A.
Design and improvements. The design and physical improvements
to the property being subdivided shall be provided, constructed and
installed by the subdivider as shown on the approved plan in accordance
with the requirements of this chapter. If any provisions of this chapter
are found to be unreasonable and cause undue and unnecessary hardship
as they apply to an applicant's proposed subdivision, the Council
may waive or vary the strict terms of such provisions. The criteria
for the Council to apply in determining whether to waive or vary the
strict applications of a provision are:
(1)
That there exist special physical circumstances or
conditions which render the strict application of the requirements
as undue or unnecessary hardship.
(2)
That the hardship created cannot be ameliorated by
a reasonable change in plans.
(3)
That the unnecessary or undue hardship has not been
created by the applicant.
(4)
That the waiver or varying of the strict terms of
the chapter will not have the effect of nullifying the intent and
purpose of this chapter.
(5)
That the property cannot be reasonably developed without
the waiver or the varying of the strict terms of the chapter.
(6)
That the waiver or varying of the strict terms of
the chapter will represent the minimum deviation that will afford
relief and will represent the least modification possible of the regulations
in issue.
B.
Land requirements.
(1)
All portions of a tract being subdivided shall be
taken up in lots, streets, public lands or other proposed uses so
that remnants and landlocked areas shall not be created.
(2)
Reserve strips preventing access to lots, public rights-of-way,
public lands or adjacent private lands are prohibited.
(3)
Wherever possible, applicants shall preserve trees,
groves, waterways, scenic points, historic spots and other community
assets and landmarks.
(4)
Subdivisions and land developments shall be laid out
so as to avoid the necessity for excessive cut or fill.
(5)
Land which the Council finds to be unsuitable for
subdivision building purposes due to flooding, improper drainage,
steep slopes, rock formations, adverse earth formations or topography,
utility easements or other features which will reasonably be harmful
to the safety, health and general welfare of the present or future
inhabitants of the subdivision and/or its surrounding areas shall
not be subdivided or developed unless adequate methods are formulated
by the applicant and approved by the Council, upon recommendation
of the Municipal Planning Commission and Engineer, to solve the problems
created by the unsuitable land conditions. Such land shall be set
aside for uses that shall not involve such a danger or incorporated
into other suitable lots.
A.
General.
(1)
Relationship to other plans and ordinances. The location of all streets shall conform to the Official Map or Comprehensive Plan adopted by the Township. All proposed streets to be dedicated to the Township shall meet the standards set forth in this section and Chapter 177, Streets and Sidewalks.[2]
[Amended 1-22-2004 by Ord. No. O-04-01]
(2)
Private Streets. Private streets in College Township
are permitted under the following conditions:
[Amended 1-22-2004 by Ord. No. O-04-01]
(a)
Access. The private street shall provide access
from a public street to no more than three lots.
(b)
Waiver. The Council may waive the requirements
for only three lots accessing a private street for up to three additional
lots for a maximum of six lots on a private street. The waiver may
be decided upon when the size and configuration of the parent tract
is more conducive to large lot, low-impact development with the following
requirements in addition to those in this chapter:
(c)
Design standards. All proposed streets to remain private must be designed to municipal standards as set forth in Chapter 177, Streets and Sidewalks, and § 180-16, Streets, with the following exceptions:
[Amended 9-16-2021 by Ord. No. O-21-05]
[1]
Surface of the private street shall be of material sufficient to ensure a mud-free or otherwise permanently passable condition with a minimum of four-inch subbase as set forth for local roads in §§ 177-18, 177-19, Table of Design Standards, and 177-23, Subbase, of the College Township Code. Paving of the private street shall be at the discretion of the developer/property owner(s).
(d)
Application requirements. In addition to the requirements for contents of preliminary and final plans in §§ 180-9 and 180-11, the subdivider shall provide the following upon applying for preliminary and final plan approval:
[1]
The following notices shall appear in bold on
each deed to property in the subdivision, on the plat of the subdivision
and on each contract on the sale of land within the subdivision:
|
The lots within this subdivision are accessed
by a PRIVATE STREET. All expenses for maintenance and repairs of said
street will be borne by the homeowners' association or equivalent
entity through the establishment of fees.
| |
|
The private street may be dedicated to the Township only if the private street meets one of the following: the private street meets or will be improved to meet all municipal standards as set forth in Chapters 177 and 180 of the College Township Code, or sufficient funds are deposited with the Township to cover all costs for improving the private street to meet Township standards including but not limited to all necessary legal, engineering and construction work.
|
[2]
The subdivider shall provide homeowners' association
or equivalent entity documents, including property covenants, to be
recorded, showing the entity will have sufficient funding to maintain
the private street including an agreement binding all property owners
on the private street to the homeowners' association or equivalent
entity. The documents shall at a minimum stipulate the method of assessing
repair and maintenance costs.
[3]
The private street shall be shown on the subdivision/land development plans including all pertinent information as set forth in § 180-9B(8)(a).
(e)
Signs. All private streets shall be named and signed pursuant to § 180-16A(4). The private street shall also bear another sign on its street signpost labeling it as a private street.
(f)
Dedication of private streets. Any street to
be dedicated to the Township shall be for the street as a whole and
meet one of the following:
[3]
Sufficient funds deposited with the Township to pay all expenses including but not limited to all necessary legal, engineering, and construction work to bring the street up to municipal standards as outlined in Chapter 177, Streets and Sidewalks, and Chapter 180, Subdivision of Land, of College Township Code by either Township road crews or private contractor.
(3)
Street layout. Residential streets shall be so laid
out as to discourage through traffic. The arrangement of streets shall
provide for the continuation of existing or recorded streets. Streets
shall be related appropriately to the topography, arranged so as to
obtain usable building sites with as many as possible located at or
above the street grade. Grades of streets shall conform as closely
as possible to the original topography, and a combination of steep
grades and curves shall be avoided.
(4)
Street names. Proposed streets which are obviously
in alignment with others already existing and named shall bear the
names of the existing streets.
(a)
In no case shall the name of a proposed street
duplicate or approximate phonetically existing or recorded street
names in the Centre Region or approximate such names by the use of
suffixes such as "lane," "way," "drive," "court" or "avenue."
(b)
All street names shall be subject to the approval
of the Council.
(5)
Access to arterial streets. Where a subdivision or
land development borders on or contains an existing or recorded arterial,
the Council may require that access to such street be limited by one
of the following means:
(a)
The subdivision of lots so as to back onto the
arterial and front onto a parallel local or collector street (no access
shall be provided from the arterial);
(b)
A series of culs-de-sac, U-shaped streets or
short loops entered from and designed generally at right angles to
such a parallel street, with the rear lines of their terminal lots
abutting the arterial; or
(c)
A marginal access road constructed parallel
to the arterial right-of-way. Such access road shall meet all applicable
standards contained herein.
(6)
Access through adjacent municipalities. Whenever access
to a subdivision or land development is required to cross land in
another municipality, assurance shall be provided that such access
shall be permitted by the adjacent municipality. The street shall
be adequately improved for access through agreement between the property
owner and the adjacent municipality prior to final approval of the
plan.
(7)
Slope along banks. Along streets, the slope of earthen
banks, measured perpendicular to the street center line, shall be
no steeper than a one-to-three vertical-horizontal measurement for
fills and one-to-two vertical-horizontal measurement for cuts.
(8)
Unless otherwise stated, all standards for local streets
shall apply to alleys and marginal access streets.
B.
Width. Minimum street right-of-way and cartway width shall be determined by using the Table of Design Standards in § 177-19.
[Amended 1-12-1989 by Ord. No. O-89-01; 9-16-2021 by Ord. No. O-21-05]
(1)
Additional right-of-way and cartway widths may be
required by the Council for the purpose of promoting the public safety
and convenience or to provide additional parking in commercial and
industrial areas and in areas of high-density residential development.
(2)
Where a subdivision abuts an existing street with
a right-of-way width less than that required herein, the subdivider
shall expand such in an amount equal to 1/2 the difference between
the existing right-of-way width and that required herein. Where a
subdivision contains an existing street with a right-of-way width
less than that required herein, the subdivider shall expand such equally
on each side in an amount necessary to meet the standards contained
herein.
C.
Grades.
(1)
There shall be a minimum center-line grade of 3/4%.
(2)
Center-line grades shall not exceed the following:
local streets, 8%; collector streets, 8%; and arterial streets, 6%.
[Amended 1-12-1989 by Ord. No. O-89-01]
(3)
Exceptions. The maximum grade within 50 feet of the
intersection, the intersection and cul-de-sac turnarounds shall not
exceed 3% for arterial and collector streets and 4% for local streets.
[Amended 1-12-1989 by Ord. No. O-89-01
D.
Curves and sight distance.
(1)
Horizontal curves.
(a)
Whenever street lines are deflected in excess
of five degrees, connection shall be made by horizontal curves.
(b)
The minimum radius of horizontal curves shall
be 250 feet for local streets, 460 feet for collector streets and
765 feet and 900 feet for secondary and primary arterials, respectively.
[Amended 1-12-1989 by Ord. No. O-89-01]
(c)
The minimum length of tangents between reverse
curves shall be 100 feet for local streets, 150 feet for collector
streets and 300 feet for arterial streets.
(2)
Sight distance.
(a)
At all changes of street grades where the algebraic
difference exceeds 1%, vertical curves shall be provided to permit
the following minimum sight distances at 3 1/2 feet above grade:
[Amended 1-12-1989 by Ord. No. O-89-01]
|
Type of Street
|
Minimum Sight Distance
(feet)
| |
|---|---|---|
|
Local
|
200
| |
|
Collector
|
275
| |
|
Arterial
| ||
|
Primary
|
425
| |
|
Secondary
|
350
| |
(b)
At intersections, all earth banks and vegetation
shall be cut and removed when such will impede vision between a height
of 2 1/2 and 10 feet above the center-line grades of the intersecting
streets and within an area bounded by the street right-of-way lines
of such corner lots and a line joining points on these street right-of-way
lines 25 feet from their intersection.
E.
Intersections.
(1)
Streets shall intersect as nearly as possible at right
angles, and no street shall intersect another at an angle of less
than 75° nor more than 105°.
(2)
No more than two streets shall intersect at the same
point.
(3)
Wherever possible, local streets shall not intersect
directly with arterial streets but shall be linked by means of a collector
street.
(4)
Wherever possible, intersections of two streets on
opposite sides of a street shall be cross intersections. Any street
intersecting with a local or collector street shall be located no
closer than 200 feet to another street intersecting the same local
or collector street, and any street intersecting with an arterial
street shall not be located closer than 1,000 feet to another street
intersecting the same arterial street, regardless of whether the two
intersecting streets are on the same side or on opposite sides (except
where the intersected street has an unbroken median barrier) of said
local, collector or arterial street. Distances shall be measured from
the center lines of the two intersecting streets along the center
line of said local, collector or arterial street.
(5)
Street curb intersections, where curbs are installed,
shall be rounded by a tangential arc with a minimum radius of 20 feet
for intersections involving only local streets, 35 feet for all intersections
involving a collector street and 50 feet for all intersections involving
an arterial street.
[Amended 1-12-1989 by Ord. No. O-89-01]
F.
Special streets.
(1)
Alleys. Alleys are prohibited in developments of single-family
detached residences but may be permitted in other types of development,
provided that the applicant produces evidence satisfactory to the
Council of the need for such alleys and provided that these are not
primary means of access.
(2)
Culs-de-sac and dead-end streets.
(a)
Dead-end streets are prohibited unless designed as permanent cul-de-sac streets or for future access to adjoining properties as stipulated in Subsection F(2)(b) below. The Council may require extension of a proposed cul-de-sac to permit access to adjacent property or to connect such street with an adjoining existing or proposed street.
(b)
Any street dead-ended for access to an adjoining
property or because of authorized stage development shall be provided
with a temporary, all-weather cul-de-sac within the subdivision, and
the use of such cul-de-sac shall be guaranteed to the public until
such time as the street is extended. The plan shall note that land
outside the normal street right-of-way shall revert to abutters whenever
the street is continued.
(c)
Cul-de-sac streets, permanently designed as such, shall not exceed 750 feet in length, except as noted in § 180-16.2B(1).
[Amended 1-12-1989 by Ord. No. O-89-01; 2-20-2014 by Ord. No. O-14-01]
(d)
The center-line grade on a cul-de-sac street
shall not exceed 8%.
[Amended 1-12-1989 by Ord. No. O-89-01]
(e)
The Council may require the reservation of easements
sufficient to accommodate drainage facilities, pedestrian traffic
or utilities from the cul-de-sac to adjoining lands.
(f)
Cul-de-sac connections that link to a park, school, adjacent neighborhood,
pedestrian or bicycle facility, shall be a priority for future connection
in the Township; therefore, when a cul-de-sac is proposed as part
of a subdivision of land development plan, said cul-de-sac shall have
a right-of-way, linkage, and/or cut-through easement at the terminus
of the cul-de-sac.
[Added 12-15-2022 by Ord. No. O-22-04]
(3)
Half streets. Half streets will not be permitted.
Where an existing half street is adjacent to a proposed subdivision
or land development, the other half of the street shall be improved
by the subdivider in accordance, wherever possible, with the standards
of this chapter.
G.
Paving. Streets must be surfaced to the grades and
dimensions shown on the plans, profiles and cross sections approved
by the Council. All streets intended to be dedicated for public use
shall be paved to full cartway widths, and paving materials and methods
of construction for cartways and shoulders shall conform to municipal
standards or applicable standards of the Pennsylvania Department of
Transportation.
(1)
All property pins or monuments removed, destroyed
or altered by construction shall be accurately replaced in accordance
with the approved plan.
(2)
After the streets have been constructed and before
such streets are dedicated, the earthen areas between the shoulders
or curbs and the right-of-way line shall be finish graded and seeded
with grass or other appropriate vegetation to prevent erosion.
H.
Curbs and gutters. Curbs and gutters shall be installed
along both sides of all streets when such are necessary to control
runoff and erosion, stabilize cartway edges, enhance public safety
or continue an existing curb or gutter to the next intersection. No
portion of the required cartway shall be covered with curbs or gutters.
All curbs and gutters shall be constructed to municipal standards.
I.
Sidewalks. Sidewalks shall be required as part of a land development or subdivision along new and existing streets pursuant to § 180-16.1.
[Amended 1-12-1989 by Ord. No. O-89-01; 4-6-2006 by Ord. No. O-06-02]
J.
Street signs. The applicant shall deposit with the
Township Manager, prior to final approval of a plan, a sum sufficient
to cover the cost and installation of street signs required by the
Township at all street intersections. Street signs which differ from
the design of conventional municipal signs may be permitted, provided
that the design and size are approved by the Township Council, all
costs are borne by the applicant and such are installed prior to final
approval of the plan.
K.
In subdivisions or land development plans that show an extension
of a street or right-of-way to an additional phase of a plan or to
an adjacent property, a sign shall be placed stating that the street
will be extended in future.
[Added 8-16-2018 by Ord.
No. O-18-05]
L.
Right-of-way grading. All land between the back of
the curb or the edge of shoulder shall have a positive slope away
from the cartway. Streets with curbed road must maintain a rise of
3/8 inch per foot to the right-of-way line. Streets with shoulders
must maintain a rise of 5/8 inch per foot to the right-of-way line.
[Added 1-12-1989 by Ord. No. O-89-01]
M.
Traffic signal preemption systems.
[Added 12-2-1999 by Ord. No. O-99-05]
(1)
Purpose. This subsection is enacted for the following
purposes:
(a)
To ensure that emergency response vehicles can
respond to emergency situations in a safe and efficient manner;
(b)
To improve emergency response by preventing
accidents at intersection locations;
(c)
To reduce liability exposure for municipalities
by reducing accidents during responses to emergency situations; and
(d)
To improve public health, safety and welfare
for all residents and visitors to the Centre Region.
(2)
Requirements.
(a)
All traffic signals which are installed in College
Township following the enactment of this subsection shall be equipped
with traffic signal preemption systems.
(b)
The traffic signal preemption systems shall
be compatible with transmitting devices installed in apparatus of
the designated emergency response personnel and shall permit approaching
emergency response vehicles to have a green light at any intersection
equipped with the necessary receiving equipment.
(c)
Acquisition, installation and testing costs
for a preemption system installed as part of a subdivision or land
development plan shall be the responsibility of the developer.
(d)
For traffic signals installed by a public entity,
the acquisition, installation and testing costs of the required preemption
system shall be the responsibility of the appropriate public entity.
(e)
The specifications of and point of contact for
the traffic signal preemption device shall be determined by the Centre
Region Council of Governments, Pennsylvania Department of Transportation
and College Township Council, or their designee.
(f)
A copy of all proposed subdivision or land development
plans where a traffic signal is required or proposed to be installed
shall be submitted to the appropriate municipal official for review
comments, no fewer than 15 business days before the proposed subdivision
or land development plan is scheduled to be presented at a public
meeting of the College Township Planning Commission.
[Added 4-6-2006 by Ord.
No. O-06-02; amended 9-16-2021 by Ord. No. O-21-05; 12-15-2022 by Ord. No. O-22-04]
It is the intent of College Township to provide an interconnected,
continuous, and well-maintained network of sidewalks, shared-use paths,
and other related facilities that provide all users, regardless of
age and ability, with safe and efficient access to numerous key destinations
throughout College Township and the Centre Region.
A.
General. Sidewalks shall be required to be included in a subdivision
or land development plan as follows:
(1)
All new streets proposed in a land development or subdivision
plan shall include sidewalks along both sides of the streets.
(2)
For all new subdivisions or land developments located adjacent
to an existing street(s), a sidewalk shall be required along the side(s)
of the street(s) which the proposed subdivision or land development
abuts where there currently is no sidewalk(s).
(3)
All nonresidential, townhome and multifamily residential uses
shall provide a separate system of sidewalks connecting the primary
building entrance(s) to other primary buildings' entrance(s)
and to the nearest public sidewalk abutting the development.
B.
Exemptions. The following shall be exempt from the provisions of § 180-16.1A:
(2)
Development within the Village Center District shall provide
sidewalks pursuant to § 200-40E, Sidewalks and parking lot
requirements for Village Center District.
(3)
Development reviewed pursuant to § 200-38.4B(1)(f) is eligible for a reduction of sidewalks as an incentive for development of workforce housing.
C.
Alternatives. Where a land development or subdivision plan is requesting
a waiver from the requirements contained within this section, alternatives
shall be considered, such as alternate pedestrian routes, different
widths or building material, before Council can consider granting
a waiver pursuant to above.
D.
Fee-in-lieu of pedestrian facilities. In instances where pedestrian
facilities are not proposed, but are required by this section, payment
of a pedestrian facility fee-in-lieu is an option if a facility meets
the following criteria:
E.
Deferral.
(1)
A deferral offers an option to delay construction of a required
pedestrian facility for a set amount of time, or until some other
factor triggers the need for construction. In order to request a deferral
of a sidewalk, the following shall apply:
(a)
Sidewalks are required under the SALDO;
(b)
Justification is provided as to why the installation of pedestrian
facilities may be a hardship at the time of initial land development;
(c)
No alternatives are acceptable;
(d)
Cost prohibitive formula is applied, but the project is deemed
not cost prohibitive.
(2)
In the case where a deferral is warranted, recommended by the
Planning Commission and approved by Council, the following shall apply:
(a)
Unless otherwise recommended, a deferral shall not be more than
two years;
(b)
Final conditions of deferral are determined by staff, recommended
by the Planning Commission and approved by Council;
(c)
Notes outlining the final deferral conditions are added to the
proposed land development/subdivision plan and recorded upon approval.
F.
Waiver. Upon request by a developer, Council may consider waiving
the requirements for construction, whether immediate or deferred,
of a required pedestrian facility or the payment of a fee-in-lieu
of pedestrian facilities. Council will only consider granting a waiver
when one or more of the following conditions apply:
(1)
The subdivision or land development is outside of the Regional
Growth Boundary/Sewer Service Area (RGB/SSA) as shown in the 2000
Centre Region Comprehensive Plan as subsequently amended.
(2)
The subdivision or land development is within a single-family
residential neighborhood where no other sidewalks exist.
(3)
The facility has been determined to be technically infeasible by the Township Engineer pursuant to the process described in § 180-16.1G.
(5)
The proposed facility scores seven or less on the Project Prioritization
Matrix.
G.
Technically infeasible facility.
(1)
If options for alternatives as described in Section § 180-16.1C have been exhausted, a developer may request that the Township declare a proposed facility technically infeasible for considerations including, but not limited to, the following:
(a)
Adverse topography.
(b)
Environmentally sensitive features such as existing vegetation,
bodies of water, wetlands and/or floodplains.
(c)
Man-made limitations such as overhead utilities, street lighting,
traffic signal poles, underground utilities, conflicting structures,
and stormwater facilities.
(2)
To request a technically infeasible determination, the developer
must submit a technically infeasible waiver request (TIWR) including
the following elements:
(3)
Determination of technical infeasibility will be made by the
College Township Engineer upon review of proposed alternative options,
the completed TIWR and completion of a site inspection, if required.
[Added 2-20-2014 by Ord. No. O-14-01]
A.
Applicability. Facilities, buildings or portions of buildings hereafter
constructed in subdivisions or land developments in College Township
approved after the effective date of this section shall be accessible
to Fire Department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface
capable of supporting the imposed load of fire apparatus. An exception
shall be granted for private roads or driveways that serve four or
fewer dwellings.
B.
Length of access road. The maximum length of dead-end fire apparatus access roads as defined herein shall not exceed 750 feet and as noted in § 177-19, Table of Design Standards, except as noted below.
[Amended 9-16-2021 by Ord. No. O-21-05]
(1)
The length of dead-end fire apparatus access roads may be extended
to 1,500 feet, if all structures on the access road are provided with
an approved automatic fire sprinkler system installed in accordance
with the applicable NFPA standard and College Township Council provides
a waiver of the seven-hundred-fifty-foot-length regulation.
C.
Required turnaround. Dead-end fire apparatus access roads in excess
of 150 feet shall be provided with turnaround provisions in accordance
with College Township standards, unless the following conditions can
be met:
(1)
The fire apparatus road is not an existing or proposed to be
a public street;
(2)
The fire apparatus access road is no longer than 750 feet in
length;
(3)
The fire apparatus access road serves dwellings or structures
which are provided with an approved automatic fire sprinkler system
installed in accordance with the applicable NFPA standard; and
(4)
The Fire Chief determines that fire protection will not be impaired
and the turnaround is unnecessary.
D.
Single-access developments must be provided with a boulevard-type
entrance. The boulevard entrance shall extend to the interior of the
subdivision and have distinct travel lanes with a minimum width of
12 feet each.
[Added 2-20-2014 by Ord. No. O-14-01]
A.
Streetlights. Streetlights shall be required at all points of ingress
and egress of a proposed subdivision where a new public street intersects
an existing public street, as follows:
(1)
Streetlights shall be placed and have sufficient brightness
to completely illuminate intersections.
(2)
The developer shall install streetlights as approved by the
local energy provider (public utility) or propose an alternate streetlight
equal to such pole lights.
(3)
Such installations shall be made by the developer and approved
by College Township and the local energy provider (public utility),
if necessary.
(4)
The developer shall be responsible for all costs involved in
lighting the streets until such time as the streets are accepted as
public streets by the Township.
B.
Entrance lights. All points of ingress and egress of a proposed land
development plan shall be illuminated wherever a proposed driveway
or private street intersects with an existing public street. Such
light(s) shall be located and installed in the same manner as streetlights
above.
A.
Length. Blocks shall have a minimum length of 300
feet and a maximum length of 1,500 feet.
B.
Depth. Residential blocks shall be of sufficient depth
to accommodate two tiers of lots, except:
C.
Walkways.
(1)
Walkways shall be required between adjacent residential
streets in excess of 1,000 feet in length wherever necessary to facilitate
pedestrian and bicycle circulation and to give access to community
facilities such as schools and parks. Such walkways shall extend through
the approximate center of the block.
A.
General.
(1)
Lot lines. Insofar as practical, side lot lines shall
be at right angles to straight street lines and radial to curved street
lines.
(2)
Municipal boundaries. Where practical, lot lines shall
follow municipal boundaries rather than cross them.
(3)
Residential lot depth. Generally, the depth of residential
lots shall be not less than one nor more than 2 1/2 times their
width.
(4)
Lot drainage. Lots shall be laid out so as to provide
positive drainage away from all buildings, and individual lot drainage
shall be coordinated with the general storm drainage plan for the
area and the stormwater drainage plan[1] submitted with the application for preliminary approval.
[Amended 1-8-1987 by Ord. No. 100]
B.
Lot frontage and access.
(1)
Access to public streets. All lots shall have direct
access to a public street (or to a private street if it meets the
requirements of these regulations).
(2)
Double or reverse frontage. Double- or reverse-frontage
lots shall be avoided except where required to prevent direct access
to arterial streets or to overcome specific disadvantages of topography
or orientation.
(3)
Arterial streets. Where a lot abuts an arterial street
and an existing local and/or collector street, access shall be from
the local or collector street only. Where this chapter requires installation
of a local, marginal access or other type of street parallel to an
arterial street, all lots abutting such local, marginal access or
other type street shall derive access solely therefrom.
C.
Zoning requirements. Lot dimensions and areas shall be not less than as specified by the provisions of Chapter 200, Zoning, unless a variance is first granted under provisions of said chapter. No parcel may be subdivided which will create a nonconforming lot or building setback. No parcel may be subdivided which would require, for building purposes, encroachment into floodplains or steep slopes in order to meet other requirements of Chapter 200, Zoning.
All proposed sanitary sewage disposal systems
shall comply with applicable rules and regulations of the Pennsylvania
Department of Environmental Resources.
A.
Off-site systems.
(1)
Public sanitary sewer. All lots located within the
designated sewer service area of the Centre County Comprehensive Water
and Sewer Plan, 1970, as revised, shall connect to the public sanitary
sewer system when deemed feasible, permitted and/or required by the
appropriate sewer authority.[1] If sewer service is not presently available to lots in
the service area, capped sewers shall be installed for future connection
unless off-site service is specifically exempted by revision to the
plan. All components of the system shall be designed and constructed
in accordance with the standards of the applicable sewer authority.
(2)
Community sewage systems. Community sewage systems
(package treatment plant or subsurface disposal) shall be required
for subdivisions or land developments outside the sewer service area
when such include 10 or more lots with a median lot size of less than
one acre. The design of the system shall be approved by the Department
of Environmental Resources. An agreement guaranteeing maintenance
of the system shall be prepared by the applicant, subject to approval
by the Council. Such agreement shall be noted in the deed for each
connecting lot and shall specify the responsibilities of each property
owner for the proper functioning and maintenance of the system.
B.
On-site systems. All lots which will not have off-site
sewage disposal shall provide on-site systems approved by the Sewage
Enforcement Officer, except for lots intended to remain undeveloped
and so exempted by the Council. No lot may be subdivided unless so
exempted or found suitable for an approved system.[2]
[2]
Editor's Note: See also Ch. 163, Sewage Disposal
Systems.
All water supply systems shall meet applicable
state and/or local water authority/company standards.
A.
All lots located within the designated water service
area of the Centre County Comprehensive Water and Sewer Plan, 1970,
as revised, shall connect to public water authority/company mains
when such is feasible and/or permitted by the appropriate water authority/company.
All water mains and laterals shall meet the design and installation
specifications of said water authority/company.[1]
[1]
Editor's Note: Former Subsection B, which concerned fire hydrants
and which immediately followed this subsection, was repealed 3-19-2009
by Ord. No. O-09-02.
[Added 7-1-2004 by Ord. No. O-04-09]
A.
Fire hydrants shall be provided in accordance with
this section for the protection of buildings or portions of buildings.
Fire hydrants shall be provided along required fire apparatus access
roads and adjacent to public streets along the route of travel for
fire apparatus.
B.
Existing fire hydrants on public streets may be considered
available. Existing fire hydrants on adjacent private properties shall
not be considered available.
C.
The minimum fire flow requirements for developments
of one- and two-family dwellings with front, side and rear yard setback
requirements of 15 feet or greater and building separations of 30
feet or greater shall be 750 gallons per minute.
D.
The minimum fire flow requirements for developments
of one- and two-family dwellings with any setback requirement of less
than 15 feet or building separations less than 30 feet shall be 1,000
gallons per minute.
E.
The minimum fire flow requirements for developments
of other than one- and two-family dwellings shall be determined using
the needed fire flow method described in the Fire Suppression Rating
Schedule published by the Insurance Services Office, Inc. (ISO).
F.
The spacing between fire hydrants shall not exceed
1,000 feet in developments of one- and two-family dwellings and shall
not exceed 600 feet in developments of other development types as
measured along the center line of fire apparatus access roads. With
the exception of one- and two-family dwellings, the distance to any
building or structure shall not exceed 300 feet.
G.
If the needed fire flow is not provided in developments
served by the Water Authority, all dwellings and occupied structures
shall be provided with an approved automatic fire sprinkler system
installed in accordance with the applicable NFPA standard.
(1)
Exception. The Fire Chief is authorized to accept
a deficiency of up to 10% of the required fire flow where existing
fire hydrants provide all or a portion of the required fire flow.
(Written notice of the deficiency and approval shall be noted on the
plan.)
(2)
Exception. Subdivisions and land developments
located outside of the regional growth boundary and served by a community
water system may utilize approved water storage systems, as described
in § 108-6, Water supply requirements for new developments
outside of the Water Authority supply area, to meet the water supply
requirements.[1]
H.
Subdivision plans of four single-family residential parcels or fewer
and changes to existing subdivisions that impact four single-family
residential parcels or fewer are exempt from the requirements of this
ordinance.
[Added 2-20-2014 by Ord. No. O-14-01]
[Added 7-1-2004 by Ord. No. O-04-09]
A.
The minimum water supply requirements for developments
of one- and two-family dwellings shall be a four-thousand-gallon approved
water storage source located along required fire apparatus access
roads. The spacing between the four-thousand-gallon water storage
sources shall not exceed 1,500 feet as measured along the center line
of fire apparatus access roads. The distance from the closest lot
line to a four-thousand-gallon water storage source shall not exceed
750 feet as measured along the center line of fire apparatus access
roads.
B.
The minimum water supply requirements for developments
other than one- and two-family dwellings shall be determined using
NFPA Standard 1142, Water Supplies for Suburban and Rural Fire Fighting.
C.
Subdivision plans of four single-family residential parcels or fewer
and changes to existing subdivisions that impact four single-family
residential parcels or fewer are exempt from the requirements of this
ordinance.
[Added 2-20-2014 by Ord. No. O-14-01]
A.
Utility easements. In subdivisions containing five
or more lots, all electric, telephone and cable television utility
lines shall be placed underground. All utilities shall be installed
in a manner which will allow safe and ready access for the installation
and maintenance of other utilities.
(1)
Utility easements outside street rights-of-way shall
be a minimum of 15 feet in width or as otherwise determined by the
appropriate utility company, except that easements lying parallel
to and abutting street rights-of-way may be reduced to a minimum width
of 7 1/2 feet. All other easements outside street rights-of-way
shall be centered on or adjacent to rear or side lot lines where feasible.
(2)
Lines connecting utility service to each lot shall
be installed in accordance with the standards of the utility company
providing such service.
(3)
No structures, trees or shrubs shall be placed or
planted within a utility easement.
B.
Drainage easements. Where a subdivision or land development
is or will be traversed by a drainageway, there shall be provided
a drainage easement conforming to the line and width of such adequate
to preserve unimpeded flow of natural drainage or for the purpose
of installing a stormwater sewer. The owner shall grade and seed the
slopes of such after construction where necessary to prevent erosion
and sedimentation and in a manner which will not adversely alter the
functioning of the drainageway. Nothing shall be placed or planted
within the drainage easement which will impede the flow of natural
drainage.
All monuments and markers required herein shall
be accurately placed by a licensed civil engineer or land surveyor
prior to final approval of the plan.
A.
Monuments.
(1)
Monuments shall be at least six inches square or four
inches in diameter and shall be 36 inches long. Monuments shall be
made of concrete or stone or by setting a four-inch-cast-iron or steep
pipe filled with concrete. They must be set so that the top is level
with the finished grade of the surrounding ground and marked on top
with a securely embedded copper or brass dowel or other approved material,
scored to coincide exactly with the point of intersection of the lines
being monumented.
(2)
Monuments shall be placed at the following points
along street rights-of-way: on corners of each intersection, at changes
in direction of street lines (excluding curve arcs), at the beginning
and end of curves and at intermediate points wherever topographical
or other conditions make it impossible to sight between two otherwise
required monuments. Land to be conveyed for public use shall be monumented
at similar locations along its external boundary.
B.
Markers.
[Amended 8-16-2018 by Ord. No. O-18-06]
A.
Street trees shall be planted by the subdivider within
the rights-of-way of all new streets built to provide access to four
or more lots in a subdivision. Trees shall be planted on both sides
of the street, spaced according to the following:
|
Height of Tree at Maturity
(feet)
|
Distance
(feet)
| |
|---|---|---|
|
Under 30
|
30-40
| |
|
31-50
|
41-50
| |
|
51 or more
|
51-70
|
B.
Tree dedication. Upon dedication of the right-of-way
to the municipality, all trees within such right-of-way shall revert
to municipal ownership. It shall be illegal for anyone to prune, spray,
plant, remove, cut, burn, injure or fasten wire, rope, signs or other
items to such trees or deposit on or into the soil about the base
of such trees any chemical deleterious to tree life without first
obtaining permission from the municipality.
C.
Planting specifications shall be consistent with that described by
the Master Tree Plan 2016 (as amended) of the State College Borough,
Appendix 5, Section IV, Planting Specifications, subsections A., Planting
Materials; B., Planting Method and Techniques; and C., Planting Standards
of Workmanship.
D.
All new trees shall have a caliper of at least 1 1/2 inches
measured six inches above the ground level. Tree specifications and
varieties shall be designated on an approved subdivision/land development
plan unless specifically approved by the College Township Director
of Public Works or his/her designee. The tree species and varieties
recommended for use as street trees in College Township shall be consistent
with the Master Tree Plan 2016 (as amended) of the State College Borough,
Appendix 11.
A.
Erosion and sedimentation control plans. Whenever
earthmoving activities are proposed for a subdivision or land development
which require preparation of an erosion and sedimentation control
plan under the rules and regulations of the Pennsylvania Department
of Environmental Resources, the Council may require that a copy of
such plan be submitted along with the plan submitted for preliminary
approval. Review and approval of such erosion and sedimentation control
plan by the Department of Environmental Resources or its designated
agent shall, in such cases, be required for preliminary approval of
the plan.
(1)
Blocks and lots shall be graded to secure proper drainage away from buildings. Alterations to existing storm runoff patterns and amounts shall conform to provisions of Chapter 175, Stormwater Management.
(2)
No excavation shall be made resulting in a slope steeper
than 1:3 vertical-horizontal, and no fill shall be made resulting
in a slope steeper than 1:1 1/2 vertical-horizontal, except in
the following circumstances:
(b)
The excavation is located so that a line having
a slope of 1:3 and passing through any portion of the cut face will
be entirely inside the property lines of the property on which the
excavation is made;
(c)
The fill is located so that settlement, sliding
or erosion will not result in fill being deposited on adjoining property
by any means;
(d)
The materials and methods used to finish such
grading are sufficiently stable to sustain a slope of steeper than
1:1; and
(e)
The Township Engineer shall review all methods
and materials used for such cut and fill operations and shall affirm
that such deviation from the slope standard will not result in erosion,
sedimentation or injury to persons or damage to adjacent property.
(3)
In all cases, the bottom edge of excavations or fills
shall be a minimum of five feet from property lines of developed lots.
[Amended 1-8-1987 by Ord. No. 100]
Facilities and installations for the control of stormwater shall be designed in accordance with the requirements of Chapter 175, Stormwater Management, and the following:
A.
Storm sewers, culverts and related installations shall
be provided, as necessary, to:
(1)
Permit unimpeded flow of natural watercourses.
(2)
Ensure adequate drainage of all low points along the
line of streets.
(3)
Intercept stormwater runoff along streets at intervals
related to the extent and grade of the area drained.
(4)
Provide positive drainage away from on-site sewage
disposal facilities.
B.
Storm sewers and related installations shall be required
only when the runoff stormwater cannot be satisfactorily handled within
the street cartway.
C.
Where existing storm sewers are reasonably accessible,
proposed subdivisions shall be required, if necessary, to connect
therewith.
D.
Storm drainage facilities shall be designed to handle
not only the anticipated peak discharge from the property being subdivided
but also the anticipated increase in runoff that will occur when property
at a higher elevation in the same watershed is fully developed.
E.
Where a subdivision is traversed by a watercourse,
drainageway, channel or stream, there shall be provided a drainage
easement conforming substantially to the line of such watercourse,
drainageway, channel or stream and of such width as will be adequate
to preserve the unimpeded flow of natural drainage or for the purpose
of widening, deepening, relocating, improving or protecting such drainage
facilities. Any changes in the existing drainageway shall be subject
to the approval of the Pennsylvania Department of Environmental Resources.
F.
Appropriate grates shall be designed for all catch
basins, stormwater inlets and other entrance appurtenances to ensure
that maximum openings do not exceed six inches on a side.
G.
All storm drainage facilities constructed along or
crossing state or Township roads shall conform to the applicable requirements
of the Pennsylvania Department of Transportation specifications related
to such drainage facilities.
[Amended 1-12-1989 by Ord. No. O-89-01; 10-25-1990 by Ord. No. O-90-03]
A.
Introduction.
(1)
This section shall apply to all subdivision plans
and/or land development plans which include a residential use.
(2)
It is the Township's option to require the public
dedication of land suitable for the use intended or, upon agreement
with the applicant or developer, the construction of recreational
facilities, the payment of fee-in-lieu, the private reservation of
the land, or a combination thereof, for park or recreational purposes
as a condition precedent to final plan approval. The purpose of this
section is to ensure that adequate park and open space areas are provided
to meet the needs of the local residents.
B.
Amount of land dedication required.
(1)
For any land development or subdivision which includes
a residential use, the amount of park and open space land required
to be dedicated as a condition of plan approval shall be one acre
per 25 dwelling units or fraction thereof (0.04 acres per unit).
(2)
Lot additions or revisions involving two or fewer
dwelling units or residential land developments of fewer than five
dwelling units may be excused by the Council from this requirement.
C.
If land is to be offered for public dedication, the
subdivider or developer shall place a note on each subdivision or
land development plan which is subject to the section as follows:
|
"No more than ____________ [insert number] dwelling
units may be constructed on the land which is the subject of the plan
unless additional land is dedicated and/or the Township Council accepts
an additional fee in lieu of dedication of land."
|
D.
The College Township Council, upon recommendation
from the College Township staff, Centre Region Planning Commission,
College Township Planning Commission, College Township Parks and Recreation
and Centre Region Parks and Recreation, shall determine if the land
is acceptable for dedication based on the adopted recreation plan
and other relevant criteria, including but not limited to the following:
(1)
General design. Areas shall generally be designed
as neighborhood parks or natural areas which provide recreational
opportunities for the residents within the subdivision or in close
proximity. Exceptions to this may be when dedications are made to
a regional park which is located within two miles of the center of
the subdivision.
(2)
Access. The park and open space land shall be accessible
from a public street or shall adjoin and become a part of an already
existing public park or open space area which is accessible from a
public street. Where access to the park is by public road, the width
of the frontage shall be a minimum length deemed necessary by the
municipality for access, visibility of the site and public safety.
Depending upon the parkland size or shape, it may be necessary to
provide access from an additional public street, as deemed by the
Council.
(3)
Shape and slope. The majority (51% or greater) of
the park and open space land shall be contiguous with a lot length
to width ratio no greater than 2.5 to 1. The slopes of this contiguous
parcel shall be no greater than the average slope of the development
and shall be suitable for the proposed use of the park or open space.
The remaining open space may include steep slopes, but no more than
30% of the required open space may contain steep slopes, as defined
in this chapter.
(4)
Floodplain. Parkland or open space may be located
within a floodplain if its proposed use is acceptable to the municipality.
The developer must obtain certification that property to be dedicated
does not include wetlands unless the proposed use is open space with
no proposed improvements. The developer must also provide sufficient
justification for its proposed use to obtain Council approval.
(5)
Stormwater management facilities.[1]
(a)
No more than 15% of the required open space
shall contain stormwater detention basins or other stormwater management
facilities, with the following exceptions:
[1]
For a large, relatively flat stormwater detention
pond, with a minimum area of 0.5 acres inside the toe of the interior
slopes of the pond, and which can be developed as an outdoor recreation
facility, such area may be added to the 15% maximum described above.
[2]
If the detention basins are designed such that
76% of their perimeters have slopes less than 20% and the basin slopes
are no greater than 33%, then the stormwater management facilities
may be included up to a maximum of 25% of the required open space.
(b)
The use of homeowners' associations to maintain
stormwater management facilities is strongly encouraged unless the
developer provides sufficient funds to the Township for maintenance
purposes for a period of 10 years. These funds shall include costs
for routine maintenance, including mowing, pruning and fertilizing,
as needed; periodic restoration of landscaping and access roads; and
projected costs to replace drainage structures and piping over the
life expectancy of such facilities.
(6)
Pedestrian and bicycle paths. The use of pedestrian
and bicycle paths may be accepted as open space, if they meet all
of the following conditions:
(a)
The minimum width of the open space right-of-way
or easement shall be 20 feet.
(b)
The pedestrian and bicycle paths have a logical
beginning and ending point, which provides an appropriate means of
access to either a park or other facilities the residents are likely
to use.
(c)
The cost of improving the pedestrian or bicycle
path is provided by the developer in order to accommodate its intended
use. This shall not be considered as a credit towards a fee in lieu
of land dedication. This requirement is necessary since the dedication
of narrow strips of land has relatively little value compared to a
larger parcel.
(7)
Trails or linear parks. The municipality may accept
the dedication of linear trails or parks if they connect to existing
trails identified by the Centre Region Planning Commission or if they
are adjacent to Spring Creek or Slab Cabin Creek and meet the following
criteria:
(a)
Actual dedications of land shall have an average
width of at least 75 feet.
(b)
The trail or linear park shall conform to any
applicable municipal master park and open space plan, any county-wide
trail and recreation master plan, and appropriate Municipal and County
Comprehensive Plans.
(c)
The cost of improving a trail or walkway is
provided by the developer in order to accommodate its intended use.
This shall not be considered a credit towards a fee in lieu of land
dedication. This requirement is necessary since the dedication of
narrow strips of land has relatively little value compared to a larger
parcel.
(8)
Utilities. The majority of dedicated land shall be
accessible to electric, water and sewer utilities. No aboveground
utilities shall be placed on the parkland or open space unless granted
specific permission by the Council. If any of these facilities are
placed underground, no part of them and their supportive equipment
shall protrude above ground level.
(9)
Unity.
(a)
It is desirable for the parkland and/or open
space lands to be in several well-placed, adequately sized areas within
the Township, so that they can accommodate the anticipated uses. A
four-acre parcel is generally considered adequate, but parcels of
other sizes may also be considered by the Township. The adopted park
plan shall have existing parks inventoried and categorized so that
future park sites can be located to adequately meet the needs of future
residents. The service areas of the existing and future park sites
will be determined by amenities provided, access, population and physical
and man-made barriers. If it is determined that the land proposed
for dedication is acceptable, the Township may officially accept the
land at the time of final approval of the development plan or at the
time the roads are offered for dedication.
(b)
The Township or its designee shall be responsible
for maintaining all dedicated and accepted areas. Formation of and
cooperation with homeowners' associations or similar organizations,
for purposes of maintenance, shall be encouraged, but the responsibility
of seeing that the work is done shall remain with the Township.
(c)
For relatively small developments, the following
options should be considered by the developer: provide land dedication
to add to an existing regional park within two miles of the subdivision:
provide a fee in lieu of land dedication; provide a small parklet
(less than two acres) to be maintained by a homeowners' association.
(d)
If it is determined that there is not land suitable
for dedication or that the subdivision is too small to allow for a
suitable amount of land for dedication or that it is not practical
to dedicate land or that there already exists an adequate amount of
park and/or open space lands, then a fee in lieu of land dedication
may be offered by the developer.
E.
Fee in lieu of land dedication. After receiving the
recommendations of the Township staff, Centre Region Planning Commission,
College Township Planning Commission, College Township Parks and Recreation
and Centre Region Parks and Recreation, the College Township Council
may determine that a fee in lieu would be more beneficial to the Township
residents than a land dedication for parkland or open space. The following
procedure shall be observed in determining the fee:
[Amended 12-27-1990 by Ord. No. O-90-11]
(1)
As part of the plan approval process, the Township
Manager, under the direction of the Township Council, shall send written
notice to the developer that a fee-in-lieu would be desired.
(2)
Upon agreement by the developer and within 15 days
of mailing said notice, the developer and the Township shall each
obtain a real estate appraiser, who shall be a licensed real estate
broker/appraiser in Centre County, to make an appraisal for purposes
of determining the amount of money to be paid as a fee in lieu of
dedication. Within said 15 days, the developer and the Township shall
disclose to each other the name of the real estate appraiser selected
by each party.
(3)
Within 35 days of the mailing of said notice, the
real estate appraiser of each party shall submit his appraisal to
both the developer and the Township, which appraisal shall provide
information as required herein.
(4)
Each appraiser shall appraise the total property subject
to the subdivision or land development. The appraisal shall be the
appraised fair market value of the average price of the individual
lots or units within the development. This is the price which a property
might be expected to bring if offered for sale in a fair market, not
the price which might be obtained on a specific sale. Market value
is established by comparing the development to the actual price of
property that has recently been sold in the open market of comparable
size and value. The appraiser should consider the market value for
the land/subdivision in that location and zoning district as if served
by completed roads, sewer and water lines. For single- and multifamily
developments (i.e., where individual lots are not sold), the amount
per acre shall be determined by an appraisal, said appraisal shall
consider the market value of the land for development in that zone
as if served by completed roads, sewer and water lines.
(5)
If the lower appraised value is 90% or greater of
the other appraisal, the two appraised values shall be averaged.
(6)
If the lower appraisal value is less than 90% of the
other appraisal, then each appraiser shall, within 15 days of notice
from the Township, agree on a third appraiser. Within 30 days of his
appointment, the third appraiser shall submit an appraisal on the
same basis as set forth herein. In such case, the middle of the three
appraised values shall be used. If both the Township and the developer
agree, this requirement for a third appraiser may be waived and the
appraised value may be determined by mutual agreement.
(7)
The developer shall bear the expense of its appraiser
and the Township shall bear the expense of its appraiser. In the event
that a third appraiser is appointed, then the developer and the Township
shall share equally the expense of said third appraiser.
(8)
The amount per acre for a fee in lieu of land dedication
shall be determined by using the formula below.
|
Amount per acre = 0.65 LV/A
| ||||
|
Where:
| ||||
|
A
|
=
|
The number of acres in the subdivision or development.
| ||
|
L
|
=
|
The number of lots or units in the subdivision
or development.
| ||
|
V
|
=
|
The appraised market value of the average lot
in the subdivision or land area attributable to a unit.
| ||
|
0.65
|
=
|
The adjustment constant (to allow a credit for
typical development costs involved with the sale of a lot and overhead
costs applied to a lot, but to include the costs of providing an improved
lot).
| ||
(9)
The fee shall be deposited into a separate interest-bearing
account identifying the specific development that contributed the
funds. The funds may be used for the purpose of providing, acquiring,
operating, or maintaining park or recreational facilities reasonably
accessible to the contributing development. The fee shall be due from
the developer upon Township approval of the final subdivision or land
development plan for the initial phase of the development. The Township
shall return the fee, plus interest, upon request of any developer
who paid the fee, if the Township has failed to utilize the fee for
the purposes set forth above within a period of three years of the
date the fee was paid.
[Amended 1-22-2015 by Ord. No. O-15-01]
(10)
In some instances, there may be not enough suitable
land available to meet the park and open space requirements for a
development. In those cases, the Council may elect, at its option,
with the developers agreement to require the dedication of land for
a portion of the required amount and the payment of a fee in lieu
of land for the balance to fulfill the parkland and open space required.
F.
Wording to be added to subdivision or land development
plan for land specifically designated as open space shall be as follows:
|
The land shown on this plan as "open space,"
consisting _____________ of acres, shall be deeded to College Township
by a deed of general warranty, free and clear of all liens and encumbrances,
and at a date no later than the date of dedication of the streets
shown on this land development/subdivision plan. Said land shall be
available for College Township use consistent with its ordinances
and regulations with no restriction, except that the purpose of the
conveyance shall be for the public park and recreation uses. It shall
be used for such purposes, and College Township may also, in its sole
discretion, sell this land, provided that the proceeds of such sale
are specifically restricted for use for public park and recreation
purposes in connection with a continuing program for such purposes
in College Township or in connection with existing park facilities
and obtain additional park facilities in College Township.
|
