All subdivision and/or land development plans to be approved by the Board of Supervisors must comply with the standards contained within this article. Such standards shall be considered minimum requirements for the promotion of the public health, safety and general welfare. In general, the following shall apply:
A. 
Land shall be developed in conformance with the Comprehensive Plan; Chapter 135, Zoning; and other ordinances, codes and regulations in effect in the Township and with the Official Sewage Facilities Plan and other Township plans and maps.
B. 
Land shall be developed in conformance with all pertinent statutes, regulations, rules and codes of federal, state and county agencies concerned with subdivision, land development, construction and improvements or any activity arising out of or related thereto in any way whatsoever.
C. 
The design of subdivisions and land developments shall preserve, insofar as possible, the natural terrain, natural drainage, existing topsoil and existing trees.
D. 
Land subject to hazards to life, health, or property, such as may arise from fire, floods, disease or other causes, shall not be developed for building purposes unless such hazards have been eliminated or unless the plan shall show adequate safeguards against them.
E. 
All portions of a tract being developed shall be encompassed in lots, streets, public lands or other proposed uses so that landlocked areas shall not be created.
F. 
The name of any subdivision or land development shall not be similar to or conflict with the name of any existing project in the Township, and shall be subject to the approval of the Board of Supervisors.
A. 
Monument locations must be shown on the final plan to define the exact location of all streets and to enable the reestablishment of all street lines. Monuments shall be placed at the following locations:
(1) 
At each intersection.
(2) 
At changes in direction of street lines, excluding curb arcs at intersections.
(3) 
At each end of every cartway, excluding curb arcs at intersections.
(4) 
At locations where topographical conditions obstruct sighting between two otherwise required monuments.
(5) 
At other locations along the lines of streets as may be determined to be necessary by the Township Engineer.
B. 
Monument locations defining the perimeter of the tract shall be determined by the Township Engineer.
C. 
Markers shall be set at locations shown on the final plan as follows:
(1) 
At all points where lot lines intersect curves, either front or rear.
(2) 
At all angles in property lines of lots.
(3) 
At all other lot corners.
D. 
Markers required under § 110-25C shall be placed by an engineer or surveyor when final grading has been completed. Such markers shall be placed before any lot is conveyed.
E. 
Monuments and markers shall be placed so that the scored and marked point shall coincide exactly with the intersection of lines to be marked, and shall be set so that the top of the monument or marker is level with the surface of the surrounding ground. Monuments and markers shall consist of the following:
(1) 
Monuments shall be of concrete or stone with a minimum of six inches by six inches by 30 inches. Concrete monuments shall be permanently marked on top with an indented cross or drill hole of 1/4 inch in diameter which shall coincide exactly with the point of intersection of the lines being monumented.
(2) 
Markers shall consist of iron pipes or steel bars 30 inches in length and 3/4 of an inch in diameter.
F. 
Monuments shall be placed for all areas of land, improvements or public easement to be offered for dedication prior to acceptance thereof by the Township or other entity to which same are offered. Monuments shall be placed by an engineer or surveyor and shall be inspected by the Township Engineer before they are covered.
G. 
All elevations shown on plans must be based on datum from the U.S. Geological Survey Quadrangles for West Chester, Pa., and Wilmington North, Del., Pa.
A. 
Streets shall be designed in accordance with the following general principles and criteria:
(1) 
The proposed street pattern and layout shall be properly and logically related to existing streets and their functional characteristics.
(2) 
The proposed street pattern and layout shall be properly and logically related to the topography of the land with regard to grades and conditions of drainage. Grades of streets shall conform as closely as possible to existing grade.
(3) 
The proposed street pattern shall be designed to enhance views from the road and to create a greater variety of lot appearance through a curvilinear alignment.
(4) 
The proposed street pattern and layout shall provide suitable access to each lot and permit safe and convenient circulation of vehicular and pedestrian traffic.
(5) 
Every lot shall abut on a public street, except that four or fewer residential lots may use a shared driveway, and thereby share the required minimum lot width at the street line. All setback requirements from streets shall apply to shared driveways.
(6) 
Provisions shall be made for the extension and continuation of major and minor collector streets and local primary streets into and from adjoining areas, except when topographical or hydrological conditions shall make the same impracticable.
(7) 
All streets shall be platted to the boundary lines of the subdivision or land development if the subdivision or land development adjoins lands which may be developed in the future, and the same shall be provided with easements for turnarounds.
(8) 
If lots resulting from subdivision are large enough to permit resubdivision, or if a portion of the tract is not subdivided, adequate street rights-of-way to permit further subdivision shall be provided as necessary.
(9) 
Reserve strips controlling access to public ways will not be permitted excepting where the control and disposal of the land comprising such strips are placed within the jurisdiction of the Township.
(10) 
Streets that are extensions of or in alignment with existing named streets shall bear the names of such existing streets; new street names shall not duplicate or be phonetically similar to existing street names; and all street names shall be subject to the prior approval of the Board of Supervisors and the Postmaster of the local postal service districts.
(11) 
Where streets continue into adjoining municipalities, compatibility of design, particularly with regard to cartway widths, shall be employed to avoid abrupt changes in the cartway width or to other improvements within the right-of-way.
(12) 
Streets shall be designed so as to avoid edge erosion through the use of curbs and gutters as required in § 110-28 herein.
B. 
Cul-de-sac streets shall be designed as follows:
(1) 
All cul-de-sacs, whether permanently or temporarily designed as such, shall not exceed 1,000 feet in length, with a paved turnaround having a minimum radius of 50 feet to the outside curb or pavement line, and an additional ten-foot right-of-way outside the pavement or curbline.
(2) 
The pavement width of the cartway leading to the turnaround shall be a minimum of 24 feet and the right-of-way shall be a minimum of 50 feet. However, whenever a cul-de-sac is employed to service industrial, commercial and institutional lots and/or land development, then the minimum cartway width shall be 26 feet.
(3) 
When required for future extension, the turnaround right-of-way shall be placed adjacent to the tract boundary with sufficient width along the boundary line to permit extension of the street at full width.
(4) 
Drainage of cul-de-sacs shall, whenever possible, be in the direction of the open end thereof.
(5) 
All design standards in § 110-26C herein which are pertinent to cul-de-sacs shall apply.
C. 
In addition to the aforementioned principles and criteria set forth in §§ 110-26A and B, the following shall apply to all streets:
(1) 
The Township Planning Commission, in conjunction with the Township Engineer, shall evaluate proposed streets according to their functional classification, as defined by the Pennsylvania Department of Transportation for state-owned and -maintained roads, and as defined by the Township for Township-owned and -maintained roads, and review all plans, documents and profiles to determine their conformance to the cartway and right-of-way width and other standards set forth in this section for various types of streets according to the classification which they deem to be most appropriate and logical.
(2) 
The following right-of-way and cartway widths shall apply:
(a) 
Every major arterial street shall have an eighty-foot right-of-way and a cartway width as required by PennDOT.
(b) 
Every minor arterial street, major collector street and every minor collector street in or adjacent to a subdivision or land development shall contain a minimum right-of-way width of 60 feet, and a minimum cartway width of 36 feet.
(c) 
Every local primary street in or adjacent to a subdivision or land development shall contain a minimum right-of-way width of 50 feet and a minimum cartway width of 26 feet. For the purposes of this chapter, streets proposed within the Light Industrial, B Business, POC and PBC Zoning Districts of the Township shall be designed as local primary streets, as well as the principal or major street proposed within any planned residential development, R-A or R-M District.[1]
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II).
(d) 
Every local secondary street and every loop street in or adjacent to a residential subdivision or land development shall contain a minimum right-of-way width of 50 feet and a minimum cartway of 24 feet; however, for any such street which serves less than nine lots, the cartway may be reduced to 20 feet.
(e) 
Right-of-way widths in excess of the aforementioned standards shall be required whenever, due to topography, additional width is necessary to provide adequate earth slopes. Such slopes shall not be in excess of three to one.
(f) 
Additional cartway widths may be required by the Board of Supervisors in specific cases for the following:
[1] 
Public safety and convenience.
[2] 
Access to off-street parking in commercial and industrial areas and for planned residential development projects and multifamily residential projects.
(3) 
A minimum grade of 1% shall be provided on all streets; a maximum grade of 7% shall be permitted on all major and minor collector streets, and 10% on all local streets.
(4) 
The finished road grade on all streets shall be carried the entire width of the right-of-way. However, grading behind the curbs or beyond the edge of the cartway may be modified, as determined by the Township Engineer, provided the minimum sight distances are maintained along the vertical and horizontal curvatures of the street, provided no obstructions exist at intersections within the clear sight triangle and provided that no sidewalks are required.
(5) 
Maximum slopes of banks measured perpendicular to the center line of the street shall be three feet horizontal to one foot vertical in fill areas and three feet horizontal to one foot vertical in cut areas.
(6) 
Vertical curves shall be used in all changes of grade exceeding 1%, and shall be designed for maximum visibility and standards of safety.
(7) 
The maximum grade on the approach to any intersection shall be 4% for the distance of 50 feet, measured from the nearest right-of-way line of the intersecting street along the curbline or edge of the cartway.
(8) 
No cul-de-sac turnaround shall have a grade which exceeds 4%.
(9) 
The minimum radius at the center line for curves on local streets shall be 150 feet; the minimum radius at the center line of collector streets shall be 300 feet. The foregoing minimum radii shall apply in all cases where the street deflects 10° or more, and variations in radii may be permitted when topographic or other conditions so require.
(10) 
A minimum curb or paving radius of 30 feet and a minimum radius of 20 feet for right-of-way lines shall be provided at all local secondary and loop street intersections; and minimum radii of 50 feet and 40 feet, respectively, as above shall be provided on all other street intersections.
(11) 
A tangent of at least 100 feet, measured at the center line between reverse curves, shall be required for all streets.
(12) 
Proper sight distance shall be provided with respect to both horizontal and vertical alignment. A clear sight distance, as defined in § 110-7 herein, shall be provided as follows:
(a) 
One hundred feet for local streets, measured along the center line thereof.
(b) 
Two hundred feet for collector streets, measured along the center line thereof.
(13) 
Proper sight lines shall be maintained at all street intersections where there shall be a clear sight triangle of 75 feet, measured along the center lines from the point of intersection. The triangular shaped portion of land forming the clear sight triangle shall not have anything erected, placed, planted or allowed to grow in such a manner as to limit or obstruct the sight distance of motorists entering or leaving the intersection.
(14) 
Right angle intersections shall be used whenever practical and no intersection angle, measured at the center line, shall be less than 60°.
(15) 
No more than two streets shall cross at the same point.
(16) 
Proposed intersections along one side of an existing street shall coincide with any existing intersections on the opposite side of such street, or offset by at least 200 feet from center line to center line.
(17) 
Intersections along major arterial, minor arterial, major collector and minor collector streets shall be a minimum of 1,000 feet apart.
(18) 
Where a subdivision or land development borders an existing street or intersection which is determined to be in need of improvement based on the traffic/transportation analysis conducted as part of the EIA report process as set forth in Article VII, § 110-52C(11), and according to the traffic control standards of Chapter 135, Zoning, said street or intersection shall be improved to the full extent as required in § 110-26C(2), with the following considerations:
(a) 
This requirement shall apply only to Township roads and those sides of intersections which pertain to Township roads, unless the state imposes certain requirements along roads which they own and maintain.
(b) 
Should the tract border any undersized road or intersection on only one side, then the improvements shall take place only on the side of the road or intersection which is tangent to the tract.
(c) 
All improvements to be made to said roads and intersections shall be determined by the Township Engineer.
(d) 
Land associated with the rights-of-way for undersized roads and intersections shall be delineated, depicted and otherwise noted on all subdivision and/or land development plans for the subject tract and shall be offered for dedication with the improvements associated therewith.
(19) 
When a subdivision or land development fronts on an existing street having a right-of-way less than the minimum width required in this chapter, an ultimate right-of-way line shall be established with the following considerations:
(a) 
The distance of this ultimate right-of-way line from the center line of the existing right-of-way shall be 1/2 the width of the required minimum right-of-way.
(b) 
The ultimate right-of-way shall be delineated, depicted and otherwise noted on all subdivision and land development plans and shall be offered for dedication with the improvements associated therewith.
(20) 
Acceleration and deceleration lanes shall be provided to aid in ingress and egress relative to major arterial, minor arterial, major collector and minor collector streets, with the following considerations:
(a) 
Where a subdivision or land development borders a state road, the landowner or developer shall confer with the Pennsylvania Department of Transportation (PennDOT) regarding specific design standards for such lanes.
(b) 
Where a subdivision or land development borders a Township road, the landowner or developer shall confer with the Township Engineer regarding specific design standards for such lanes.
(21) 
Street signs similar to those which exist in the vicinity of the property shall be provided and erected by the landowner or developer at all intersections, subject to the prior approval of the Board of Supervisors.
A. 
All materials used in the construction of streets, and the methods of construction and drainage thereof, shall be in accordance with the requirements of the most recent edition of the Pennsylvania Department of Transportation Publication 408 Specifications.
(1) 
Subgrade construction shall be performed in accordance with PennDOT's Publication 408, Section 210, and the following standards:
(a) 
The area within the limits of the proposed road surface shall be shaped to conform to the line, grade and cross section of the proposed road including the width to be occupied by shoulders.
(b) 
All large, loose rocks shall be removed or broken off to a depth of nine inches below the base course.
(c) 
All unsuitable subgrade materials shall be removed or stabilized.
(d) 
All wet or swampy areas shall be permanently drained and stabilized.
(e) 
Fills shall be made with suitable materials and thoroughly compacted for full width in uniform layers of not more than eight inches in thickness.
(f) 
Subgrades shall be thoroughly compacted by rolling with a three-wheel, ten-ton roller or similar equipment.
(2) 
Crushed aggregate base course construction shall be performed in accordance with PennDOT's Publication 408, Section 300, and the following standards:
(a) 
The base shall be a crushed stone base course thoroughly compacted to a depth of not less than eight inches after compaction by roller. The coarse aggregate for crushed stone base shall conform to the grading requirements of No. 4 aggregate. Fine aggregate shall conform to the grading requirements of No. 1 aggregate.
(b) 
Before spreading any material, the landowner or developer shall place a sufficient number of grade stakes to represent the finished grade of the proposed street as shown on the approved plans and profiles. Said placement of stakes shall be inspected by the Township Engineer.
(c) 
Prior to placing the coarse aggregate, a two-inch layer of limestone screenings shall be spread over the subgrade to serve as a bed for the coarse aggregate. This initial layer of limestone screenings shall not be placed on a wet, frozen or unsuitable subgrade.
(d) 
Coarse aggregate shall be spread uniformly on the prepared bed as follows:
[1] 
Mechanical stone spreaders shall be used to spread the material the full width of the base to the proposed curbs or rolled gutters.
[2] 
In areas inaccessible to spreading equipment, the material may be spread directly from trucks provided the distribution is satisfactory to the Township Engineer.
[3] 
After each layer of material has been spread, it shall be checked with approved templates and straightedges and all irregularities shall be satisfactorily corrected prior to rolling.
[4] 
The coarse material shall be rolled and thoroughly compacted with a three-wheel, ten-ton roller. The rolling shall begin at the sides and progress to the center of the road. Rolling shall be parallel with the proposed center line, uniformly lapping each preceding track, covering the entire surface with the rear wheels and continuing until the materials does not creep or wave ahead of the roller wheels.
[5] 
Red flags shall be placed at the limits of satisfactorily compacted coarse material. The flags shall be moved ahead by the Township Engineer as additional material is compacted, and no fine aggregate shall be spread over the coarse material in advance of the flag marked sections.
(e) 
After the coarse aggregate has been satisfactorily rolled and compacted, fine aggregate, suitably conditioned to assure thorough filling of the voids in the coarse aggregate shall be spread uniformly over the surface as follows:
[1] 
Approved mechanical equipment shall be used for spreading the fine aggregate. However, in areas inaccessible to spreading equipment, the Township Engineer may permit manual spreading which shall be performed in a sweeping motion with a square-pointed shovel, alternately in opposite directions, until the voids are completely filled.
[2] 
Immediately following the aforementioned operation, the fine material shall be broomed and rolled until the voids in the coarse material are completely filled and the base course is thoroughly compacted and firmly set. Brooms attached to the roller and hand brooms shall be used to uniformly spread the fine material.
[3] 
The rolling and brooming of the surface shall be continued during the process of spreading the fine material. Rolling shall begin at the sides and shall progress as stated in § 110-27A(2)(d)[4] herein.
[4] 
After the completion of the application and rolling of fine materials, the surface shall be sprinkled with water and rolled. The sprinkling and rolling shall be continued and additional fine material applied where necessary until all voids are filled and until a slight wave of grout forms in front of the roller wheels. Brooms attached to the roller and hand brooms shall be used to distribute the grout uniformly into any unfilled voids. After the wave of grout has been produced over the entire section of the base course, this portion shall be left to dry. The quantity of fine material and water used shall be determined by the Township Engineer and shall be sufficient to provide a smooth, hard monolithic surface.
(3) 
Bituminous pavement construction shall be performed in accordance with PennDOT's Publication 408, Section 409, and the following standards:
(a) 
The bituminous surface course shall be SUPERPAVE Asphalt Mixture Design, which shall consist of a two-inch HMA binder course, PG 64-22, 0.3 million to 3 million design ESALs, 19 mm mixture; and a one-and-one-half-inch HMA wearing course, PG 64-22, 0.3 million to 3 million design ESALs, 9.5 mm mixture, Skid Resistance Level H.
(b) 
All bituminous surface courses shall have a total thickness of 2 1/2 inches minimum after compaction.
(c) 
No visible moisture shall be present prior to the laying of each course; and the air temperature shall be 40° Fahrenheit or greater during the operation.
(d) 
All edges of bituminous pavement shall be kept straight and sharp forming a clean cut line between the finished road and the proposed curbs or rolled gutters.
(e) 
The completed road surface shall have a minimum slope from the center to the edge of the pavement of a minimum of 1/4 inch per foot to a maximum of 1/2 inch per foot, except on super elevated curves where the slope shall be not less than 1/4 inch per foot and shall extend from the inside to the outside edge of the paving.
(f) 
No road shall be constructed from November 1 to March 31 without written permission of the Township Supervisors.
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II).
A. 
Curbs and/or gutters shall be provided along all new streets in any subdivision or land development. Raised vertical curbs, flush vertical curbs and/or rolled gutters shall be constructed subject to the approval of the Board of Supervisors, upon the recommendation of the Township Engineer and Planning Commission.
B. 
Raised vertical curbs shall be used where lot sizes are one acre or less, in industrial, commercial, multifamily and planned residential development projects; and where the gradient of any street as proposed would be 4% or greater.
C. 
Flush vertical curbs may be used as a substitute for raised vertical curbs when approved by the Board of Supervisors, upon the recommendation of the Township Engineer and Planning Commission in any residential subdivision where lot sizes are greater than one acre and where the gradient of the street as proposed would be less than 4%.
D. 
Rolled gutters may be used as a substitute for raised vertical curbs or flush vertical curbs, subject to the approval of the Board of Supervisors, upon the recommendation of the Township Engineer and Planning Commission.
E. 
Curbs and rolled gutters shall be provided on both sides of the street and shall be constructed in accordance with PennDOT's Form 408, Section 630, and the following standards:
(1) 
Curbs shall be constructed with Class A cement concrete.
(2) 
Forms for the curb shall be of metal, except wood forms may be used on sharp curves and short tangent sections when approved by the Township Engineer.
(3) 
Excavation shall be made to the required depth as approved by the Township Engineer, and the material upon which the curb is to be constructed shall be compacted to a firm, even and dry surface.
(4) 
The concrete shall be placed in the forms in horizontal layers not to exceed five inches and spaced sufficiently to eliminate all voids.
(5) 
The top surface of the curb shall be finished true to line and grade in a smooth, neat and even manner by means of wood floats, and the edges of the face and back of raised vertical curbs shall be rounded to a radius of not more than 3/4 of an inch and 1/4 of an inch respectively, while the concrete is still plastic.
(6) 
Contraction joints shall be spaced in uniform lengths or sections not to exceed 15 feet six inches, except where shorter sections are necessary for closures or curves, but no section shall be less than four feet. Contraction joints may be either hand-formed or sawed joints and may be 3/16 inch wide and two inches deep.
(7) 
Premolded expansion joints 3/4 of an inch in thickness shall be cut to conform to the cross-section of the curb. They shall be placed at the ends of sections of curved curbs at intervals of not more than 45 feet of straight curb, and at the end of each day's work.
(8) 
When curved curb joins with tangent curbs at curb returns and on sharp curves where directed by the Township Engineer, there shall be imbedded in the concrete, two-and-one-half-inch diameter steel reinforcing rods, 24 inches long. Such rods shall extend 12 inches into the curb on each side of the joint; and the portion of the rod extending into the tangent curb shall be rendered bondless by a coating of approved material, and enclosed in part in approved tubes or caps.
(9) 
The forms shall not be removed during any time within 12 hours after the concrete has been placed. After the forms are removed, minor defects shall be filled with material composed of one part of cement and two parts of fine aggregate. As soon as possible after the removal of the forms, the spaces in front and back of the curb shall be backfilled with materials approved by the Township Engineer in layers of not more than four inches in depth, which shall be thoroughly and mechanically compacted to the required elevation and cross-section.
F. 
The dimensions of the curbs and gutters, unless specified otherwise by the Township Engineer, shall be as follows:
(1) 
For raised vertical curbs, the dimensions shall be as shown in PennDOT's Standards for Roadway Construction, Publication No. 72, 1981 edition, or any amendment thereto, Standard Drawing No. RC-64, using the detail entitled "Plain Cement Concrete Curb."
(2) 
For flush vertical curbs a depth of 12 inches from finished grade shall be used, and the curb shall be six inches across the top and eight inches across the bottom tapered from the edge of the curb which joins the street.
(3) 
For rolled gutters, the dimensions shall be subject to the approval of the Township Engineer based on design criteria for varying street gradient conditions and stormwater management considerations. However, no rolled gutter shall measure less than 10 inches at its most concave point nor less than 24 inches in width.
A. 
Driveways, either individual or shared, shall be provided for all residences.
B. 
Any shared driveway which exceeds 1,000 feet in length or which furnishes access to more than four lots must conform to all design standards for local secondary streets as set forth in this article, except that the pavement width may be reduced to 18 feet as determined by the Board of Supervisors, upon the recommendation of the Township Engineer and Planning Commission.
C. 
The width of any individual driveway shall be a minimum of nine feet within the street right-of-way; and the width of any shared driveway which is less than 1,000 feet in length shall be a minimum of 18 feet within the street right-of-way.
D. 
A minimum grade of 1% shall be provided on all driveways. A maximum grade of any driveway within the right-of-way of any street shall be 4%. Within the property line exclusive of the right-of-way the maximum grade of an individual driveway and a shared driveway which is less than 1,000 feet in length shall be less than 15%, unless no other viable alternative alignment or location is feasible, as acknowledged by the Township Engineer.
E. 
The edge of the driveway shall be located not less than 40 feet from the tangent point of the curb radius of corner lots.
F. 
All individual or shared driveways shall be surfaced with erosion resistant materials, approved by the Township Engineer from the edge of the street cartway to a point in the lot 25 feet from the right-of-way line.
G. 
The surface of the driveway sloping toward the street shall be graded so that no stormwater runoff from the property shall discharge upon the street. Further, discharge of roof drains or downspouts onto a driveway which slopes toward the street shall not be permitted and no drain pipe from any basement sump pump, foundation drain, or any type of facility shall be discharged onto the street.
H. 
A clear sight triangle of 25 feet shall be provided and maintained at driveway intersections with streets.
Sidewalks shall be required along new streets in any subdivision or land development where the proposed lot sizes are one acre or less or for any multifamily residential development project. Upon the recommendation of the Township Planning Commission, the Board of Supervisors may also require sidewalks which would continue from those in existing neighborhoods, or to provide access to community facilities, or to insure safety of pedestrians in certain conditions with respect to existing or prospective traffic. Sidewalks shall be designed as follows:
A. 
Sidewalks shall be constructed in accordance with PennDOT's Form 408, Section 676, pertaining to cement concrete sidewalks and the following standards:
(1) 
Sidewalks shall be a minimum of four feet in width.
(2) 
Sidewalks shall be constructed with four inches of Class A concrete, placed on an approved aggregate bed four inches in depth, except at driveway crossings where the thickness of the sidewalk shall be increased to six inches.
(3) 
When proposed sidewalks adjoin existing sidewalks which are wider than four feet a tapered transition shall be constructed.
(4) 
Sidewalks shall be located within the street right-of-way three feet from the right-of-way line. A grass planting strip shall be provided between the curb and the sidewalk. The planting strip shall be adequately graded and sodded to provide for proper stormwater runoff.
A. 
Blocks shall not exceed 1,600 feet in length or be less than 500 feet in length.
B. 
The side property lines of lots shall be at right angles or radial to the right-of-way lines.
C. 
Blocks shall be two lot depths in width and, except for lots located at street intersections, minor arterial streets or rural collector streets, no lot shall front on more than one street.
A. 
In accordance with the official Sewage Facilities Plan, dwellings and/or lots within a subdivision or land development shall be connected with a public sanitary sewer system where accessible and available. Where such sewer system is not yet accessible and available but is planned for extension to the tract, the landowner or developer shall install sewer lines and other facilities, including lateral connections, force mains, pumping stations and all other appurtenances to provide adequate service to each lot when connection with said sewer system is made. Sewer lines shall be suitably capped at the limits of the subdivision or land development, and the laterals shall be capped at the street right-of-way. When capped sewers are so provided, on-site sewage disposal facilities shall also be installed provided they are so located as to permit the easiest and least expensive connection to the public sanitary sewer system when such connection becomes available.
B. 
All sanitary sewer lines, lateral connections and manholes and other facilities shall be constructed and installed, and shall provide service to each lot in conformity with standards to be provided the landowner or developer by the Township, or by the county, or other sewer authority, at the cost and expense of the landowner or developer, and sanitary sewer facilities shall not be used to carry stormwater.
C. 
When such sanitary sewer facilities are installed in accordance with this section, the same shall be inspected by the Township Engineer during such construction, at the cost and expense of the landowner or developer, in accordance with the standards and procedures established for inspection in Article VIII of this chapter.
D. 
When such sanitary sewer facilities are not to be constructed or otherwise installed, on-lot, community on-lot, on-site and private sewage disposal systems shall be constructed in accordance with statutes and regulations of the Pennsylvania Department of Environmental Protection and the Township, and as approved by the Sewage Enforcement Officer. When on-lot, community on-lot, on-site and private sewage disposal systems are to be utilized, the landowner or developer shall furnish evidence of the feasibility and satisfactory operation of the system to be utilized in the subdivision or land development as required in Article IV herein.
E. 
A one-hundred-percent replacement area shall be provided for any on-lot disposal system or any sand mound system. Such replacement area shall serve as an absorption area as necessary.[1]
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II).
F. 
No more than five lots may utilize a separate community on-lot sewage disposal system in one portion of the tract.
G. 
No principal building or other principal structure shall be placed on a lot used for a community on-lot disposal system.
A. 
Where a public water supply system is accessible and available to the subdivision and/or land development, all mains, laterals and other facilities for connection from the lots to such systems shall be installed by the landowner or developer according to standards and materials recommended by the Township Engineer.
B. 
When a public water supply system is accessible and available, the landowner or developer shall install fire hydrants in order that there shall be at least one hydrant within 600 feet of every dwelling or structure intended for public use. Such fire hydrants shall be reviewed relative to their location by the local fire company and shall be energized prior to public dedication.
C. 
When no public water supply system is accessible or available to the subdivision or land development, the landowner or developer shall furnish evidence as part of any plan submission and filing of the quality and adequacy of the water supply proposed to be utilized in the subdivision or land development as required in Article IV herein. The type and method of construction or other installation to be utilized in the installation of individual or community water supply systems shall be subject to the approval of the Board of Supervisors, the Township, the county, and, where applicable, the Pennsylvania Department of Environmental Protection.
D. 
Wherever a public or community water system is provided, applicants shall present evidence to the Board of Supervisors that the subdivision or land development is to be supplied by a certificated public utility, a bona fide cooperative association of lot owners, or by a municipal authority or utility. A copy of a certificate of public convenience from the Pennsylvania Public Utility Commission or an application for such certificate, a cooperative agreement or a commitment or agreement to serve the area in question, whichever is appropriate, shall be acceptable evidence.
[Added 1-6-1992 by Ord. No. 65B]
Stormwater management shall be regulated as set forth in Chapter 105, Stormwater Management, of the Code of Chadds Ford Township.
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II).
Soil erosion and sedimentation control shall be regulated as set forth in Chapter 105, Stormwater Management, of the Code of Chadds Ford Township.
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II).
Standards for the planting of trees as part of screening requirements are set forth in Chapter 135, Zoning, in Article XIX and § 135-161. In addition, the following shall apply:
A. 
Street trees shall be planted along all new streets, and along any existing street which abuts a subdivision or land development site.
B. 
A list of approved street trees for planting in Chadds Ford Township is included in the Appendix[1] according to their botanical name, and common name.
[1]
Editor's Note: Said listing is included at the end of this chapter.
C. 
All street trees shall be a minimum of 3 1/2 to four inches in caliper at the time of planting.
D. 
Requirements and standards for landscaping, in addition to that specified above, shall be as determined by the Board of Supervisors, upon the recommendation of the Planning Commission. The Board may require plantings to reduce glare; to abate other nuisances; to enhance the planting area in conjunction with a cul-de-sac; to fulfill screening and other functional purposes; to comply with general standards of § 110-24 herein; and to fulfill the purposes of § 110-2 herein.
E. 
Shade trees of 12 inches caliper or more shall be preserved to the extent possible, and the Board of Supervisors may require the landowner or developer to plant one tree of not less than three inches in caliper for each tree of 12 inches caliper or more to be destroyed.
F. 
The landowner or developer shall protect remaining trees from damage during construction. The following procedures shall be followed in order to so protect remaining trees:
(1) 
No more than five inches of soil shall be placed around the trunks of trees which are to remain. For those trees which are to remain, where more than five inches of soil are to be placed, tree wells shall be constructed to preserve such trees.
(2) 
Trees within 25 feet of a building site or bordering entrances or exits to building sites shall be protected by wooden slat snow fencing to be placed around such trees.
(3) 
No boards or other material shall be nailed to trees during construction, and no trees shall be sprayed with bright colored paint.
(4) 
Heavy equipment operators shall avoid damaging existing tree trunks and roots. Feeder roots shall not be cut closer than 25 feet from tree trunks.
(5) 
Tree trunks and exposed roots damaged during construction shall be protected from further damage by being pruned flush, and if trunks are scarred they shall be traced out for proper healing.
(6) 
Tree limbs damaged during construction shall be sawed flush to tree trunks and treated with tree paints as necessary.
(7) 
The operation of heavy equipment over root systems of such trees shall be minimized in order to prevent soil compaction.
(8) 
Deciduous trees shall be given a heavy application of fertilizer to aid in their recovery from possible damage caused by construction operations.
(9) 
Construction debris shall not be disposed of near or around the bases of such trees.
Active and passive recreation areas shall be provided as required in Chapter 135, Zoning, within any planned residential development or multifamily residential project.
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Editor's Note: See also § 110-12, Plan requirements for recreational lands and facilities.
No topsoil which is stripped in the subdivision or land development shall be disposed of off the site. Topsoil shall be stockpiled in locations on the site and in a fashion to minimize loss by erosion or otherwise and shall be spread at the time of finished grading, to the extent of its quantity, to a depth of at least three inches, especially over areas to be seeded or sodded or needing rapid vegetative growth to preclude soil erosion.