A.
The standards in this article shall be used to judge the adequacy of plans and are to be considered the minimum requirements. The standards as applied to the plan may be modified as necessary to protect the health, safety and general welfare of the public. Where, in the opinion of the Township Planning Commission, the literal application of these standards as applied to a plan would place undue hardship or would be plainly unreasonable, (See § 117-3.) the Planning Commission may recommend reasonable modification as will not be contrary to the public interest.
B.
Where there is any conflict between this chapter and any other ordinance
of the Township (such as a zoning ordinance), the more restrictive
part or portion of the conflicting ordinances shall be applied and
control.
The following shall be observed concerning the suitability of
the site for subdivision and/or land development:
A.
The plan shall conform to the Straban Township Comprehensive Plan
and Official Map, as amended, or to such parts thereof as shall have
been officially prepared and adopted by the Township.
B.
A land development must be coordinated with existing land development
in the neighborhood so the entire area may be developed harmoniously.
Such coordinated development shall be consistent with adjacent land
uses and natural topography by its ability to:
C.
Land proposed for land development shall not be developed or changed
by grading, excavating or by the removal or destruction of the natural
topsoil, trees or other vegetative cover unless provisions for minimizing
erosion and sedimentation are provided as required by the erosion
and control regulations of the Pennsylvania Department of Environmental
Protection and Soil Conservation District. All land that is not involved
with impervious development shall be restored to the original topsoil
depth.
D.
In a development where the average slope exceeds 15%, the Township
may require design standards to prevent or reduce erosion not contained
herein.
E.
In all developments, every precaution shall be taken to preserve
all natural and historic features determined to be worthy of preservation
by the Township. Examples of such features would include, but not
be limited to, large trees and stands of trees, watercourses, historic
areas and structures and environmentally sensitive and/or conservation
lands as shown on the Straban Township Comprehensive Plan. To ensure
the protection of such features and valued open space lands, the Township
may require the following additional information be submitted:
F.
Any plans that alter or change the location of an existing watercourse
shall be incorporated into the design plans and subject to individual
approval by the Township, and, where necessary, the United States
Army Corps of Engineers and/or PADEP.
G.
Land subject to hazards to life, health or property as may arise from fire, floods, disease, excessive noise, odor or falling aircraft or that is considered uninhabitable for other reasons may not be developed unless the hazards have been removed or the plans show adequate safeguards against them. Land that is located within an identified floodplain area, as set forth in § 140-36 of this Code, shall be developed in accordance with the provisions of § 140-36 of this Code, entitled "Floodplain/Flood Hazard Area Overlay Regulations" and Chapter 71 of this Code, entitled "Floodplain Development."
[Amended 7-6-2020 by Ord. No. 2020-03]
H.
In those portions of the Township where a plan of future streets
has been proposed by the Township to meet the anticipated or existing
needs for access to major streets or to create a system of streets
to reduce traffic hazards, the applicant shall show the existence
of the proposed streets on the plan. (See 53 P.S. § 1673,
Locating streets or alleys to include existing streets or alleys.)
A.
General standards. All streets proposed to be constructed within
the Township shall conform to the following general design requirements:
(1)
Streets shall be logically related to topography so as to produce
reasonable grades, satisfactory drainage and suitable building sites.
Finished elevation of proposed streets shall not be more than one
foot below the regulatory flood elevation.
(2)
Residential streets shall be so laid out as to discourage through
traffic; however, proposed streets shall be planned with regard to
the existing street system, topographical conditions, public convenience
in terms of fire protection and pedestrian traffic, probable volumes
of traffic, existing and proposed use of land on abutting properties
and future extensions of the street system.
(3)
When a new residential subdivision development abuts or contains
an existing or proposed major arterial or arterial street, as defined
in this chapter and as identified in the Township Comprehensive Plan,
as amended, the number of intersections shall be limited to one access
point unless a residential subdivision is planned for over 75 units
in which case one additional intersection is required. The approved
roadway and intersection design shall, to the greatest extent possible,
separate local from through traffic.
(4)
A letter from a first-due fire department must be obtained to address the adequacy of a development's ingress and egress. No street shall terminate into a dead end. Any street dead ended for future access to adjoining property, or because of authorized staged construction, shall be provided with a temporary all-weather turnaround. The temporary turn around shall be of a size equal to that for cul-de-sac streets (See § 117-30F.). The use of such turnaround shall be guaranteed to the public until such time as the street is continued.
(5)
Streets that are not intended for Township dedication must have, at the time of plan review, an acceptable permanent method for maintenance. Streets that are not intended for Township dedication shall meet all of the same construction and width requirements as public streets, unless the Board of Supervisors specifically approves a modification of the street requirements for a street that will not carry through traffic, based upon the applicant demonstrating good cause based upon the anticipated traffic and purpose of the street. Such streets must be financially secured (See § 117-26D.) at final plan approval.
(6)
The proposed street system shall extend existing or recorded streets
at the same width but in no case at less than the required minimum
width.
(7)
In the following districts: EC-1, R-2, R-1, MU-1 and MU-2, or where
the average lot width is 100 feet or less, curbing shall be required.
(8)
Where a proposed street enters any public street or highway, no plan shall be approved which is likely to create substantial traffic hazards endangering the public safety. Requirements which may be imposed in such a review shall include traffic control devices, acceleration or deceleration lanes and traffic and lane marking and signs. The applicant shall be responsible for the cost of any traffic study which may be required and the construction of any such traffic control devices, acceleration or deceleration lanes, turning lanes, traffic and lane markings and signs which may be required. The limits of the traffic impact study and the engineer performing the study must be approved by the Township prior to the undertaking of the study for it to be acceptable. (See § 117-52.)
B.
Street width.
(1)
Streets within the Township shall have the roadway classification
as established within the current Act 209 study [adopted pursuant
to Article V-A (Municipal Capital Improvement) of the Municipalities
Planning Code, 53 P.S. § 10501-A et seq., as amended]. All
new streets shall be classified by the average daily traffic (ADT)
volumes.
(2)
Minimum street right-of-way and cartway widths shall be as follows:
|
Street Type
|
Right-of-Way
(feet)
|
Cartway
(feet)
| |
|---|---|---|---|
|
Arterial
|
As determined by the Township after consultation with PennDOT
|
As determined by the Township after consultation with PennDOT
| |
|
Collector
|
50
|
26 with 8-foot shoulders; 28 without shoulders where curbs are
required
| |
|
Minor
|
50
|
18 to 20 with 8-foot shoulders; 22 without shoulders where curbs
are required
| |
|
Alley or service drive
|
20
|
12
|
(3)
Provision for additional street width (right-of-way, cartway or both)
may be required when determined to be necessary by the Township in
specific cases for:
(a)
Public safety and convenience.
(b)
Traffic in economic development areas containing commercial
and industrial uses and in areas of high-density development.
(c)
Widening of existing streets where the width or alignment does
not meet the requirements of the preceding subsections.
(d)
Where topographic conditions require excessive cuts and fills.
C.
Street grade.
(1)
The grades of streets shall not be less than the minimum nor more
than the maximum requirements listed below:
|
Street Type
|
Minimum Grade
|
Maximum Grade
| |
|---|---|---|---|
|
Arterial
|
As determined by the Township and PennDOT
|
As determined by the Township and PennDOT
| |
|
Collector
|
1.00%
|
7% in all cases
| |
|
Minor
|
1.00%
|
10% in all cases
| |
|
Alley
|
1.00%
|
10% in all cases
| |
|
Roundabout
|
1.00%
|
10% in all cases
|
(2)
Vertical curves shall be used in changes of grade when the difference
exceeds 1% and shall be designed for maximum visibility.
(3)
With permission of the Township, minor street grade under special
topographic conditions may exceed 10% for distances of less than 100
feet, provided that the grade does not in any case exceed 15%.
(4)
All streets shall be designed to provide for the discharge of surface
water from the right-of-way. The slope of the crown on a street shall
not be less than 1/4 of an inch per foot and not more than 1/3 of
an inch per foot. Adequate facilities shall be provided at low points
along streets and other points necessary to intercept runoff.
D.
Street curves.
(1)
Where connection street lines deflect from each other at any point
by more than 10°, the line shall be connected with a true, circular
curve. The minimum radius of the center line for the curve shall be
as follows:
|
Street Type
|
Minimum Radius
(feet)
| |
|---|---|---|
|
Arterial
|
As determined by PennDOT
| |
|
Collector
|
300
| |
|
Minor
|
150
|
(2)
Straight portions of the street shall be tangent to the beginning
or end of the curve. Except for minor streets, there must be a tangent
of at least 100 feet between reverse curves.
E.
Street sight distance.
(1)
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 street center lines. No building or other obstruction that
would obscure the vision of a motorist shall be permitted within these
areas.
(2)
Proper sight distance shall be provided with respect to both horizontal
and vertical road alignments at all intersections and shall conform
to PennDOT requirements (Pa. Code, Title 67, Ch. 441, as amended).
F.
Cul-de-sac streets.
(1)
Streets which are designed to permanently terminate in a cul-de-sac
shall not serve or contain more than 20 to 25 residential units. In
the case of a cul-de-sac street serving or providing access to nonresidential
uses, the street shall not exceed 500 feet in length. All cul-de-sac
streets shall be provided with a paved turnaround having a minimum
radius of 40 feet and a legal right-of-way having a minimum radius
of 50 feet. The Board of Supervisors may require a larger paved cul-de-sac
street with a larger right-of-way for nonresidential uses where the
use of the turnaround by larger vehicles (such as tractor trailers,
for example) is anticipated.
(2)
The shape of a cul-de-sac may be either circular or teardrop. Stormwater
detention areas may be designed in the center of a cul-de-sac.
H.
Intersections.
(1)
No intersection shall involve the junction of more than two streets.
(2)
Within 100 feet of an intersection, streets shall be at right angles.
The Township may under special circumstances where an angle of less
than 90° will not create a traffic hazard, permit an intersection
of less than 80°, but in no instance, however, shall streets intersect
at an angle of less than 75°.
(3)
Intersections shall be approached on all sides by leveling areas.
Where the grades exceed 7%, such leveling areas shall have a minimum
length of 100 feet (measured from the intersection of the center lines)
within which no grade shall exceed a maximum of 4%.
(4)
All streets intersecting a state road (US, PA or SR) shall be subject
to the approval of the Pennsylvania Department of Transportation.
The developer shall furnish evidence of such approval in the form
of a PennDOT highway occupancy permit or other written form.
(5)
The design of the curb or edge of pavements must take into account
such factors as types of turning vehicles, likely speeds of traffic,
angle of turn, etc., but in no instance shall the radius of the curb
or edge of the pavement be less than the following:
|
Intersection
|
Curve Radius
(feet)
| |
|---|---|---|
|
Minor with minor street
|
15
| |
|
Minor with collector street
|
25
| |
|
Collector with collector street
|
35
|
(6)
When new streets intersect existing Township roads, the intersection
shall be designed to comply with the regulations of PennDOT, as amended
from time to time, for intersections.
(7)
Minor and collector streets shall not intersect arterial streets
on the same side in less than eight-hundred-foot intervals and shall
be in alignment with any existing or proposed streets intersecting
from the opposite side. If two streets that intersect one another
from opposite sides cannot be aligned, than a distance of at least
150 feet shall be provided between the two intersecting street center
lines.
(8)
The final plan shall contain a notice that no driveways shall be
built to access a Township road without first obtaining a permit from
the Township.
I.
Slope of banks along streets. The slope of banks along streets, measured
perpendicular to the street, shall be no steeper than the following:
J.
Half-streets. The inclusion of half-streets at the perimeter of a
development is prohibited, except to complete a preexisting half-street.
K.
Street names.
(1)
Names of new streets shall not duplicate or approximate the names
of existing streets by the use of suffixes such as but not limited
to "lane," "court" or "avenue."
(2)
In approving names, consideration shall be given to existing or platted
street names within the postal delivery district served by the local
post office.
(3)
New streets shall bear the same name or number of any continuation
or alignment with an existing street.
L.
Reserve strips. Controlling access to streets, or to adjacent properties,
by means of a parcel of land in separate ownership between the streets
or between the street and adjacent property (a "reserve strip") is
prohibited.
M.
Alleys/service drive or street. Alleys/service streets are permitted
in densely developed residential neighborhoods (lot sizes less than
12,000 square feet or where average lot width is 80 feet or less),
town centers, and small planned communities containing mixed and/or
commercial uses.
N.
Roundabouts. The size of the radius of roundabout is dependant upon
the proposed traffic volume. Roundabouts must be designed in accordance
with Roundabouts: An Information Guide, Chapter 6, Geometric Design,
U.S. Department of Transportation, or as amended.
O.
Underground
utility surface appurtenances.
[Added 7-3-2017 by Ord.
No. 2017-03]
(1)
Underground
utility surface appurtenances shall not be located within the paved
cartway and shoulder of existing Township roadways, proposed roadways
to be dedicated to Straban Township, or proposed private roadways.
(2)
In
the event that all underground utility surface appurtenances cannot
be practically located outside of the paved cartway and shoulder,
the following shall apply:
(a)
The location of these appurtenances must be approved by the Straban
Township Board of Supervisors and the Straban Township Roadmaster.
(b)
The appurtenance must be installed flush with the roadway grade or
depressed no more than 1/4 of an inch below the roadway grade.
(c)
Upon notification by Straban Township, the utility company shall,
at its own cost, adjust the appurtenances within the roadway and shoulder
in the event the roadway is repaved or if the Township determines
adjustments are needed to the elevation of the appurtenances.
(3)
Underground
utility surface appurtenances located outside of the paved cartway
and shoulder but within the Straban Township right-of-way shall be
subject to the following criteria:
(a)
As part of the roadway occupancy permit, a plan must be submitted
to Straban Township depicting the location of all proposed underground
utility surface appurtenances. The location of all appurtenances outside
of the paved roadway shall be approved by the Township.
(b)
All underground utility surface appurtenances shall be installed
flush to existing grade or below grade to reduce potential for being
hit by plowing, grading, or mowing equipment.
(c)
At no time shall surface appurtenances be located in a manner that
impedes on drainage patterns within existing roadside swales, gutters,
or ditches.
(d)
Straban Township reserves the right to require flexible markers to
be installed to mark the location of underground utility surface appurtenances.
(e)
Any repairs to damaged underground utility surface appurtenances
that were installed after the effective date of this subsection and
were not installed in accordance with this subsection shall be the
responsibility of the utility company that owns said appurtenances.
This includes damage to the appurtenances that result from normal
roadway maintenance activities (plowing, mowing, grading, etc.).
Off-street parking for vehicles shall be provided in accordance with the Township's Zoning Ordinance, (See Chapter 140, as amended.) and the following standards:
B.
No off-street parking area may be located within any road right-of-way.
C.
Parking areas for nonresidential uses shall be arranged and marked
for the orderly and safe movement, loading, parking and storage of
vehicles and shall be adequately illuminated if designed for use by
more than 10 cars after dusk.
D.
Any lighting proposed to illuminate any residential, commercial,
or industrial parking areas shall be so arranged as to reflect the
light from adjoining premises and public rights-of-way.
A.
Residential uses. Except for multifamily and condominium residences,
access to any public street in a residential area shall be governed
by the following:
(1)
Within 10 feet of a street right-of-way line, an access drive may
not exceed 20 feet in width.
(4)
An access drive shall be provided and drawn with a clear-sight triangle
to provide safe entrance into the traffic flow of the intersecting
street. The drive may not exceed a slope of 5% within 25 feet of the
street right-of-way lines. Where a drive enters a bank through a cut,
the shoulders of the cut may not exceed 50% in slope within 25 feet
of the point at which the drive intersects the street right-of-way.
B.
Nonresidential uses.
(1)
All accessways for multifamily, condominium, and all nonresidential
use tracts of land adjoining any public street or highway shall be
located at least 200 feet from the intersection of any two street
center lines and shall be designed in a manner conducive to safe ingress
and egress. In the case of a "T" intersection, the accessway shall
be designed to form a "+" intersection. Where practicable, exits shall
be located on minor rather than major streets or highways.
(2)
No design shall be approved which is likely to create substantial
traffic hazards endangering the public safety. Safety requirements
which may be imposed in such a review shall include traffic control
devices, acceleration or deceleration lanes, turning lanes, traffic
and lane markings, and signs. The developer shall be responsible for
the cost of any traffic study which may be required. The construction
of any such traffic control devices, acceleration or deceleration
lanes, turning lanes, traffic and lane markings and signs must be
pursuant to a plan prepared by an engineer and approved by the Township.
(3)
Sight distances shall comply with the regulations of the PennDOT,
as amended.
(4)
All access to and occupancy of any state or Township public highway
shall meet the provisions of the Pennsylvania Code, Title 67, Chapter
441, as amended (Transportation).
(5)
A detailed plan for access from a state or Township public highway
showing the proposed construction of the access, stormwater drainage
study results and stormwater drainage facilities construction plans
which relate to the access are required to be a part of the final
plan.
(6)
No access drive shall be within five feet of any property line or
15 feet of a fire hydrant. Access drives must be constructed according
to the standards for minor streets as provided in this chapter and
must extend to the street right-of-way.
A.
General. The length, width and shape of blocks shall be reviewed
to determine the provision of adequate sites for the improvements
proposed; compatibility with the topography; harmony with other codes,
plans and ordinances; and proper provisions for safe and convenient
vehicular and pedestrian circulation [including the least number of
intersections with major street(s)].
B.
Block length. Blocks shall not exceed a length of 1,600 feet nor
be less than 800 feet.
C.
Block depth. Residential blocks shall be sufficient depth to accommodate
two tiers of lots, except:
D.
Nonresidential blocks. Blocks in nonresidential areas containing
commercial, mixed use, and/or industrial uses may vary from the elements
of design detailed above if required by the nature of the use. In
all cases, however, adequate provision shall be made for off-street
parking and loading areas as well as the traffic circulation and parking
for employees and customers.
E.
Pedestrian crosswalks. Where there is a block exceeding 1,000 feet
with more than one building occupying the block, pedestrian access
through the block of a width of no less than 12 feet is required.
Crosswalks of not less than five feet shall be placed within the right-of-way.
A.
General provisions.
(1)
The size, shape and orientation of lots shall be appropriate for the type of development contemplated. Insofar as practical, side lot lines shall be at right angles to straight street lines or radial to curved street lines. Lot dimensions shall be in accordance with the requirements of Chapter 140, Zoning Ordinance, as amended.
(2)
Where feasible, lot lines shall follow municipal boundaries rather
than cross them, in order to avoid jurisdictional problems.
(3)
Generally, the depth of residential lots shall not be less than one
nor more than 2 1/2 times their width.
(4)
Where the lots in a subdivision are large enough for resubdivision
or where a portion of the tract is not developed, suitable access
to these areas shall be provided.
(5)
Depth and width of parcels intended for nonresidential uses shall
be adequate for the use proposed and sufficient to provide satisfactory
space for on-site parking, loading and unloading, setbacks, landscaping
and other design standard requirements.
(6)
If, after subdividing, there exist remnants of land, they shall either
be incorporated into existing or proposed lots or proposed for open
space, recreational or similar use.
(7)
No lot shall be created in any manner whatsoever which does not meet
the minimum requirements of this chapter.
(8)
Where dictated by topography, location, sewage disposal requirements
or other such conditions, the Township may require that the minimum
lot size be increased. In such case, lot sizes within a subdivision
may vary, provided that Township approval is secured.
B.
Lot frontage.
(1)
All lots shall have frontage on a dedicated public street, or a private
street, whether such street is existing or proposed.
[Amended 1-3-2023 by Ord. No. 2023-01]
(2)
Double or reverse frontage lots shall be avoided except where required
to provide separation of residential development from major arterials,
arterial and collector streets or to overcome specific disadvantages
of topography, orientation or location.
C.
Lot soils evaluation tests.
(1)
Soil and percolation tests shall be performed for each lot of a proposed
residential subdivision wherein buildings at the time of construction
will not be connected to an existing public sewer system or connected
to a public sewer that will be built as part of a planned project.
Each lot must be found satisfactory for on-site sewage disposal prior
to approval of the final plan.
(2)
The soils and percolation tests called for above shall be performed
in accordance with the regulations of the Department of Environmental
Protection (DEP). The Township Sewage Enforcement Officer (SEO) will
observe the tests and certify the results.
(3)
A land planning module for any new subdivision or land development
shall be prepared by the developer and approved by the Township and
DEP prior to the approval of the final plan.
(4)
The location of all soil test and percolation sites must be shown
on the plan with bearings and distances from an established property
pin or marker.
D.
Unconventional lots.
(1)
In the case of wedge-shaped lots, no lot shall be less than 35 feet in width measured along the arc at the front street right-of-way line and shall comply with the requirements of Chapter 140, Zoning Ordinance, as amended.
(2)
Flag lots, or panhandle lots, or lots having a narrow strip of property for the sole purpose of providing access to a public street from a lot which would not otherwise front on a pubic street are prohibited unless no other reasonable method of providing access is available and shall meet the requirements of Chapter 140, Zoning Ordinance, as amended. In no case should this be used as a method of avoiding construction of a street. Minimum width of the panhandle, including frontage, shall be 50 feet. The fifty-foot strip shall not be used in determining the applicable minimum lot area requirement. Panhandle lots shall meet the applicable lot width requirements specified in the applicable zoning district at the front yard building setback line. The front yard setback shall be measured from the point where the fifty-foot-wide strip terminates.
(3)
Corner lots shall be of sufficient size to permit appropriate setbacks
from both streets.
E.
Building and setback lines. Building and setback lines shall be in accordance with the requirements in Chapter 140, Zoning Ordinance, as amended. In cases where the rear and sides of the lot are not readily ascertainable, it shall be presumed that the rear is directly opposite the proposed or existing front entrance of a structure on the lot.
F.
Calculation of area.
(1)
All lot area calculations to determine whether there is compliance
with the minimum requirements of this chapter shall exclude the area
of the lot which is subject to surface easements, delineated wetlands
and floodplains or other servitudes which exclude improvements being
erected.
(2)
Lot width shall be measured at the front setback line(s).
G.
Additions
to lots.
[Added 3-1-2021 by Ord. No. 2021-02]
(1)
A parcel of land may be added to an existing recorded lot for the
sole purpose of increasing the lot size of the existing recorded lot,
provided that:
(a)
The parcel proposed to be added must be contiguous to the existing
lot.
(b)
The addition must maintain or improve the overall straightness
of the lot lines.
(c)
The plan prepared for the addition of the parcel shall follow
the procedures outlined in this chapter.
(d)
To avoid having the added parcel assessed and taxed as a separate
lot, the applicant shall record a new deed in the Recorder of Deeds
Office of Adams County that encompasses and consolidates the proposed
addition and the existing lot as one single parcel for the purposes
of subdivision and that said parcel shall not be subdivided by the
applicant or applicants or their heirs, successors, or assigns in
the future without resubmission for subdivision purposes. A copy of
the deed shall be provided to the Township Solicitor for review and
approval.
(e)
An acknowledgement/concurrence block shall be provided for the
recipient of the additional lot area to provide a notarized signature.
A.
The minimum width of easements for underground and overhead public
utilities, except sanitary sewer easements, shall be 20 feet. The
minimum width of easements for sanitary sewer utilities shall be 30
feet.
[Amended 7-3-2017 by Ord.
No. 2017-03]
B.
Wherever possible, easements for public utilities (other than for
service lines to a lot) shall be centered on side and/or rear lot
lines.
C.
Electric and telephone facilities shall be installed underground
unless conditions require otherwise.
D.
Drainage easements shall be of such adequate width as to serve the
purpose for which they are intended. Such easements shall preserve
the unimpeded flow of natural drainage or provide for the construction
of drainage facilities. In no case shall they be less than 20 feet.
A.
A statement should be added to all preliminary plans and final plans
stating that Straban Township shall not be held liable for any information
pertaining to wetlands on any subdivided property.
B.
The statement shall read as follows: "The presence of wetlands may
present a problem, relative to the intended use or development of
land throughout Straban Township; applicants and future owners are
therefore advised of such potential wetlands problems and of the advisability
of investigating such wetlands problems before developing or purchasing
land within Straban Township. Further, all persons and entities are
hereby notified that Straban Township makes no representation or assurances
as to the presence, absence, or location of wetlands by its approval
of the present Plan, and that neither Straban Township nor any of
its officers, agents, employees, or representatives shall have any
liability whatsoever relative to the presence, absence, or location
of wetlands in or upon the lands depicted by the present Plan."
