A.
Minimum standards. The standards and requirements
contained in this article shall apply as minimum design standards
for subdivision and/or land developments in the Township.
B.
Compliance with Zoning Ordinance [Chapter 225] and Zoning Hearing Board decisions. Whenever the Zoning Ordinance provides that the use proposed by the applicant for subdivision or land development approval shall constitute a use by special exception or conditional use, or when a variance from the terms of the Zoning Ordinance is required to develop in accordance with the plan, the applicant shall obtain such special exception, variance or conditional use approval from the Township Zoning Hearing Board or Board of Supervisors, as applicable; prior to the submission of the preliminary plan. The plan shall be designed and developed in accordance with any conditions which have been imposed upon the grant of such special exception, variance or conditional use by the Township Zoning Hearing Board or Board of Supervisors, as applicable.
[Amended 10-4-1995 by Ord. No. 1995-5]
A.
General.
(2)
Streets shall be designed with consideration to both
existing and planned streets. All streets shall be arranged to conform
as closely as possible to the original topography. New streets shall
be connected with streets of similar function, to form continuations
thereof. Local streets shall be laid out to discourage use by through
traffic. Streets shall be laid out to provide convenient and safe
access to the property. The rigid rectangular street pattern need
not be adhered to; the use of curvilinear streets may be provided
when their use will result in a more desirable layout. Where a development
abuts an existing or proposed arterial or collector street, the Board
may require the use of reverse frontage lots or such other treatment
that will provide protection for abutting properties, reduce the number
of intersections with the major street and separate the local and
through traffic.
(3)
Streets shall be logically related to the topography
so as to produce satisfactory drainage and suitable building sites.
(4)
Half streets or streets centered upon a boundary line
of a tract to be subdivided are prohibited. All plans shall be designed
to provide for the entire right-of-way and cartway widths.
(5)
When existing stub streets, temporary cul-de-sac streets
or dedicated or platted areas reserved for future street usage join
the tract to be developed, they shall be extended into the site and
made part of the proposed street layout. Where a temporary cul-de-sac
is being extended, the bulb shall be reconstructed to Township street
specifications, any existing sidewalk extended through the area and
the remaining areas shall be regraded and seeded.
(6)
The extension of existing streets which are presently
constructed with a cartway different from current Township standards
shall be provided with a transition area, the design of which is subject
to Township approval.
(7)
All existing streets at the perimeter and/or through
the development shall be reconstructed according to Township or PennDOT
specifications:
(a)
If an existing street lies at the perimeter
of the development it shall be reconstructed to the centerline of
the street.
(b)
If an existing street lies through the development
it shall be reconstructed to the full width of the street as required
by Township or PennDOT specifications and design standards.
(8)
When the proposed development requires construction
within an existing street right-of-way, such as sewer, water or stormwater
lines, the Township may require construction of a new wearing course
along the frontage and/or disturbed area.
(9)
If lots resulting from original subdivision are large
enough to permit resubdivision or if a portion of the tract is not
subdivided, adequate rights-of-way for streets and other required
improvements shall be provided as necessary to permit further subdivision.
(10)
As a minimum, all new streets shall be graded
to the right-of-way line. All cut and fill banks shall not exceed
a maximum of 3:1 slope.
(11)
Streets shall be designed to preclude or minimize
the need for guide rail. The Township may, however, require guide
rail to be placed for protection on embankments when a barrier is
indicated as warranted in "Design Manual Part 2 Highway Design," by
PennDOT, January 1990 edition, as amended. The design and selection
of guide rail shall generally be in accordance with the standards
in "Design Manual Part 2 Highway Design," January 1990 edition, as
amended, however, the Township shall approve all guide rail systems.
(12)
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
and the Post Office.
(13)
Street name signs shall be supplied and installed
by the developer at all intersections and theft design shall be approved
by the Township. All signing shall identify both intersecting streets.
Regulatory signs shall be supplied and installed by the developer
at all locations identified by a traffic circulation study prepared
by the developer. Standard traffic signs shall be approved by the
Township and shall be supplied and installed by the developer in accordance
with Township regulations; PennDOT Publication 68, "Official Traffic
Device," and the MUTCD, "Manual on Uniform Traffic Control Devices,"
FHWA.
B.
Horizontal alignment.
(1)
Horizontal street alignments shall be measured along
the centerline. Horizontal curves shall be used at all angle changes.
(2)
The centerline of the street cartway shall correspond
with the centerline of the street right-of-way.
(3)
Plans with street locations along the perimeter of
a property shall be required to show building setback lines and clear
site triangles within the adjacent properties. Written permission
from the effected adjacent land owner shall be provided prior to preliminary
plan approval.
(4)
There shall be a tangent of at least 100 feet between
reverse curves for all local and collector streets.
(5)
Horizontal curve centerline radii shall be designed
in coordination with vertical geometry, subject to the approval of
the Township Engineer. Generally, however, the minimum acceptable
centerline radii shall be 300 feet.
(6)
When a minimum centerline radius of less than 300
feet is proposed, the street shall be superelevated. The design shall
be subject to the approval of the Township Engineer.
C.
Vertical alignment.
(1)
Vertical curves shall be used in all changes of grade.
(2)
The following minimum and maximum vertical grades
shall be used:
Maximum
|
Minimum
| ||
---|---|---|---|
Arterial Street
|
State Highway Standards
|
1%
| |
Collector Street
|
7%
|
1%
| |
Local Street
|
8%
|
1%
| |
Access Drives
|
8%
|
1%
| |
At all intersections, 50 feet each side
|
4%
|
1%
|
(3)
The minimum length of vertical curve for all streets
shall be 75 feet.
(4)
Notwithstanding the above minimum length of vertical
curve, the actual length of vertical curve shall be based on the formula
L = KA; where "L" is the minimum length of curve in feet, "K" Is the
length of vertical curve per percent change in "A," and "A" is the
algebraic difference in grade (in percent). Values for "K" shall be
based on the following criteria:
Design Speed
(miles per hour)
|
"K" Crest Vertical Curves
|
"K" Sag Vertical Curves
| |
---|---|---|---|
20
|
10
|
20
| |
25
|
20
|
30
| |
30
|
30
|
40
| |
35
|
45
|
50
| |
40
|
70
|
70
| |
45
|
100
|
90
| |
50
|
150
|
110
| |
55
|
220
|
130
|
(5)
All sag vertical curves shall be designed to incorporate
underdrains along both sides of the street. Underdrain shall be provided
in accordance with PennDOT Publication 70, as amended.
D.
Cul-de-sacs.
(1)
The centerline distance of permanent cul-de-sac streets
shall be greater than 250 feet in length and shall not exceed 600
feet in length. The length of the cul-de-sac street shall be measured
from the centerline intersection of the intersecting street to the
center of the cul-de-sac turn-around. Permanent cul-de-sac streets
must be provided with a paved turn-around with a minimum diameter
of 100 feet to the outside curb and of 120 feet to the street right-of-way.
(2)
Unless future extension is clearly impractical or
undesirable, the turn-around right-of-way shall be placed adjacent
to the tract boundary with sufficient additional width provided along
the boundary line to permit extension of the street at full width.
(3)
Temporary cul-de-sac streets shall not exceed 2,000
feet in length.
(4)
Where any adjacent stub street is not proposed for
extension as through street, a cul-de-sac shall be constructed in
compliance with Township standards.
(5)
Drainage of cul-de-sac streets shall preferably be
toward the open end. If drainage is toward the closed end, water shall
be conveyed away in an underground storm sewer or by other means approved
by the Township. The minimum grade on cul-de-sacs shall be designed
to ensure a minimum of 1% along the curb line to the designed low
points.
(6)
Temporary cul-de-sacs shall be constructed to the
same cartway width as required for permanent cul-de-sacs. Temporary
easements shall be provided for the effected adjoining properties
until such time that the street is extended.
(7)
On a cul-de-sac street no more than four lots may
have frontage or a driveway on the circumference of the turn-around
or its reverse radius.
E.
Street intersections.
(1)
Intersections involving the junction of more than
two streets are prohibited.
(2)
The centerline of streets opening onto the opposite
sides of existing or proposed streets shall be directly opposite from
each other. When this is physically impossible, the distance between
centerlines shall be no less than 150 feet between centerlines, measured
along the centerline of the street being intersected.
(3)
Intersections with arterial or collector streets shall
be located not closer than 1,000 feet, measured from centerline to
centerline, along the centerline of the arterial or collector street
being intersected.
(4)
Right angle intersections shall be used.
(5)
The cartway edge at street intersections shall be
rounded by a tangential arc with a minimum radius of 35 feet for local
streets or alleys and 50 feet for intersections involving arterial
and collector streets. The right-of-way radii at intersections shall
be substantially concentric with the edge of the cartway. The Township
may require larger radii based on the largest design vehicle using
the intersection.
(6)
All streets intersecting a State highway shall be
subject to the approval of PennDOT. A PennDOT highway occupancy permit
will be required prior to any construction involving a PennDOT right-of-way.
(7)
There shall be provided and maintained at all intersections
a clear sight triangle with a line of sight between points 100 feet
from the intersection of the centerlines. Clear sight triangles shall
be indicated on all plans. No building or other obstruction that would
obscure the vision of a motorist shall be permitted within these areas.
(8)
Proper safe stopping sight distance shall be provided
with respect to both horizontal and vertical road alignments at all
intersections. Sight distance at street intersections shall be such
to provide the following minimum stopping distance for a vehicle traveling
on an approaching street which has no stop or signal control:
(a)
Calculation of safe stopping sight distance.
[1]
Street intersections shall be located at a point
which provides optimal sight distance in both directions.
[2]
For each intersection, the available sight distance
in each direction shall equal or exceed the stopping sight distance
computed from the following formula:
Where:
| |
SSSD = Minimum safe stopping sight distance
(feet).
| |
V = Velocity of vehicle (miles per hour).
| |
t = Perception time of driver (2.5 seconds).
| |
f = Wet friction of pavement (0.30).
| |
G = percent grade of roadway divided by 100.
|
[3]
If the 85th percentile speed varies by more
than 10 miles per hour from the speed limit, the Township may require
the 85th percentile speed to be used to determine stopping distance.
[4]
Appendix No. 22[2] depicts stopping sight distance for selected speeds. The
sight distances in Appendix No. 22 apply for roadway grades in whole
numbers from +13% to -13% along with speeds from 15 to 60 miles per
hour in increments of five miles per hour. The designer may use this
table in lieu of the above formula.
[2]
Editor's Note: The Appendix materials referred
to herein are included at the end of this chapter.
(b)
Measurement of sight distance.
[1]
The correct measurement of available sight distance
at each proposed street intersection shall be the responsibility of
the applicant.
[2]
For the purpose of measuring available sight
distance, the height of the driver's eyes shall be 3.5 feet above
the road surface and the height of the object shall be 3.5 feet above
the road surface.
[3]
For each direction, the shortest of the following
measurements shall be considered the available sight distance for
that direction:
[a]
The maximum length of roadway along
which a driver at the proposed street intersection can continuously
see another vehicle approaching on the roadway. The driver's eyes
at the proposed point of access shall be 10 feet back from the near
edge of the closest travel lane in the center of the intersection
land.
[b]
The maximum length of roadway along
which a driver on the roadway can continuously see a vehicle which
is located in his travel lane on the roadway in order to make a left
turn into the proposed access or as a result of a left or right turn
out of the proposed access.
[c]
The maximum length of roadway along
which the driver of a vehicle intending to make a left turn into the
proposed access can continuously see vehicles approaching from the
other direction. This is measured from the point where the left turning
vehicle stops.
[d]
Inadequate sight distance remedies.
If it is impossible to achieve required safe stopping sight distance
in both directions the Township may:
[i]
Prohibit left turns by entering
or exiting vehicles.
[ii]
Require alteration of the horizontal
or vertical geometry of the roadway or access; all such work shall
be at the expense of the applicant.
[iii]
Require removal of physical obstruction
from the line of sight, at the expense of the applicant.
[iv]
Require installation of a separate
left turn standby lane.
[v]
Deny access to the roadway.
F.
Future rights-of-way.
(1)
Future rights-of-way are rights-of-way reserved for
future street extension into adjoining tracts. They shall be designed
in conformance with the design requirements of a street and the contiguous
parcels must contain proper setbacks and sight distances.
(a)
The area within the future right-of-way shall
be included within the deeds to the abutting lots with an easement
in favor of the Township and land owners of the land into which the
future right-of-way will extend to permit the use of the future right-of-way
for public street purposes should the adjoining lands be developed.
Reserved rights-of-way are permitted only when they will be no longer
than the depth of one lot. For lengths longer than one lot a fully
constructed stub street and temporary cul-de-sac will be required.
(b)
The landowners of the lots in which the future
right-of-way is included shall have the duty to maintain the area
included within the future right-of-way and this duty shall be indicated
in a note on the final plan and in all deeds to such lots.
(c)
The landowners of the lots in which the future
right-of-way is included shall have no obligation concerning the improvement
of such future right-of-way for street purposes.
G.
Right-of-way and cartway widths.
(1)
The minimum street rights-of-way and cartway widths
for new streets shall be as follows:
Street Classification
|
Minimum Cartway
|
Minimum Right-of-Way
| |
---|---|---|---|
(1)
|
Arterial Street (Highway)
|
As determined after consideration
with the Township and PennDOT.
| |
(2)
|
Collector Street
|
36 feet w/Curb
|
60 feet
|
(3)
|
Local Street
|
28 feet w/Curb
|
50 feet
|
(4)
|
Cul-de-sac streets:
| ||
Cartway
|
In accordance with Subsection (2)
or (3) above.
| ||
Turn-around
|
100 feet in diameter
|
120 feet in diameter
|
H.
Private streets. Private streets shall meet all the
design standards for public streets as required by this chapter. Applications
which propose a private street shall be by an agreement which shall
be recorded with the Recorder of Deeds as part of the final plan.
This agreement shall establish the conditions under which the street
will be constructed and maintained, as well as conditions controlling
an offer of dedication and stall stipulate:
(1)
That the street shall be constructed and maintained
to conform to the provisions of this chapter.
(2)
The method of assessing maintenance and repair costs.
(3)
That an offer for dedication of the street shall be
made only for the street as a whole.
(4)
That the owners of the abutting lots will include
with any offer of dedication sufficient funds, as estimated by the
Township, to restore the street to the prevailing standards.
(5)
That an agreement by the owners of 51% of the front
footage thereon shall be binding on the owners of the remaining lots.
I.
Driveways.
(1)
Driveways shall be located as to provide minimum safe stopping sight distance at intersections with streets and shall not be located within any required clear sight triangle in accordance with Subsection E. Access shall be provided to the street of lesser classification when there is more than one street classification involved. Driveways shall not interfere with the normal traffic movement or be inconsistent with the design, maintenance and drainage of the street. Driveway locations shall be delineated on all plans.
(2)
Single-family residential driveways shall have a minimum
width at the street right-of-way of 10 feet and a maximum width at
the street right-of-way of 20 feet. The number of driveway entrances
per dwelling stall be one. The Board may grant additional driveway
entrances if severe topographic conditions exist and the width of
the lot exceeds 150 feet at the street right-of-way.
(3)
Common driveways which serve more than two dwelling
units are prohibited. When common driveways are provided, an access
and maintenance agreement shall be provided in the deeds of the lots
having use of the driveway. The agreement shall be in a form acceptable
to the Township Solicitor.
(4)
When a proposed driveway has access to an arterial
or collector street, the Township may require the use of a turn-around
area to prevent vehicles from backing onto the street.
(5)
All private driveways shall have, for a distance of
30 feet from the street right-of-way, a maximum gradient of 8%.
J.
Access drives.
(1)
The cartway of all access drives shall be constructed in accordance with § 185-34A(9).
(2)
Access drives do not require a specific right-of-way;
however, the following standards for cartway width shall apply:
Number of Lanes
|
Cartway Width
| |
---|---|---|
Three lanes
|
36 feet
| |
Two lanes
|
24 feet
| |
One lane
|
12 feet
|
(4)
Access drive intersections shall conform to the specifications for streets as stated in Subsection E.
(5)
Access drives shall be located a minimum of 10 feet
from side or rear property lines.
K.
Street lights.
(1)
Poles or standards for street lights, with underground
"parkway cable" service lines shall be installed by the subdivider,
when required by the Supervisors, located in the right-of-way and
shall be approved by the Supervisors as to type and location along
each right-of-way not more than 500 feet apart.
A.
Parking lots. Off-street vehicular parking facilities and loading facilities shall be provided in accordance with the Township Zoning Ordinance [Chapter 225].
(1)
Parking compound dimensions shall be no less than
those listed in Appendix No. 21[1] unless provisions are made to comply with the space size reduction standards in the Township Zoning Ordinance [Chapter 225].
[1]
Editor's Note: The Appendix materials referred
to herein are included at the end of this chapter.
(2)
Buffer planting, screening and interior landscaping
shall be provided in accordance with applicable zoning regulations.
(3)
Off-street loading areas shall be provided in accordance
with applicable zoning regulations.
(4)
No portion of a parking compound will be permitted
within 10 feet of side or rear property lines or street right-of-ways.
(5)
Not less than five foot radius of curvature shall
be permitted for horizontal curves in parking compounds.
(6)
All dead-end parking lots shall be designed to provide
sufficient backup area for all end stalls.
(7)
Painted lines, arrows and dividers shall be provided
and maintained to control parking and vehicular circulation.
(8)
Parking compounds, entrances and exits shall be illuminated
in accordance with applicable zoning regulations. All lighting shall
be so arranged as to reflect the light away from adjoining premises
and public rights-of-way.
(9)
All parking compounds and access drives shall be paved
to meet the following minimum standards:
(a)
Crushed aggregate base course with a minimum
thickness of six inches, as specified in PennDOT Specifications, Form
408 and its latest revisions.
(b)
The bituminous surface shall consist of a minimum
of 1 1/2 inches of ID-2 binder course and one inch ID-2 wearing
course. Material shall be equal or superior to PennDOT Specifications
Publication 408, as amended, and shall be applied in accordance with
those same specifications.
B.
Sidewalks.
(1)
The Township shall require installation of sidewalks
along both sides of all streets, unless the street is approved as
a permanent cul-de-sac. Permanent cul-de-sac streets shall be provided
with sidewalk along one side of the street. Sidewalks are required
to provide access to and/or within a commercial, industrial or community
facility. Sidewalks which are provided as part of such nonresidential
facilities shall be designed and constructed to service the projected
pedestrian needs. All public areas shall be designed barrier free
in accordance with applicable Federal and State standards. Appropriate
details shall be provided on the plans.
(2)
Sidewalks shall be constructed of Class A cement concrete
four inches thick, containing steel mesh of six by six by 14 inch
gauge, upon a properly prepared subgrade. Four inches of AASHTO #57
crushed stone shall be properly compacted using a mechanical tamper.
Upon the crushed stone, the sidewalks shall be constructed by pouring
concrete in separate slabs 24 feet in length. The slabs shall be completely
separated by 1/4 inch expansion joint and scored every four feet.
A minimum three foot grass planting strip shall be provided between
the street line and sidewalk. The gradient and paving of sidewalks
shall be continuous across all private driveways (see Appendix No.
20[2]).
[2]
Editor's Note: The Appendix materials referred
to herein are included at the end of this chapter.
(3)
Sidewalks shall be installed in subdivisions and land
developments as herein specified. Sidewalks shall be located within
the street right-of-way line and shall be a minimum of four feet wide
except that in the vicinity of shopping centers, schools, parks, recreation
areas and other community facilities they shall be a minimum of five
feet wide.
C.
Curbs.
(1)
Curbs shall be required along all proposed streets
in subdivisions, and along all proposed streets, access drives and
parking compounds in land developments and along all existing streets
in and abutting both subdivisions and land developments. The developer
shall submit the location and grade of all curbs to the Township for
approval.
(2)
Curbs shall be installed to the dimensions and construction
standards of the Township or, in lieu of such standards, in accordance
with the standards of PennDOT Publication 408, as amended.
A.
General configuration. The configuration of blocks
and lots shall be based upon the lot area requirements, the salient
natural features, the existing manmade features and the proposed type
of structure. Lot configurations should provide for flexibility in
building locations while providing safe vehicular and pedestrian circulation.
Lots with areas that are two or more times the minimum requirements
shall, wherever feasible, be designed with configurations which allow
for additional subdivision.
B.
Residential blocks. All blocks in a residential subdivision
shall have a maximum length of 2,000 feet.
C.
Nonresidential blocks. Blocks in nonresidential areas may vary from the requirement of Subsection B when required by the nature of the use. Adequate provisions shall be made for off-street parking, loading areas and traffic and pedestrian circulation.
D.
Lot and parcel configuration.
(1)
Whenever practical, side lot lines shall be radial
to street lines.
(2)
In order to avoid jurisdictional problems lot lines
shall, wherever feasible, follow municipal boundaries rather than
cross them. Where a lot is divided by a municipal boundary, the minimum
standards of both municipalities shall apply.
(3)
All lots with a width of 50 feet or more shall contain
an average depth not less than 1/2 nor more than 2 1/2 times
their width.
(5)
All lots shall front on an approved public or private street and maintain a minimum lot width in accordance with the Zoning Ordinance [Chapter 225].
(6)
Double frontage lots are prohibited except where provided
as reverse frontage lots. Reverse frontage lots are only permitted
when a reduction of driveway intersections along a street with a high
volume of vehicular movements is desired. All reverse frontage lots
shall include an identification of the frontage for use as a road
access.
(7)
All reverse frontage lots shall have a rear yard in accordance with the Township Zoning Ordinance [Chapter 225], measured at the shortest distance from the proposed dwelling unit to the street right-of-way and shall, within each rear yard and immediately adjacent to the street right-of-way, have a buffer area and planting screen at least 10 feet in width, across which there shall be no vehicular access. The buffer and planting screen shall be in accordance with applicable provisions of the Zoning Ordinance [Chapter 225].
(8)
All remnants of land (areas remaining after subdivision)
shall conform to the lot area and configuration requirements.
E.
Lot size and/or intensity. All lot sizes shall conform to the Township Zoning Ordinance [Chapter 225].
F.
Flag lots. Flag lots shall not be created when lots
can be designed to provide full frontage along street. The Board at
its sole discretion may approve the plotting of a limited number of
flag lots when:
(1)
The flag lot is being created to serve a homesite
in the back of an existing tract of land where there is no potential
of direct street access to the proposed lot.
(2)
No more than two adjoining flag lots shall be permitted.
(3)
The "flagpole" or access portion of the flag lot shall
maintain a minimum width of 25 feet and shall not change direction
more than once. The area of the flagpole shall not be included with
the body (flag) of the lot for satisfying the Township zoning standards
for minimum lot size.
(4)
The Board may attach any reasonable conditions to
the creation of flag lots as it finds necessary or desirable to provide
for the orderly development of land and street systems.
A.
A building setback line shall be provided along each street and private street. The area in front of the building setback line shall be preserved in accordance with the Township Zoning Ordinance [Chapter 225].
C.
In the case of corner lots, the setback from each
adjacent street shall apply.
D.
All building separations and height requirements shall conform to the Township Zoning Ordinance [Chapter 225].
E.
On any lot abutting a railroad, no dwelling shall
be placed within 75 feet of any portion of the railroad right-of-way
or power line.
F.
On any lot abutting or traversed by a high voltage
transmission line, no dwelling shall be placed within 75 feet of any
portion of the right-of-way.
G.
Where application for a land development plan is made
for the purpose of erecting more than one principal structure on a
single lot, the appropriate setback and yard requirements shall be
provided for each structure as though it were on an individual lot.
In each case, the Township shall require suitable provisions for utilities
and access in the event of potential subdivision of the tract.
Easements and right-of-ways for sanitary sewer
facilities, stormwater drainage facilities, public utilities or pedestrian
access shall meet the following standards:
A.
To the fullest extent possible, easements shall be
adjacent to property lines.
B.
Nothing shall be placed, planted, set or put within
the area of an easement that would adversely affect the function of
the easement or conflict with the easement agreement. This requirement
shall be noted on the final plan and shall be included in all deeds
for lots which contain an easement.
C.
Crosswalks shall have a minimum right-of-way width of 10 feet and contain sidewalk in accordance with § 185-34B of this chapter.
D.
Utility easements shall have a minimum width of 30
feet and all utility companies are encouraged to use common easements.
E.
Reservation of easements.
(1)
The applicant shall reserve easements where stormwater
or surface water drainage facilities are existing or proposed, whether
located within or beyond the boundaries of the property. Easements
shall have a minimum width of 30 feet and shall be adequately designed
to provide area for:
(2)
The easements shall clearly identify who has the right-of-access
and responsibility of maintenance. This requirement shall be noted
on the final plan and shall be included in all deeds for lots which
contain an easement.
F.
Where any petroleum or petroleum product transmission
line traverses a subdivision or land development the applicant shall
confer with the applicable transmission or distribution company to
determine the minimum distance which shall be required between each
structure and the centerline of such petroleum or petroleum product
transmission line. Additionally, the Township will require, with the
final plan application, a letter from the owner of the transmission
line stating any conditions on the use of the tract which shall contain
the above.
G.
Where a subdivision or land development is adjacent
to or traversed by a water course, drainageway, channel or stream,
there shall be provided a drainage easement conforming substantially
with the line of such water course, drainageway, channel or stream
of such width as will be adequate to preserve the unimpeded flow from
a 100 year design rainfall.
H.
When a subdivision proposes multifamily attached dwellings,
such as townhouses, the plans shall include an access easement along
the front and rear property lines of all units, and side property
lines of the end units, to allow all lots owners within the unit access
to front and rear yards. The access easement shall have a minimum
width of six feet. This requirement shall be noted on the final plan
and shall be included in all deeds for lots which contain the easement.
A.
Permanent concrete monuments shall be accurately placed
along at least one side of each street at the beginning and end of
all curves and at all angles.
B.
Markers shall be set at the points where lot lines
intersect curves and/or other property lines.
C.
Monuments shall be of concrete, with a flat top having
a minimum width or diameter of four inches and a minimum length of
30 inches. Cast-in-place or precast concrete monuments shall be marked
with center punch mark in a 3/4 inch copper or brass dowel. Metallic
markers shall consist of copperweld bars at least 30 inches along
and not less than 3/4 inch in diameter. Alternative monumentation
methods will be at the discretion of the Township Engineer. All monuments
shall be inscribed with a proper inscription indicating the name of
the surveyor responsible for the survey.
D.
All monuments and markers shall be placed by a registered
engineer or surveyor so that the scored or marked point shall coincide
exactly with the point of intersection of the lines being monumented
or marked.
E.
All existing and proposed monuments and lot line markers
shall be delineated on the final plan.
[Amended 7-19-2006 by Ord. No. 2006-01; 7-20-2011 by Ord. No.
2011-02; 5-21-2014 by Ord. No. 2014-01[1]]
A.
All subdivisions
or land developments shall provide for adequate stormwater management
in compliance with the requirements set forth in the East Caln Township
Stormwater Management Regulations of 2014, which, including all of
its appendixes, shall be appended to this Subdivision and Land Development
Ordinance as Appendix A and which is incorporated herein by this reference
as fully as if set forth here, at length.[2]
[2]
Editor's Note: Appendix A185 is included as an attachment to this chapter.
[1]
Editor’s Note: This ordinance also provided for the repeal of former Appendix 24, Rainfall Intensity-Duration-Frequency Chart; Appendix 25, providing runoff coefficients for the Rational Formula; Appendix 26, providing runoff curve numbers for the SCS Method; Appendix 27, Time of Concentration Nomograph; and Appendix 28, Best Management Practices (BMP) Design Details, which were all included as attachments to this chapter.
A.
Buffer areas and screen planting. Buffer areas and screen planting shall be provided, when applicable, for all subdivision and land developments in accordance with the Township Zoning Ordinance [Chapter 225].
B.
Existing wooded areas. Existing wooded areas shall be preserved and maintained in accordance with the Zoning Ordinance [Chapter 225] and the following standards:
(1)
At least 25% of all trees six inches in caliper (measured
12 inches above the ground) shall be undisturbed.
(2)
All trees removed shall be replaced in accordance with the Township Zoning Ordinance [Chapter 225].
(3)
All wooded areas to remain after construction shall be clearly shown on all plans in accordance with §§ 185-16D(21) and 185-17D(25) of this chapter. The plans shall delineate a buffer area a minimum of 20 feet in width or the distance of existing drip lines (whichever is greater), projecting outward from the wooded area. No disturbance within the wooded area or buffer area is permitted. The buffer area boundary shall be fenced with snow fence, construction fence or other fencing acceptable to the Township prior to the issuance of any permits or the start of any construction. It will be the responsibility of the developer to maintain the fence for the life or the project.
C.
Street trees. Street trees shall be required along all streets, and shall be provided in accordance with the Township Zoning Ordinance [Chapter 225].
D.
Ground cover. Ground cover shall be provided on all
areas of the project to prevent soil erosion. All areas which are
not covered by paving, stone or other solid material shall be protected
with a maintained vegetative growth.
[Amended 7-19-2006 by Ord. No. 2006-01]
A.
Sanitary sewage disposal. Where determined as feasible and necessary by the Board, the applicant shall be required to extend and/or connect to, the public sewer system. Feasibility will be determined by the Board, and be based upon applicable standards requiting connection and/or analysis of the sewer and water feasibility study required by § 185-19 of this chapter.
(1)
When the Township, in accordance with the Pennsylvania
Sewage Facilities Act, Act 537 of 1966, as amended, determines the
necessity for a sewer facilities plan revision (plan revision module
for land development), or supplement, the Board shall require that
notice of approval from the County Health Department and/or DEP be
submitted as a condition of final plan approval.
(2)
If the applicant proposes connection to the public
sewer system, the sewerage installation shall be in accordance with
the specifications of the Township. The Township shall establish requirements
for the ownership and maintenance of such system.
(3)
If the applicant proposes to provide a community sewer
system, its construction and installation shall be in accordance with
applicable Township specifications and all regulations of the County
Health Department and/or DEP. The applicant shall obtain all permits
and approvals required by the Township, the County Health Department,
and/or DEP prior to final plan approval.
B.
Water supply.
(1)
Where determined as feasible and necessary by the Board, the applicant shall extend and/or connect to, the existing public water system. Feasibility will be determined by the Board, and be based upon applicable water provider standards requiring connection and analysis of the sewer and water feasibility study required by § 185-19 of this chapter.
(2)
If the applicant proposed extension or and/or connection
to, the public water system, the locations and kind of fire hydrants
shall be in accordance with the specifications of the applicable water
provider which operates such water system in concert with the local
fire department thread requirements. A copy of the approval of such
system by the applicable water provider or the public utility shall
be submitted.
(3)
If the applicant proposes extension of and/or connection
to, the public water system, the final plan application shall include
a statement from the applicable water provider indicating the approval
of the plans for design, installation and possible financial guarantees.
(4)
If the applicant proposes extension of and/or connection
to the public water system, the installation and construction shall
be in accordance with the specifications of the applicable water provider.
The applicable water provider shall establish requirements for the
ownership and maintenance of such system.
(5)
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 land development, the applicant shall present evidence
that the subdivision or land development is to be supplied by applicable
bona fide cooperative association of lot owners or by the water provider.
A copy of a certificate of public convenience or an application for
such certificate, a cooperative agreement or a commitment to serve
the area in question, whichever is appropriate, shall be acceptable
evidence.
(6)
If the applicant proposes to provide a community water
supply system, it's installation shall be in accordance with specifications
and regulations of the Township, applicable water provider, County
Health Department or DEP. The applicant shall obtain all permits and
approvals required prior to final plan approval.
C.
On-lot sewage disposal. On-lot sewage disposal systems
shall be provided in accordance with specifications and regulations
of the Township, County Health Department, or DEP.
The Board of Supervisors has adopted a Recreation
and Open Space Plan for East Caln Township. To implement this Recreation
and Open Space Plan, all residential subdivisions and land developments
shall be provided with park and recreation land which shall be dedicated
to the Township. The developer may request that the Township not require
the dedication of land, and any such request shall be accompanied
by an offer to pay a fee in lieu of dedication of the land, computed
in accordance with the regulations provided herein, an offer to construct
recreational facilities and/or an offer to privately reserve land
for park or recreation purposes.
A.
The land reserved for park, recreation and open space usage shall be a single lot which shall comply with applicable requirements of this chapter, the Township Zoning Ordinance [Chapter 225] and the following requirements:
(1)
The land reserved for park, recreation and open space shall conform to all standards of the Township Zoning Ordinance [Chapter 225] contained within the open space recreation regulations.
(2)
No stormwater management facilities designed to retain
or detain water from other portions of the development shall be permitted
on such land reserved for park, recreation and open space.
(3)
In the event that the tract contains natural features
which are worthy of preservation, the developer may request that the
Board permit the provision of recreational land configured in such
a manner as to best preserve natural features.
(4)
The park, recreation and open space land shall be
accessible to utilities such as sewer, water and power that are provided
with the subdivision, and if so requested by the municipality that
will accept dedication of the land, the developer shall extend such
utilities to the park, recreation and open space land.
(5)
If the adjoining property has previously been developed
and recreational land has been provided at the boundary of that previously
developed property, the Board shall require that the recreational
land required of the development shall be located adjoining the previously
provided recreational land.
(6)
If the adjoining property is undeveloped land, the
Board shall require that such land be provided at the property boundary
of the development in order that it may be added to land provided
for park and recreation purposes on the adjoining tract at such time
that the adjoining property is developed.
B.
A minimum of 0.05 acres of land shall be reserved
as park or recreational land for each residential lot created in a
subdivision or each dwelling unit created in a land development.
C.
The developer may request that the Board permit the
provision of park and recreation land other than through public dedication
of land as set forth above. The developer shall set forth, in writing,
the means by which he will fulfill this requirement which may include
the payment of a fee in lieu of dedication of all or a portion of
the amount of land required to be dedicated, construction of recreational
facilities, the private reservation of land or any combination of
dedication, fees, construction of recreational facilities or private
reservation.
(1)
If a fee in lieu of dedication is proposed by the developer, said fee shall be in accordance with the recommendations of the Township Recreation and Open Space Plan and the fee schedule adopted by the Board. All fees shall be held and used by the Township in accordance with the requirements of Article V of the Municipalities Planning Code.
(2)
If the developer proposes to construct recreational
facilities, the developer shall present a sketch plan of such facilities
and an estimate of the cost of construction.
(3)
If the developer proposes the private reservation of land, the developer shall provide for the maintenance of such land through either the inclusion of such land as common elements of a condominium or the creation of a home owners' association which shall meet the requirements for a unit owners' association contained in the Pennsylvania Uniform Condominium Act, 68 Pa.C.S.A. § 3101 et seq. Such documentation shall be recorded, shall provide that the land cannot be further developed and shall give the Township the rights to maintain the land as set forth in Article VII of the Municipalities Planning Code dealing with the maintenance of common open space in planned residential developments. Notwithstanding the foregoing, the developer may request that the Board approve transfer of the land to an organization dedicated to the conservation of natural resources with deed restrictions preventing further development acceptable to the Township Solicitor.
(4)
The developer shall enter into an agreement with the
Township setting forth the fees to be paid, the facilities to be constructed
or the land to be privately reserved and the method of its maintenance.
All such agreements shall be in a form satisfactory to the Township
Solicitor and shall be provided prior to final plan approval.
All subdivisions or land developments containing
50 or more dwelling units, or nonresidential buildings or buildings
containing 15,000 or greater square feet of gross floor area shall
be provided with at least two separate and distinct means of access
to the subdivision or land development
A.
Access may be provided through the location of two
or more streets each of which intersects with an existing public street.
Such streets shall meet all the requirements of this chapter concerning
design and construction.
B.
Access for a land development may be provided through two or more access drives into the land development. Such access drives shall be separated by a distance of at least 150 feet and shall comply with all requirements of this chapter and the Zoning Ordinance [Chapter 225].
C.
If the applicant is unable to provide access to the
subdivision or land development through two or more streets or more
access drives, an emergency access shall be provided.
(1)
The emergency access shall be improved so that emergency
vehicles may safely transverse it and shall be indicated on the plans.
(2)
The emergency access shall be acceptable to the providers
of emergency services within the Township. Applicants proposing to
provide emergency access shall submit evidence of such approval.
(3)
The emergency access may be located so that access
to the subdivision or land development is gained from a public street
at a location unsuitable for regular access with an existing public
street.
(4)
The emergency access may be located so that access
is gained from an adjacent tract. For example, a subdivision or land
development adjoining a parking lot of another use may provide emergency
access through a point with a break chain. Applicants with plans indicating
emergency access through an adjoining private tract shall provide
evidence that the adjoining property owner has consented to such emergency
access location.
A.
Outdoor collection stations shall be provided for
garbage, trash and recycling containers when individual collection
is not made and indoor storage is not provided.
B.
Collection stations shall be located so as to be separated
adequately from habitable buildings to avoid being offensive, but
at the same time be convenient for both collectors and residents and
shall be screened and landscaped adequately.
C.
Collection stations shall be so constructed as to
prevent the escape of refuse by wind, water or other natural elements
and prevent animals, rodents, etc. from entering.
Initial construction on the subdivision site
shall consist of stripping and piling of topsoil from all areas planned
to be disturbed. Upon completion of other construction, the entire
amount of topsoil stripped shall be replaced on the subdivision site.
No topsoil shall be disposed of, by sale or otherwise, off the site
of the subdivision without prior written approval from the Township.
Subsoil may be disposed at the option of the subdivider.