with the requirements of the Americans With Disabilities Act of 1990
(ADA).
G.
Street access.
(1)
Where a subdivision abuts or contains an existing or proposed expressway,
arterial or collector street, the Board of Commissioners shall require
marginal access streets and/or reverse frontage lots or such other
treatment as will provide protection for abutting properties, reduction
in the number of intersections with the major street, and separation
of local and through traffic. Further, whenever a land development
relates to or a subdivision results in lots abutting an existing or
proposed expressway, arterial or collector street, all access to said
lot or lots shall be from a service or marginal access street, and
the frontage of said lot or lots shall be reversed so that the lots
contiguous to such street will front on an internal street with no
direct access to the higher-order street.
(2)
Access to parking areas on commercial and industrial and nonresidential
sites shall be controlled and shall be so located as to provide a
minimum of 200 feet between points of access.
(3)
Private driveways, where provided, shall be located not less than
50 feet from the intersection of the rights-of-way of the boundary
streets of corner lots and shall provide points of access to the street
of lower classification when a corner lot is bounded by streets of
two different classifications as defined herein. Maximum driveway
slope shall be 8%.
(4)
Sight distance requirements for all driveways shall be in accordance
with Pennsylvania Code, Title 67, Transportation, Chapter 441, "Access
to and Occupancy of Highways by Driveways and Local Roads."
H.
Alleys.
(1)
Alleys are prohibited in developments of a single-family detached
residences but may be permitted in other types of residential development,
provided that the applicant produces evidence satisfactory to the
Township Planning Commission of the need for such alleys and provided
that these are not the primary means of access.
(2)
Where permitted, alleys in residential developments shall have a
minimum paved surface of 22 feet.
(3)
Dead-end alleys shall be avoided; but where this proves impossible,
they shall be terminated with a paved circular turnaround having a
minimum radius of 22 feet.
(4)
Alley intersections and sharp changes in alignment shall be avoided,
but where necessary, corners shall be rounded or cut back sufficiently
to permit safe vehicular circulation.
(5)
Maintenance and upkeep of alleys must be provided for in the subdivision
and land development, to the specifications of the Board of Commissioners.
I.
Construction of cartways.
(1)
Streets, thoroughfares, and roads to be constructed in the Township
shall be built to the roadway standards included herein. Construction
procedures, workmanship and materials shall meet the current Pennsylvania
Department of Transportation Form 408 or Township standards, whichever
is greater. All bituminous materials to be PennDOT "Superpave" design
as described below. The PG Grade for all bituminous mixtures shall
be PG 64-22.
(2)
Local streets. Residential streets to be dedicated to the Township shall be in accordance with the standards of Subsection B, above measured from face of curb to face of curb unless otherwise approved by the Township Board of Commissioners. Residential streets shall be constructed of a minimum of six inches of 2A material, 4 1/2 inches of 37.5 mm bituminous concrete base course, two inches of 19 mm binder course and 1 1/2 inches of 9.5 mm wearing course. The design shall be based on 0.0 to 0.3 million ESALs. The SLR rating shall be "M" or greater. All subgrade areas shall be compacted and approved prior to the placement of materials.
(3)
Collector and arterial, industrial and commercial streets to be dedicated to the Township. Streets shall be a minimum of 40 feet wide measured from curbline to curbline unless otherwise approved by the Hatfield Township Board of Commissioners. Greater cartway width may be required dependent on the roadway classification, type of traffic, and traffic volume. Commercial or industrial driveways shall be constructed meeting the minimum requirements of residential streets listed in Subsection I(2), above, unless traffic and traffic loadings require additional thickness of material as determined by the Township Engineer. Industrial roadways shall be constructed of a minimum of six inches of 2A material, six inches of 37.5 base course, two inches of 19.0 mm binder course and 1 1/2 inches of 12.5 mm wearing course. The design shall be based on 0.3 to 3.0 million ESALs. The SLR rating shall be "H" or greater. All subgrade areas shall be compacted to 95% Modified Proctor (ASTM D-1557).
(4)
Expressways. Expressway streets shall be built in accordance with
the standards of PennDOT for the anticipated traffic (vehicle and
truck). At no time shall an expressway have an ESAL rating of less
than 3.0 to 30.0 million ESALs.
(5)
Streets, thoroughfares, roads, parking, loading and unloading areas
to be privately maintained, whether residential, commercial or industrial
ways, shall be constructed of a minimum of six inches of 2A material,
4 1/2 inches of 25 mm base course and 1 1/2 inches of 9.5
mm wearing course. The design shall be based on 0.0 to 0.3 million
ESALs. The SLR rating shall be "M" or greater. All subgrade areas
shall be compacted and approved prior to the placement of materials.
(6)
Residential driveways shall be constructed of a minimum of three inches of 3A material, three inches of 2A material, and 1 1/2 inches of 19 mm binder course and one inch of 9.5 mm wearing course. Minimum dimensional requirements shall be in accordance with the details found in Appendix F, as amended, and attached hereto,[2] driveway for front-entry garage or driveway for side-entry
garage.
[2]
Editor's Note: Appendix F is included at the end of this chapter.
(7)
All streets shall have a minimum cross-slope of 1/4 inch per foot
and a maximum of 3/4 inch per foot on superelevation section as determined
by AASHTO standards.
(8)
All streets shall have pavement base underdrain installed at all
locations as determined by the Engineer.
A.
Curbs shall be designed and constructed in accordance with the Township's specifications and PennDOT Form 408, as amended. [Curbs shall be installed along streets as described in § 250-29B(1). Construction procedures and standards in § 250-81.]
B.
Along the existing street on which a subdivision or land development
abuts (hereinafter called "boundary streets"), curbs shall be constructed,
and the existing paved cartway shall be widened to the curb. The location
of curbing along boundary streets shall be determined by the width
of the required cartway of the road as established by the Township.
Additional widening may be required along boundary streets if inadequate
right-of-way exists to provide an adequate and safe turning way.
C.
Concrete curb construction and installation shall be required on
all parking areas, travel ways and roadways, whether to be Township
or privately maintained. Any curbing that shall be dedicated to the
Township shall be concrete curbing, with a depth of 18 inches, eight
inches thick at the bottom, seven inches thick at the top, and have
a reveal of eight inches. Concrete curbing in private parking areas
may be constructed with a reveal of six inches when approved by the
Township Engineer. The use of an alternative type of curbing such
as "Belgian block type" or a concrete "combination curb and gutter-rolled
curb" shall only be considered in parking areas or roadways that are
to be privately owned and maintained. The use of these types of curbing
shall be subject to the review and approval of the Township Engineer.
D.
In the absence of a requirement by the Board of Commissioners for
curbs, stone shoulder shall be installed to a minimum width of four
feet on each side of the road. Specifications, materials and thickness
shall be determined by the Township according to the roadway width,
use and type of traffic.
E.
Depressed curb areas shall be provided at appropriate locations to
comply with the provisions of the Americans With Disabilities Act
(ADA).
A.
Sidewalks shall be provided on both sides of all new streets of land
developments and subdivisions. Sidewalks shall be provided on one
side of all abutting streets (Boundary Streets). Sidewalks and driveway
aprons shall be constructed of concrete in accordance with the standards
within this chapter.
B.
Within land developments, including commercial and industrial development,
multifamily developments, and planned unit developments, sidewalks
shall be provided in accordance with the standards included herein.
Sidewalks shall interconnect all buildings, parking areas, loading
and unloading areas, service and recreational areas. Additional sidewalks
shall be required as deemed necessary by the Township.
C.
The minimum width of all sidewalks shall be six feet. Sidewalks shall
be located one foot from the right-of-way line within the right-of-way.
D.
The thickness and type of construction of all sidewalks shall be
in accordance with the standards established by Hatfield Township.
E.
At all street corners and pedestrian street-crossing points, sidewalks
shall be extended to the curbline with an adequate curb that complies
with the Americans With Disabilities Act (ADA).
F.
Sidewalks shall not exceed seven-percent grade. Steps or a combination
of steps and ramps shall be utilized to maintain the grades, where
necessary. Where sidewalk grades exceed 5%, a nonslip surface texture
shall be used.
G.
Sidewalks adjacent to angle parking areas shall be set back a minimum
of five feet to prevent car overhang from restricting pedestrian movement
along the sidewalk.
H.
Painted pedestrian crosswalks shall be provided at locations specified
by the Township.
I.
Sidewalks shall be laterally pitched at a slope of not less than
1/8 inch per foot and no greater than 1/4 inch per foot to provide
adequate surface drainage.
B.
Aprons shall extend from the back of the curbline to the back of
the sidewalk line and shall form a consistent grade from the curbline
to the back of the sidewalk.
C.
Aprons shall be a minimum of 16 feet wide at the street side in accordance
with the details provided in the Appendix.[1]
[1]
Editor's Note: Appendix F is included at the end of this chapter.
D.
Aprons for residential use shall be a minimum of six-inch thickness
of Class A cement concrete on six inches of PADOT 2B or clean No.
57 stone. Aprons for other than residential uses shall be a minimum
of eight-inch thickness of Class A cement concrete on eight inches
of PADOT 2B or clean No. 57 stone. All driveways shall have welded
wire fabric, six by six, No. 10 WWF.
E.
Appropriate expansion joints and control joints shall be provided.
A.
Public facilities.
(1)
Wherever practical, sanitary sewers shall be installed and connected
to the Hatfield sanitary sewer system. Where a sanitary sewer is not
yet accessible but is planned for extension to the subdivision, the
subdivider shall install sewer lines, including lateral connections,
as may be necessary to provide adequate service to each lot when connection
with the municipal sanitary sewer system is made. The sewer lines
shall be suitably capped at the limits of the subdivision, and the
laterals shall be capped at the right-of-way line. The sewer installation
shall include the construction within the right-of-way or easements
to bring the sewer to the future connection with the Township sanitary
sewer system.
(2)
All public sanitary sewers shall be designed and constructed in accordance
with the "Sewage Manual" as issued by the Pennsylvania Department
of Environmental Protection, as amended, and the Hatfield Township
Municipal Authority specifications.
(3)
No public sanitary sewerage facilities or treatment plant shall be
constructed until plans and specifications have been submitted to
the State Department of Environmental Protection and the Hatfield
Township Sewer Authority and approved in accordance with existing
laws.
(4)
A minimum separation of 10 feet horizontally and 1 1/2 feet
vertically shall be maintained in the design location of all water
mains in relation to sanitary sewer pipe lines.
B.
Private facilities.
(1)
If public sewer facilities are not available, the owner shall provide
for sewage disposal on an individual lot basis according to the rules,
regulations, terms, definitions, and conditions of the current Department
of Environmental Protection requirements for individual sewage disposal
systems and the requirements of the Montgomery County Health Department.
(2)
When on-lot sewage disposal facilities are proposed, satisfactory
approval by the Montgomery County Department of Health and the Pennsylvania
Department of Environmental Protection is required before approval
of the final plan is granted.
A.
Public facilities.
(1)
The owner shall construct water mains in such a manner as to make
adequate water service available to each lot or dwelling unit within
the subdivision or land development. A minimum pressure of 30 pounds
per square inch shall be provided at each house or other building
to be connected to the water supply main. The water supply system
must comply with the regulations and standards of the State Department
of Environmental Protection and the local franchised public water
authority.
(2)
The system shall also be designed with adequate capacity and appropriately
spaced fire hydrants for fire-fighting purposes. Review and approval
by the appropriate municipal or volunteer fire official shall be required
in order to insure that adequate fire protection and correction hydrant
placement is provided.
(3)
Water supply. If water is to be provided by means other than private
wells owned and maintained by the individual owners of lots within
the subdivision or development, applicants shall present evidence
to the Board of Commissioners that the subdivision is to be supplied
by a certified public utility, a bona fide cooperative association
of lot owners, or by a municipal corporation, authority or utility.
A copy of a certificate of public convenience from the Pennsylvania
Public Utility Commission or an application for such certificate,
a cooperative agreement or a commitment or agreement to serve the
area in question, whichever is appropriate, shall be acceptable.
(4)
In any industrial development, adequate water services for potable
and fire-fighting purposes shall be installed to a point outside the
right-of-way for all lots to negate the need for opening of streets.
(5)
Water mains and hydrants must be completed and charged for the purpose
of firefighting prior to construction of any dwelling or building.
B.
Private facilities.
(1)
Where no public water is accessible, water shall be furnished by
the owner on an individual lot basis. If wells are installed on each
lot and the lot also contains its own sewage disposal facilities,
the well shall be of the drilled type, cased and grout-sealed into
the bedrock. The well will be required to have a production of not
less than six gallons per minute as established by Bailor tests and
certified by the well driller. Before being placed in consumer use,
it shall be disinfected by the use of sodium hypochlorite or other
acceptable solutions and a sample bacteriological examination collected
by a licensed water analyst.
(2)
The design and location of individual private water supply facilities
shall be subject to the regulations and standards. Regulatory agencies
having jurisdiction for those facilities include, but are not limited
to, the regulations and standards of the Pennsylvania Department of
Environmental Protection, Montgomery County Health Department and
the Water Resources Board of Hatfield Township.
A.
Electric, telephone and communications facilities. The design of
all electric, telephone and communications service facilities shall
provide for service by underground cables, in accordance with the
prevailing standards and practices of the utility and other companies
providing such services, except where it is demonstrated to the satisfaction
of the Board of Commissioners that the underground installation required
herein is not feasible because of the physical conditions of the land
involved.
B.
Gas service facilities. The design of utility gas service facilities,
where required, shall be in accordance with the prevailing standards
and practices of the utility agency providing such services and shall
be coordinated with the design of all other underground utility services
to be provided.
C.
Where practicable, all utilities shall be located within the street
right-of-way; otherwise, easements or rights-of-way of sufficient
width for installation and maintenance shall be provided.
D.
Preliminary plans shall show locations of all utilities and shall
be coordinated with the required street tree plantings and the final
grading of all lots and swales.
[1]
Editor's Note: Former § 250-37, Grading and seeding,
was repealed 12-19-2012 by Ord. No. 640.
A.
Buffer requirements. The various land use types in the Township shall
be separated by buffers in accordance with the regulations of this
section and the requirements of Table 250-38a.
(2)
A buffer shall be provided adjacent to all district zoning boundaries
and adjacent to all land use type boundaries, which buffer shall be
the width prescribed in Table 250-38a below, with the notation that
a barrier buffer shall be provided between all residential and nonresidential
uses: The greater buffer width is to be used when the prescribed buffers
for the use type versus zoning boundaries conflict:
|
Table 250-38a
Width of Buffer Adjacent to Adjacent Land Use Type/Zoning
Boundary
| |||||||
|---|---|---|---|---|---|---|---|
|
Proposed Land Use Type Zoning Boundary
|
SFR
|
MFR
|
COM
|
SC
|
IND
|
INS
| |
|
Single-family residential1
|
—
|
—
|
—
|
—
|
—
|
—
| |
|
Multifamily residential
|
20
|
—
|
10
|
10
|
10
|
10
| |
|
Commercial and professional
|
40
|
20
|
—
|
10
|
10
|
10
| |
|
Shopping center
|
40
|
25
|
10
|
—
|
10
|
20
| |
|
Industrial
|
100
|
90
|
40
|
40
|
—
|
40
| |
|
Institutional
|
25
|
20
|
20
|
20
|
10
|
—
| |
|
Barrier buffer2
|
+10
|
+10
|
+10
|
+10
|
+10
|
+10
| |
|
NOTES:
| ||
|
1
|
See Subsection A(3)(a), below, for reverse frontage lots.
| |
|
2
|
An additional 10 feet over and above prescribed buffer.
| |
(3)
Buffer design requirements.
(a)
Buffers shall be designed to address and mitigate all adverse
impacts that the development may have on the adjacent land use type.
(b)
Buffers shall include any and all elements necessary to achieve
an acceptable degree of mitigation, including wildflowers, trees,
shrubs, ground cover, berms, meadows, grading, fences and other landscaping
improvements.
(c)
Buffers shall reflect the following considerations:
[1]
Existing site conditions and their suitability for plant materials,
based upon the geology, hydrology, soils and microclimate.
[2]
Specific functional objectives of plantings, which may include
but not necessarily be limited to visual screening, noise abatement,
energy conservation, wildlife habitats, and aesthetic values.
[3]
Maintenance and replacement considerations such as hardness,
resistance to insects and disease, longevity, and availability and
cost of plant materials.
(4)
Buffers shall be designed to be an integrated part of any existing
buffer on adjacent property.
(5)
Buffers shall use existing vegetation and new material as required
to mature into a fully integrated area of natural growth suitable
to the instant boundary condition and shall contain, at a minimum,
the equivalent of three (2 1/2 inch dbh minimum) shade trees,
five (six to eight feet height minimum) evergreen trees and 10 (24
inches height minimum) shrubs per 100 lineal feet of property boundary
for every 20 feet of buffer width, along with complete all-season
ground cover to prevent soil erosion. Fences and berms may be permitted
as substitutes for portions of the required landscaping buffer upon
review and approval from the Township.
(6)
Barrier buffers 10 feet in width shall contain, at a minimum, the
equivalent of three shade trees, five evergreen trees and 10 shrubs
per 100 lineal feet of property boundary along with complete all-season
ground cover to prevent soil erosion.
(7)
In the case of alterations or additions to existing facilities the
requirements of this section shall apply to any district boundary
that will be impacted by the proposed development.
(8)
Reverse frontage lots shall only be permitted when a barrier buffer
is installed at the street line.
(9)
All standards of this chapter relating to planting, landscaping,
grading or any other related requirement shall apply.
(10)
Buffer planting. Where required to separate land use types and
zoning districts, buffer plantings shall be provided in addition to
all other plantings required in this section and shall be integrated
into the overall design of the site.
B.
Street trees.
(1)
Along both sides of any newly created public or private street in
a subdivision or land development and along any existing public or
private street contiguous to a new subdivision or land development,
street trees shall be planted at a minimum of 40 feet and a maximum
of 50 feet on center. They shall be located one foot to 10 feet onto
the property measured from the edge of the ultimate right-of-way,
but not more than 1/2 the required yard and outside of the clear sight
triangle.
(2)
The trees shall be no less than 2 1/2 caliper inches measured
at the breast height above finish grade. The trees shall be chosen
from among the native species and their cultivars and chosen on the
basis of their ability to provide shade or serve in the purpose that
their placement on the site suggests. Exceptions to these will be
subject to approval by the Township.
C.
Required planting. The following additional requirements shall apply
to all subdivisions and land developments:
(1)
All subdivisions shall be laid out so as to leave undisturbed all
floodplain areas, all wetland areas and all possible areas of existing
natural vegetation. The protection of the area to be preserved shall
be in accordance with the requirements of this section.
(2)
All subdivisions and land developments shall be provided with new plantings in accordance with the minimum guidelines of Table 250-38b, below. The plan for these required plantings shall be prepared by a registered landscape architect of the Commonwealth of Pennsylvania and shall be subject to the review of the Township Landscape Architect. The applicant may utilize landscape equivalencies at rates according to § 250-38K to provide flexible solutions that meet the intent of the landscape requirements. Any use of equivalencies must be approved by the Township Landscape Architect.
|
Table 250-38b
Minimum Planting Guidelines
| |||||
|---|---|---|---|---|---|
|
Improvement/ Condition
|
Deciduous
|
Evergreen
| |||
|
Per 2,000 square feet of gross building area
|
2
(1.5 inches dbh) minimum
|
4
(18 inches minimum height)
|
2
(4 to 5 feet minimum height)
|
4
(18 inches minimum height)
| |
|
Per 20,000 square feet of net land area
|
1
(1.5 inches dbh)
|
2
(18 inches minimum height)
|
1
(4 to 5 feet minimum height)
|
2
(18 inches minimum height)
| |
(3)
Retention/detention basin landscaping. All retention/detention basins shall be landscaped so as to mitigate their visual impact. The plants shall be in addition to all other required plantings in this § 250-38, and they shall they shall be part plan required in § 250-38. There shall be a minimum of one (1.5 inches dbh) shade tree, one (1.5 inches dbh) flowering tree, one (four to five feet) evergreen tree, and one (eighteen-inch) shrub for every 40 lineal feet of basin perimeter.
(4)
Pennsylvania best management practices (PA BMP) landscaping. PA BMP structures including rain gardens, infiltration trenches, vegetated swales, and other surface PA BMP structures not classified as a retention/detention basin shall be landscaped. The plantings shall be in addition to all other landscape requirements. There shall be a minimum 10 (1.5 inches dbh) shade tree equivalent per 10,000 square feet. Landscape plant material equivalents may be used in accordance with the Landscape Equivalencies Chart, § 250-38K to promote flexible solutions that best meet the plant material needs as outlined in the Pennsylvania Stormwater Best Management Practices Manual.
D.
Tree protection. All areas of existing vegetation to be preserved
shall be delineated as tree protection zones. Prior to construction,
any tree protection zone shall be delineated on the site in conformance
with the approved subdivision or land development plan and in the
following manner:
(1)
All trees scheduled to remain shall be clearly and securely marked.
(2)
A four-foot-high wooden snow fence mounted on steel posts located
eight feet on center shall be placed one foot beyond the dripline
of the trees. Immediately following the placement of said fencing
the Township landscape architect shall inspect same and his approval
shall be required prior to the commencement of any construction activity
on the site. The barrier shall be properly maintained until all development
activity is completed.
(3)
There shall be no construction activity of any kind inside the tree
protection zone, including but not limited to grading, storage, entry,
trenching, tunneling, paving or excavation. The roots of any tree
in the protection zone which may be disturbed by development activity
such as digging or trenching must be properly treated to minimize
the risk to the trees. Such treatment shall include, as appropriate,
clean-cutting of roots, inoculation with enzymes and fertilization.
(4)
Any damage that does occur inside the tree protection zone shall
be promptly repaired in accordance with the directions of the Township
Landscape Architect. All development activity on the site ceases until
repair work is completed.
E.
Tree replacement. Any tree having a diameter of eight inches or more
measured at breast height which is to be removed as a result of the
development activity and cannot be relocated shall be replaced with
a new tree of like kind having a diameter of 1 1/2 inches latest
edition of American Standard for Nursery Stock.[1] This is in addition to all other plantings required by
this chapter.
[1]
Editor's Note: So in original.
F.
Compliance with landscaping requirements. All subdivision and land
development plans shall include a landscape plan which clearly defines,
in tabular form, compliance with all applicable subsections of this
section and includes the total number of plantings required for the
proposed subdivision or land development. All required plantings must
be clearly shown on the landscape plan. Any reduction in the required
number of plantings shall only be considered when site conditions
justify a reduction due to special constraints, site topography, existing
natural features or other considerations defined by the Township.
Any reduction shall be subject to review and approval by the Township
Engineer, Township Landscape Architect and Township Shade Tree Commission
for compliance with landscaping requirements. All required plantings
must be clearly shown on the landscape plan.
G.
Plant material. All plant material installed within the Township
shall be of nursery stock.
H.
Guaranty and maintenance period. A plants maintained or installed
within the Township shall be guaranteed to be vigorously growing,
with not more than twenty-five-percent loss of crown, at 18 months
from the date of final acceptance of the landscape installation.
I.
Minimum specifications. All plants installed within the Township
shall meet the minimum specifications of the latest edition of the
"American Standards for Nursery Stock," issued by the American Association
of Nurserymen.
J.
Trees and utilities. Shade trees, flowering trees, and evergreen
trees shall be located outside of any easement line and no less than
10 feet away from any aboveground or underground utility line.
K.
Landscape equivalencies. Landscape equivalencies may be provided
for certain requirements where specified according to applied rates
of the Landscape Equivalencies Chart below. Equivalencies are intended
to provide flexible solutions to meet the intent of certain requirements
and are subject to the approval of the Township Landscape Architect.
|
Landscape Equivalencies Chart
| |||
|---|---|---|---|
|
Equivalent Quantity
|
Size
|
Type
| |
|
1
|
1.5 inches dbh
|
Shade tree
| |
|
2
|
1.5 inches dbh
|
Ornamental trees
| |
|
2
|
4 feet to 5 feet in height
|
Evergreen trees
| |
|
5
|
18 inches in height
|
Shrub
| |
|
251
|
12 inches or greater
|
2-year saplings
| |
|
NOTE:
| ||
|
1
|
Two-year sapling equivalencies are for § 250-38C(4), PA BMP landscape requirements only.
| |
A.
Blocks.
(1)
The length, width, and shape of blocks shall be determined with due
regard to the following:
(a)
Provision of adequate sites for type of buildings proposed.
(b)
Zoning requirements as to lot size, dimensions, and minimum
lot area per dwelling unit.
(c)
The limitations and opportunities of the topography.
(d)
Requirements for safe and convenient vehicular and pedestrian
circulation and access.
(2)
Blocks shall have a maximum length of 1,600 feet and, so far as practical,
a minimum length of 500 feet or as specified elsewhere in this chapter.
In the design of blocks longer than 1,100 feet, special consideration
shall be given to the requirements of satisfactory fire protection
and emergency vehicle access.
(3)
Residential blocks shall be of sufficient depth to accommodate two
tiers of lots, except where reverse frontage lots bordering a major
traffic street are used.
(4)
Pedestrian interior walks may be required where necessary to assist
circulation or provide access to community facilities. Such crosswalks
shall have a right-of-way width of not less than 10 feet and a paved
walk of not less than four feet. Adequate provisions for handicapped
facilities complying with the ADA shall be provided.
B.
Lots.
(2)
Residential lots shall front on a Township street, existing or proposed.
(3)
Double frontage lots are prohibited, except where employed to prevent
vehicular access to major traffic streets. The Township shall specify
the street to which access may be taken.
(4)
Side lot lines shall be substantially at right angles to street lines
or radial to street lines if on curves.
(6)
If remnants of land exist after subdividing, they shall be incorporated
into existing or proposed lots, or dedicated to public use for recreation
or open space, if acceptable to the Township. Any areas combined with
existing lots shall be required to be in common deed to prevent the
creation of nonconforming lots.
(7)
The subdivision of a tract which creates nonconforming side and rear
yard requirements for existing buildings will not be approved. Nonconforming
front yards may be approved if necessary to obtain proper street alignment.
(8)
Lots for which a side-entrance garage is provided shall have a minimum
of 35 feet as measured from the nearest point of the dwelling to the
nearest point on the adjoining property line, on the side with the
garage.
C.
Easements.
(1)
Easements with a minimum permanent width of 20 feet and a temporary
construction width of 30 feet shall be provided as necessary for utilities.
Within all residential developments, a five-foot-wide easement shall
be provided, parallel to the right-of-way line for electric, telephone
and CATV services.
(2)
To the fullest extent possible, easements shall be parallel and adjacent
to property lines.
(3)
Nothing shall be permitted to be placed, planted, set or put within
the area of an easement without written permission of the Board of
Commissioners. The area shall be kept as lawn.
(4)
Where a subdivision or land development is traversed by a watercourse,
there shall be provided a drainage easement or right-of-way conforming
substantially with the line of such watercourse and of such width
as will be adequate to preserve natural drainage but not less than
20 feet, or as may be required or directed by the Department of Environmental
Protection. The owner shall properly grade and seed slopes or provide
permanent erosion protection and fence any open ditches watercourses
when it is deemed necessary by the Township.
(5)
Where stormwater or surface water will be gathered within the subdivision
or land development or discharged or drained in volume over lands
within or beyond the boundaries of the subdivision or land development,
the applicant or owner shall reserve or obtain easements over all
lands affected thereby, which easements shall be adequate for such
discharge of drainage and for the carrying off of such water, and
for the maintenance, repair and reconstruction of the same, including
the right of passage over and upon the same by vehicles, machinery
and other equipment for such purposes, and which shall be of sufficient
width for such passage and work. The owner shall convey, free of charge
or cost, such easements to the Township upon demand.
(6)
No right-of-way or easement for any purpose whatsoever shall be recited
or described in any deed, unless the same has been shown on the approved
plan. Rights-of-way and easements shall be dimensioned on all plans.
(7)
Where stormwater is discharged to an adjoining property or watercourse,
the owner shall provide a drainage release, in a form satisfactory
to the Township Solicitor, if required by the Board of Commissioners.
(8)
Where future sanitary sewer, storm sewer or other utility expansions
may be warranted for further development, easements of adequate width
shall be provided.
A.
Automobile parking facilities shall be provided off street in accordance
with the requirements of the applicable zoning district and good planning
principles.
B.
At no time shall angle or perpendicular parking be permitted along
public streets. All parking lots and bays permitting parking other
than parallel shall be physically separated from the street and confined
by curbing or other suitable separating device.
C.
The paving for the parking stalls shall not be continuous for a length
of more than 200 feet in any direction. Those sections shall be interrupted
by a strip of maintained plantings at least 10 feet wide.
D.
A distance of a minimum of 15 feet of open space shall be provided
between the edge of any parking area and the outside wall of the nearest
building.
E.
Parking area dimensions shall be no less than those listed in the
following table:
|
All Zoning Districts, Excluding SC Shopping Center District
and LIRC Light Industrial Restricted Commercial District
| |||||
|---|---|---|---|---|---|
|
Parking
|
Driveway
| ||||
|
Angle of Parking
(degrees)
|
Stall Width
(feet)
|
Stall Length
(feet)
|
One-Way
(feet)
|
Two-Way
(feet)
| |
|
90
|
9.0
|
18
|
20
|
24
| |
|
60
|
9.5
|
20
|
18
|
21
| |
|
45
|
9.5
|
19
|
15
|
20
| |
|
30
|
9.5
|
18
|
12
|
20
| |
|
Parallel1
|
8.0
|
22
|
12
|
20
| |
|
NOTE:
| ||
|
1
|
Parallel parking in off-street parking facilities shall be permitted
only when Commissioners determine angular parking is not practical.
| |
|
SC Shopping Center District and LIRC Light Industrial
Commercial District
| |||||
|---|---|---|---|---|---|
|
Parking
|
Driveway
| ||||
|
Angle of Parking
(degrees)
|
Stall Width
(feet)
|
Stall Length
(feet)
|
One-Way
(feet)
|
Two-Way
(feet)
| |
|
90
|
10.0
|
20.0
|
20
|
24
| |
F.
All dead-end parking areas shall be designed to provide minimum backup
or turnaround area for the end stalls of the parking area or provide
additional aisle width.
G.
Parking areas shall be designed so that each motor vehicle may proceed
to and from the parking space provided for it without requiring the
moving of any other motor vehicle.
H.
No less than a five-foot radius of curvature shall be permitted for
all curblines in all parking areas.
I.
All paved parking areas shall be set back from any property line and future right-of-way line as provided by Chapter 282, the Hatfield Township Zoning Ordinance, for the various zoning classifications and uses or a minimum of 10 feet, whichever is greater.
J.
Parking areas with 10 or more parking spaces shall be located or
designed in such a manner that they mitigate the visual impact at
the perimeter of the property from the surrounding areas. Grading
to depress the parking area, raised berms, landscaping, walls or fencing
are satisfactory methods to mitigate the impact of the parking areas.
K.
The depth and width of lots reserved or laid out for commercial and
industrial uses shall be adequate to provide for the off-street parking
generated by the use.
L.
The layout of every parking area shall be such as to permit safe
and efficient internal circulation, in accordance with accepted traffic
engineering principles and standards.
M.
Entrances and exits to and from off-street parking areas shall be
located so as to avoid interference with street traffic. Locations
of parking entrances and exits in relation to existing or proposed
street intersections shall meet minimum standards of PennDOT and current
revisions in regard thereto.
N.
Every off-street parking area shall include sufficient reservoir
space to accommodate entering and exiting vehicles without overflowing
out onto adjacent streets or service roadways.
O.
Pedestrian crosswalks and refuge islands shall be provided at intervals
not exceeding 200 feet along the length of each parking area.
P.
All public parking areas shall be adequately lighted during after-dark
operating hours. All light standards shall be located on the raised
parking islands and not on the parking paved surface. Any necessary
lighting adjustments shall be made upon request by Hatfield Township.
(See "Typical Parking Island" sketch.)
Q.
Design requirements for all parking lots providing spaces for more
than six vehicles.
(1)
The paved area shall be landscaped with at least one 2.5-inch dbh
shade tree for every 10 spaces (beginning with the 10th space). Such
trees shall be placed in a planter of at least 200 square feet in
area. This requirement is in addition to all other landscape planting
requirements.
(2)
Equivalent plantings as approved under this chapter, when part of
an overall design theme, may be approved in lieu of rote compliance
with the above.
R.
Adequate handicapped parking spaces shall be provided to comply with
the Americans With Disabilities Act (ADA).
S.
All parking stalls shall be delineated by the following line striping:
(1)
All zoning districts, excluding SC Shopping Center District and LIRC
Light Industrial Restricted Commercial District: one four-inch-wide
white painted line.
(2)
SC Shopping Center District and LIRC Light Industrial Restricted
Commercial District: two four-inch-wide white painted lines, spaced
six inches apart.
T.
All internal parking lots, separator islands and aisles shall be
confined within curbing.
U.
Parking garage. The design standards specified below shall be required
for all parking garages established after the effective date of this
chapter.
(1)
The minimum dimensions of stalls and aisles shall be as follows:
(a)
Stall width shall be at least 10 feet. Parking stall next to
a wall or pillar shall be one foot wider.
(b)
Stall depth shall be at least 20 feet, with said dimension measured
on the angle for all angle parking and 22 feet for parallel parking.
(c)
Minimum width of aisles providing access to stalls for one-way
traffic only, varying with the angle of the parking, shall be:
|
Angle Parking
(degrees)
|
Minimum Aisle Width
(feet)
| |
|---|---|---|
|
Parallel
|
12
| |
|
30
|
12
| |
|
45
|
16
| |
|
60
|
18
| |
|
90
|
22
|
(d)
Minimum width of aisles providing access to stalls for two-way
traffic shall be 24 feet.
(2)
Parking areas shall be designed to permit each motor vehicle to proceed
to and from the parking space provided for it without requiring the
movement of any other vehicle.
(3)
There shall be a minimum transition of 12 feet on all ramps where
they meet the parking floor.
(5)
On circular ramp systems, the minimum outside radius on all turns
shall be 34 feet.
(6)
Garage entrance.
(a)
There shall be a minimum stacking area beyond the entrance control
point for 10 cars. The stacking areas shall not be in a public street,
nor shall it interfere with vehicular circulation in the vicinity
of the common parking garage.
(b)
The grade of the ramp shall begin at least 25 feet beyond the
control point.
[1]
Editor's Note: Former § 250-41, Erosion and sediment
controls, was repealed 12-19-2012 by Ord. No. 640.
A.
In reviewing subdivision plans the Township will consider the adequacy
of existing or proposed community facilities to serve the additional
dwellings proposed by the subdivision or land development.
B.
Where deemed essential by the Township upon consideration of the
particular type of development proposed and especially in large-scale
residential developments, the Township may require the dedication
or reservation of such areas or sites of an extent and location suitable
to the needs created by the development for schools, parks, active
and passive open space and other purposes.
C.
Areas provided or reserved for such community facilities shall be
adequate to provide for building sites, landscaping and off-street
parking as appropriate to the use proposed.
D.
Where a proposed park, playground, school or other public use shown
in the Comprehensive Plan of the Township is located in whole or in
part in a subdivision or land development, the Township may require
the dedication or reservation of such area within the subdivision
or land development, in those cases in which the Township Planning
Commission in conjunction with the Board of Commissioners deem such
requirement to be necessary.
E.
Standards for community facilities. The following standards shall
apply to the provision of recreation space:
(1)
Areas set aside for recreational purposes, such as playgrounds or
playfields, shall be of adequate size and configuration to accommodate
the intended use and any accessory parking and other deemed requirements.
The facility should be located to serve all the residents, and in
a large developments more than one area may be required to serve the
residents in close proximity to their dwellings. Access to facility
should be provided from a public street. Areas set aside shall be
in conformance with the Township Park and Open Space Plan unless otherwise
directed by the Board of Commissioners.
(2)
In subdivisions or land developments which provide or are intended
to provide housing facilities for more than 10 families, suitable
open areas for aesthetics and recreation as required by the Board
of Commissioners of Hatfield Township shall be provided. Standards
to be used as a guide in determining the adequacy of space provided
shall be as follows:
(3)
Land to be dedicated. Land to be dedicated shall contain no wetlands,
waters of the commonwealth, floodplain or other unbuildable areas
unless specifically allowed by the Hatfield Township Board of Commissioners.
(4)
Land to be dedicated shall not be traversed by utility easements
unless the utilities are placed underground and no part of them or
other supportive equipment protrudes above the ground level.
(5)
Where the Board of Commissioners agrees that, because of the size,
shape, location, access, topography or other physical features of
the land or any other need of the Township, it is impractical to dedicate
land to the Township or set aside a recreation area or open space
area as required by this chapter, the Commissioners shall require
a fee in lieu of dedication of such land from the developer.
B.
Preliminary approval of the site plan must be obtained for the entire
proposed multifamily development. Final approval may be obtained section
by section, but such development sections shall be specified on the
preliminary plan and must be numbered in the proposed order that they
are to be developed. Such order of development must be adhered to,
and if changes are required, plans must be refiled and reviewed and
approved. All improvements within a section must be completed and
75% of the buildings available for occupancy previous to construction
in subsequent sections.
C.
The Board of Commissioners may require an improvement guarantee and
land development and subdivision agreement as part of final approval
of the land development plan, or erection thereof, and which shall
guarantee the improvements by the builder of the streets, sidewalks,
curbs, streetlighting, street trees, drainage facilities, utilities
and other facilities that the Township may deem necessary.
D.
Arrangement of buildings and facilities.
(1)
All of the elements of the site plan shall be organized harmoniously
and efficiently in relation to topography, the size and shape of the
plot, the character of the adjoining property, and the type and size
of the buildings, in order to produce a usable, efficient and economical
land use pattern.
(2)
Arrangements of buildings shall be in favorable relation to the natural
topography, existing desirable planting, bodies of water, views within
and beyond the site, and exposure to the sun and other buildings on
the site.
E.
Access and circulation.
(1)
Access to the dwellings and circulation between buildings and other
important project facilities for vehicular and pedestrian traffic
shall be comfortable and convenient for the occupants.
(2)
Access and circulation for firefighting and other emergency equipment, moving vans, fuel trucks, garbage collection, deliveries and snow removal shall be planned for efficient operation and convenience, in accordance with the provisions of the Fire Prevention Code recommended by the American Insurance Association, Appendix D, Section 9, as last revised.
(3)
Walking distance from the main entrance of the building to a street,
driveway or parking area shall usually be less than 100 feet; exception
to this standard should be reasonably justified by compensating advantages,
such as desirable views and site preservation through adaptation to
topography. In no case shall the distance exceed 250 feet.
F.
Yards. Yards shall assume adequate privacy, desirable outlook, adequate
natural light and ventilation, convenient access to and around the
dwellings, and other essential uses.
G.
Grading.
(1)
Grading shall be designed for buildings, lawns, paved areas and other
facilities, to assure adequate surface drainage, safe and convenient
access to and around the buildings and for the screening of parking
and other service areas and the conservation of desirable existing
vegetation and natural ground forms.
(2)
Grading around buildings shall be designed to be in harmony with
natural topography.
H.
Streets.
(1)
Streets shall be provided on the site where necessary to furnish
principal traffic ways for convenient access to the living units and
other important facilities on the property.
(2)
Streets proposed to be dedicated for public use and maintenance shall
conform to the design requirements and specifications of this chapter
listed in the appendix at the end of this chapter.
I.
Driveways.
(1)
Driveways shall be provided on the site where necessary for convenient
access to the living units, garage compounds, parking areas, service
entrances of buildings, collection of refuse, and all other necessary
services. Driveways shall enter public streets at safe locations as
required by PennDOT standards and current revisions.
(2)
Driveways shall be planned for convenient circulation suitable for
traffic needs and safety.
(3)
All driveways shall be constructed in accordance with the design
requirements and specifications of this chapter listed in the appendix
at the end of this chapter.
J.
Parking areas.
(1)
Paved parking areas shall be provided to meet the needs of the residents
and their guests without interference with normal street traffic.
K.
Sidewalks.
(1)
Street sidewalks and on-site walks shall be provided for convenience
and safe access to all living units from streets, driveways, parking
areas or garages and for convenient circulation and access to all
facilities.
(2)
Width, alignment and gradient of walks shall provide safety, convenience
and appearance for pedestrian traffic. Small jogs in the alignment
shall be avoided.
(3)
The alignment and gradient of walks shall be coordinated with the
grading plan to prevent the passage of concentrated surface water
on or across the walk and to prevent the pocketing of surface water
by walks.
(5)
Adequate provisions for handicapped ramps, parking spaces and access
to comply with the Americans With Disabilities Act (ADA) shall be
provided.
L.
Refuse collection stations.
(1)
Outdoor collection stations shall be provided for garbage and trash
removal when individual collection is not made and indoor storage
is not provided.
(2)
Collection stations shall be separated from habitable buildings to
avoid being offensive, but at the same time be convenient for both
collectors and residents and be screened and landscaped adequately.
(3)
Collection stations shall be so constructed as to prevent the escape
of refuse by wind, water or other natural elements and animals, rodents,
etc.
(4)
Collection stations shall be screened to provide an aesthetically
pleasing view from buildings and ground level.
A.
Lotting of individual lots for commercial and industrial purposes
shall be avoided in favor of a comprehensive design of the land to
be used for such purposes.
B.
Additional width of streets adjacent to areas proposed for nonresidential
use may be required as deemed necessary by the Planning Commission
to assure the free flow of through traffic from vehicles entering
or leaving parking areas.
C.
When adjacent lots proposed for nonresidential uses front on a collector
or arterial street, the owner may be required to provide a service
road for ingress and egress; or in lieu thereof, the owner may be
required to provide an area adjacent to the proposed lots for off-street
parking purposes.
D.
Alleys or service streets shall be required in commercial and industrial
districts, except where other adequate provisions are made for off-street
loading and parking consistent with the use proposed. Where required,
alleys in commercial and industrial districts shall conform to the
standards of this chapter.
E.
Dead-end alleys shall be avoided; but where this proves impossible,
they shall be terminated with a paved turnaround having a minimum
radius of 40 feet.
F.
Adjacent residential areas and uses shall be protected from potential
nuisance of the proposed nonresidential developments, including the
provision of extra depths in parcels backing up on existing or potential
residential developments and provisions for a permanently landscaped
evergreen buffer strip in accordance with other provisions of this
chapter.
G.
Streets carrying nonresidential traffic shall not normally be extended
to the boundaries of the adjacent existing or potential residential
areas, nor connected to streets intended for predominately residential
traffic.
I.
Refuse collection for nonresidential developments.
(1)
Outdoor collection stations shall be provided for garbage and trash
removal when indoor collection is not provided.
(2)
Collection stations shall be located to avoid being offensive and
shall be screened from view.
(3)
Collection stations shall be so constructed as to prevent the escape
of refuse by wind, water or other natural elements and animals, rodents,
etc.; they shall be screened from view as to provide an aesthetic,
pleasing view from buildings and ground level.
J.
Adequate provisions for handicapped ramps, parking spaces and access
to comply with the Americans With Disabilities Act (ADA) shall be
made.
A.
Bridges and culverts shall be designed to meet current Pennsylvania
Department of Transportation standards to support expected loads and
to carry expected flows. They shall be constructed to the full width
of the planned cartway. Allowance for sidewalk must also be made,
if required by the Township.
B.
Where county-owned roads or bridges are involved, the County Department
of Roads and Bridges must review and approve all bridge and culvert
designs, shop drawings and construction.
C.
It is unlawful to construct any dam or other water obstruction or
to make any change in or addition to any existing water obstruction
or in any manner change or diminish the course, current or cross section
of any stream or body of water without first having made written application
to and obtained consent or permit, in writing, from the Pennsylvania
Department of Environmental Protection.
D.
The following information is required: drawings to include location
plan; cross section of present bridge if one exists; profile of stream
for a reasonable distance above and below floodwater surface. If the
bridge is on a skew, give the angle of the center line of the bridge
with the direction of the line of flow. In addition, the total drainage
area above the bridge site; description of watershed; length of stream
from source to bridge site and to the mouth; character of floods;
effect of previous floods upon bridges, their span and clearance;
whether bridge will be within backwater influence of parent stream.
E.
When submitting a plan involving construction of bridges or culverts,
there shall be submitted a complete set of structural computations
and drawings, signed and sealed by a registered professional engineer.
