[Ord. 127, 8/20/1990, § 5.10]
(a)
The standards and requirements contained in Articles V and VI (Parts
5 and 6 of this Chapter) are intended as the minimum for the promotion
of the public health, safety and general welfare, and shall be applied
as such by the Township Planning Commission and the Township Supervisors
in reviewing all subdivision plans.
(b)
Whenever other Township regulations impose more restrictive standards
and requirements than those contained herein, such other regulations
shall prevail; otherwise, the standards and requirements of these
regulations shall apply.
(c)
The plan of the proposed subdivision or land development shall be
coordinated with existing adjacent development in order to provide
for the harmonious development of the area as a whole.
(d)
Land subject to hazards to life, health, or property, such as may
arise from fire, floods, disease, or other causes, shall not be subdivided
for building purposes unless such hazards have been eliminated or
unless the subdivision plan shall show adequate safeguards against
them, which shall be approved by the appropriate regulatory agencies.
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All subdivision and land developments shall be reviewed to assure
that all such proposals are consistent with the need to minimize flood
damage, that all utilities and facilities, such as sewer, gas, electrical
and water systems are located and constructed to minimize or eliminate
flood damage, and that adequate drainage is provided so as to reduce
exposure to flood hazards.
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(e)
Subdivision and Land Development plans shall give due recognition
to the Official Plans of the Township or to parts of the Official
Plans which have been adopted pursuant to statute.
[Ord. 127, 8/20/1990, § 5.20, as amended by Ord.
162, 1/15/1996, § 1]
(a)
The following standards shall be applied by the Township as the minimum
necessary for the promotion of the public health, safety, and general
welfare, provided that in individual cases the Township may permit
or require modification of these standards if it determines that the
public health, safety, and welfare will not be adversely affected
by such modification and/or the modification is necessary to promote
the public health, safety, and welfare.
(b)
The provisions of Chapter 25 of the Lower Heidelberg Township Code, Streets, Sidewalks, Driveways and Curbs, are incorporated herein by reference. The applicant shall be required to establish compliance with all applicable provisions thereof.
[Amended by Ord. 312, 8/20/2012, § XXXIV]
(c)
For certain aspects of vertical and horizontal alignment discussed
below, standards are determined by design speed of the road involved.
For all proposed streets, the subdivider shall indicate the proposed
design speed. The designated design speed is subject to the approval
of the Township. In general, the design speed on arterial streets
shall be considered as 55 mph (to be determined in each individual
case), on collector streets a minimum of 35 mph (to be determined
in each individual case) and on minor streets 35 mph unless a lesser
design speed is permitted by the Township. The subdivider shall be
responsible for posting minor streets with 25 mph speed limit signs
and for any studies necessary for such posting.
[Ord. 127, 8/20/1990, § 5.21]
(a)
The location and width of all streets shall conform to the Official
Plans as may have been adopted by the Township and shall be properly
related to all existing streets, recorded streets, and Official Plans.
(1)
Adjacent roads which will receive traffic from and distribute
traffic to the subdivision or land development shall be adequate in
construction, grade, width and capacity to accommodate traffic generated
by the subdivision or land development. Traffic studies demonstrating
this shall be submitted to the Township.
(b)
The proposed street system shall extend existing or recorded streets
at the same width as the existing or recorded streets if these streets
meet the standards of Section 505(a). If the existing or recorded
streets do not meet the standards of Section 505(a), the proposed
street extensions shall meet the standards of Section 505(a).
(c)
Where, in the opinion of the Township, it is desirable to provide
for street access to adjoining property, streets shall be extended
by dedication to the boundary of such property. The location and number
of access points to adjoining properties are subject to Township approval.
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When streets will be extended to the boundaries of the subdivision
to provide for access to potentially developable tracts and sanitary
sewer and/or water lines will be constructed in the streets within
the subdivider's tract, the Township may require extension of
the sanitary sewer and/or water lines to the tract boundary in order
to facilitate future extensions to abutting land.
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(d)
If a subdivision proposes lots, all of which front on existing public
roads, the Township may require the subdivider to reserve land adequate
to provide for future street access from the public roads on which
the lots front to the land to the rear of the proposed lots. Such
reserved areas shall be of such dimensions to permit the construction
of streets meeting the standards of this Ordinance.
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When reservations for future streets will adjoin lots to be
developed prior to the construction of the streets, the subdivider
shall determine the proposed grades of the future streets and the
extent of the area necessary for the construction of those streets.
If the area necessary for the construction of the streets extends
beyond the proposed street right-of-way lines, all excavation and
grading necessary for the roads beyond the right-of-way lines shall
be done as required improvements in conjunction with the subdivision
which contains the adjoining lots or else construction easements shall
be provided on the adjoining lots, sufficient to permit construction
of the future streets.
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(e)
New minor streets shall be so designed as to discourage through traffic,
but the subdivider shall give adequate consideration to provision
for the extension and continuation of collector streets into and from
adjoining properties when required by the Township. Minor streets
shall be extended and continued into and from adjoining properties
when necessary for the proper development of and traffic circulation
in the Township.
(f)
Where a subdivision or land development abuts an existing street
which does not meet the standards of this Ordinance, the Township
may require the dedication of land sufficient to widen the street
to meet the standards of this Chapter.
(g)
Private streets (streets not to be offered for dedication) are prohibited,
unless they meet the design standards and improvement specifications
of these regulations.
(h)
If lots or parcels in the subdivision are large enough for resubdivision,
or if a portion of the subdivider's property is not proposed
to be subdivided but could be subdivided in the future, the Township
may require the reservation of land adequate to provide for future
street access to land which could be resubdivided or subdivided in
the future and require that the location of land reserved for future
streets be coordinated with the street system shown on the subdivision
Plan.
(i)
The applicant shall be required to incorporate and construct a paved shoulder for all proposed roads within a subdivision and for the length of the frontage of any existing roads bordering or contiguous to the proposed subdivision and/or land development (on both sides of the roadway). Such construction shall conform to the applicable requirements of Chapter 25 of the Lower Heidelberg Township Code. The applicant is required to improve at its expense all Township roads along a development's frontage to meet the requirements set forth in Chapter 25 of the Lower Heidelberg Township Code.
[Amended by Ord. 312, 8/20/2012, § XXXVI]
(j)
To the extent that a landowner or developer excavates an existing
Township road to install, or facilitate the installation of, any improvements
contemplated by a subdivision or land development where such excavation
will disturb greater than 1/2 of one lane width, the landowner or
developer shall be required to overlay the entire width of the roadway.
The overlain area shall be comprised of the entire width of the roadway
for the length of the excavation plus a two foot milled paving notch
on either side of such excavation.
[Added by Ord. 312, 8/20/2012, § XXXV]
[Ord. 127, 8/20/1990, § 5.22]
New half or partial streets will not be permitted.
[Ord. 127, 8/20/1990, § 5.23, as amended by Ord.
162, 1/15/1996, § 2; and by Ord. 312, 8/20/2012, § XXXVII]
(a)
The minimum street right-of-way and cartway (pavement) widths shall be as set forth and/or required in Lower Heidelberg Township Code Chapter 25.
(b)
Additional right-of-way and cartway widths may be required by the
Township for the purpose of promoting the public safety and convenience
and for providing for proposed traffic volumes.
(c)
The designation of streets as "minor," "collector" and "arterial"
and as to "no parking," "parking permitted on one side," and "parking
permitted on both sides" is subject to Township approval. The applicant
shall be required to provide on-street parking (i.e., parking permitted
on both sides) of all minor streets. The Township may prohibit parking
along collector streets or other roadways pursuant to the requirements
of the Pennsylvania Department of Motor Vehicles, the Pennsylvania
Department of Transportation or otherwise.
[Ord. 127, 8/20/1990, § 5.24]
(a)
Whenever a subdivision abuts or contains an arterial or collector
street the Township may require restriction of access to the street
by:
(1)
Provision of reverse frontage lots, or
(2)
Provision of service streets along the rear of the abutting
lots, together with prohibition of private driveways intersecting
the arterial or collector street, or
(3)
Provision of marginal access streets, provided that the responsibility
for the reserve strips establishing such marginal access streets shall
be established under an agreement meeting the approval of the Township,
or
(4)
Provision of a system of minor streets which intersect the arterial
or collector street and on which lot will front.
(b)
Except as specified by Section 506(a)(3), reserve strips shall be
prohibited.
[Ord. 127, 8/20/1990, § 5.25; as amended by Ord.
312, 8/20/2012, § XXXVIII]
Street grades for all roadways within a development shall comply with the applicable provisions of Lower Heidelberg Township Code Chapter 25.
[Ord. 127, 8/20/1990, § 5.26; as amended by Ord.
312, 8/20/2012, § XXXIX]
All roadways and/or intersections proposed within a development shall comply with the horizontal curve regulations as set forth in Lower Heidelberg Township Code Chapter 25.
[Ord. 127, 8/20/1990, § 5.27; as amended by Ord.
312, 8/20/2012, § XL]
All roadways and/or intersections proposed within a development shall comply with the vertical curve regulations as set forth in Lower Heidelberg Township Code Chapter 25.
[Ord. 127, 8/20/1990, § 5.28; as amended by Ord.
312, 8/20/2012, § XLI]
All roadways and/or intersections proposed within a development shall comply with the regulations governing intersections as set forth in Lower Heidelberg Township Code Chapter 25.
[Ord. 127, 8/20/1990, § 5.29, as amended by Ord.
162, 1/15/1996, § 3; as amended by Ord. 312, 8/20/2012,
§ XLII]
All roadways and/or intersections proposed within a development shall comply with the regulations governing sight distances at intersections as set forth in Lower Heidelberg Township Code Chapter 25.
[Ord. 127, 8/20/1990, § 5.30; as amended by Ord.
312, 8/20/2012, § VIII]
(a)
Dead-end streets are prohibited unless designed as cul-de-sac streets,
provided that such culs-de-sac are planned for future extension into
adjoining tracts and will not be the primary means of access to any
lot or dwelling unit. Permanent cul-de-sac streets may be permitted
only at the discretion of the Township.
(b)
Except as noted in § 512(a), any street dead-ended for
access to an adjoining property or because of authorized stage development
shall be provided with a turnaround within the subdivision, and the
use of such turnaround shall be guaranteed to the public until such
time as the street is extended. Temporary dead-end streets resulting
from the phasing of a development shall include at least a temporary
cul-de-sac conforming to the dimensional requirements of this Section.
The temporary turnaround shall be constructed with a paved surface
acceptable to the Township. The Township will not accept the dedication
of temporary dead-end streets. No lots shall be developed along the
transition arcs or the turnaround for a temporary cul-de-sac street.
(c)
A cul-de-sac street shall measure at least 250 feet from the right-of-way
line of the street that it intersects to the beginning of the turnaround,
shall not exceed 600 feet in length as defined by this Chapter, and
shall not service more than 20 dwelling units. At its discretion,
the Township may permit cul-de-sac to exceed 600 feet in length or
to serve more than 20 dwelling units when it believes adequate provision
will be made for vehicular circulation and parking. No more than three
driveways are permitted to access the bulb turnaround of a cul-de-sac.
(d)
Unless future extension is clearly impractical or undesirable, the
turnaround 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.
(e)
All cul-de-sac streets, whether permanently or temporarily designed
as such, shall be provided at the closed end with a fully paved turnaround;
minimum radius to the pavement edge or curbline shall be 50 feet,
and minimum radius of the right-of-way line shall be 60 feet; provided,
however, if parking will be prohibited on the turnaround, the minimum
radius to the pavement edge or curbline shall be 40 feet and the minimum
radius to the right-of-way line shall be 50 feet. Unless approved
by the Township, no plantings or other improvements shall be permitted
within the cul-de-sac.
(f)
Drainage of cul-de-sac streets shall preferably be towards the open
end. If drainage is toward the closed end, it shall be conducted away
in an underground storm sewer or other means approved by the Township.
(g)
The center-line grade on a cul-de-sac street shall not exceed 10%,
and the grade of the diameter of the turnaround shall not exceed 5%.
(h)
All cul-de-sac streets shall incorporate an eased area for snow removal
and snow stockpiling purposes. The eased area shall be located at
or near the terminus of the cul-de-sac turnaround, in a location to
be determined by the Township, which may obtain the recommendation
of the Township Road Foreman. The easement shall run in favor of the
Township and any entity that is obligated to perform snow removal
for the cul-de-sac. The eased area shall be sufficiently marked for
snow removal purposes (i.e., through signage and/or delineators) and
shall be accessible by way of a curb cut. If parking is generally
permitted in a cul-de-sac, no parking shall be permitted along the
bulb turnaround portion of a cul-de-sac during periods of snow accumulation
of four inches or greater or during a declared snow emergency until
all snow is cleared.
(i)
If a cul-de-sac is offset, it shall not be offset to the right (from
the perspective of a vehicle entering into the cul-de-sac).
(j)
No medians, islands, plantings or landscaping shall be permitted
within a cul-de-sac.
[Added by Ord. 312, 8/20/2012, § XLIII]
[Ord. 127, 8/20/1990, § 5.31]
(a)
Proposed streets which obviously are in alignment with others already
existing and named, shall bear the names of the existing streets.
(b)
In no case shall the name of a proposed street duplicate an existing
street name in the Township and in the postal district, irrespective
of the use of the suffix street, road, avenue, boulevard, drive, way,
place, court, lane, etc.
(c)
All street names shall be subject to the approval of the Township,
and the Postmaster having jurisdiction.
[Ord. 127, 8/20/1990, § 5.32]
(a)
Service streets are prohibited in residential subdivision, except
where required to avoid direct driveway access to arterial or collector
streets and permitted by the Township.
(b)
Service streets may be permitted by the Township in other types of
development, provided that the subdivider produces evidence satisfactory
to the Township of the need for such service streets and provided
such are not the primary means of access.
(c)
Dead-end service streets shall be avoided, but where this proves
impossible, dead-end service streets shall be terminated with a paved
circular turnaround with a minimum radius to the outer pavement edge
(curb line) of 40 feet.
(d)
Service street intersections shall be avoided.
(e)
Parking shall be prohibited along service streets.
[Ord. 127, 8/20/1990, § 5.33; as amended by Ord.
312, 8/20/2012, § XLV]
(a)
Streets shall be designed to preclude or minimize the need for guide rails. The Township may, however, require guide rails to be placed for protection on embankments when a barrier is indicated as warranted in Design Manual Part 2 Highway Design by the Pennsylvania Department of Transportation, August 1981 Edition, as amended, as required to protect the public health and safety, or as otherwise set forth in Lower Heidelberg Township Code Chapter 25.
(b)
The applicant shall undertake its best efforts to lessen the number of fixed obstructions along streets which would require guide rail. The Township may require, however, guide rails to be placed when a barrier is indicated as warranted for fixed objects in Design Manual Part 2 Highway Design by the Pennsylvania Department of Transportation, August 1981 Edition, as amended, as required to protect the public health and safety, or as otherwise set forth in Lower Heidelberg Township Code Chapter 25.
[Ord. 127, 8/20/1990, § 5.41]
(a)
The length, width and shape of blocks shall be determined with due
regard to:
[Ord. 127, 8/20/1990, § 5.42]
(a)
Blocks shall have a maximum length of 1,600 feet and a minimum length
of 500 feet.
(b)
In the design of blocks longer than 1,000 feet, special consideration
shall be given to the requirements of satisfactory fire protection.
(c)
Where practicable, blocks along arterial streets shall not be less
than 1,000 feet long.
[Ord. 127, 8/20/1990, § 5.43]
Residential blocks shall be of sufficient depth to accommodate
two tiers of lots, except:
[Ord. 127, 8/20/1990, § 5.44]
Blocks in commercial areas 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 for traffic circulation and parking for employees
and customers.
[Ord. 127, 8/20/1990, § 5.45; as amended by Ord.
312, 8/20/2012, § XLVI]
Crosswalks may be required by the Township whenever necessary to facilitate pedestrian circulation and to give access to community facilities. All such crosswalks shall comply with the applicable provisions of Chapter 25 of the Lower Heidelberg Township Code.
[Ord. 127, 8/20/1990, § 5.51]
(a)
The size, shape and orientation of lots shall be appropriate for
the type of development and use contemplated, and in accordance with
the provisions of the Township Ordinance. Lots shall be capable of
being built upon in accordance with the provisions of the Township
Zoning Ordinance.
(b)
Insofar as practical, side lot lines shall be at right angles to
straight street lines or radial to curved street lines.
(c)
Lot lines shall follow municipal boundaries rather than cross them.
(d)
The depth of residential lots shall not be less than one nor more
than three times their width.
(e)
Depth and width of parcels intended for non-residential uses shall
be adequate for the use proposed and sufficient to provide satisfactory
space for on-site parking, loading and unloading, setbacks, landscaping,
etc.
(f)
Where extra width has been dedicated for widening of existing streets,
all setbacks shall be measured from such ultimate right-of-way line.
(g)
Subdivisions shall be designed to avoid the creation of remnants
of land. If remnants of land would result after subdividing, adequate
provision, which shall be approved by the Township, shall be made
for the disposition and maintenance of those remnants.
(h)
Flag lots are prohibited, unless permission is granted by the Township.
The Township may grant permission to utilize flag lots when its deems
flag lots appropriate because of topographical or other conditions
unique to the site. The access strip portions of a flag lot shall
be of a width approved by the Township and shall not be used for building
purposes.
(i)
Wherever feasible, lots shall be designed so that buildings can be
constructed above street grade. Where this is not possible, the subdivider
shall indicate what measures are to be taken to assure proper drainage
away from the buildings.
(j)
Lots shall be designed such that they do not restrict access to the
remainder of the tract, do not unduly restrict the potential development
of the remainder of the tract, or result in the creation of remainder
tracts that are difficult to develop.
[Added by Ord. 312, 8/20/2012, § XLVII]
[Ord. 127, 8/20/1990, § 5.52]
(a)
All lots shall abut and have direct driveway access to an existing
or proposed public street, or to a private street if it meets the
requirements of these regulations.
(b)
Double or reverse frontage lots shall be avoided except where required
to restrict access to existing streets or to overcome specific disadvantages
of topography or orientation.
(c)
All residential reverse frontage lots shall have a rear yard with
a minimum depth of 75 feet, measured in the shortest distance from
the proposed dwelling unit to the ultimate right-of-way and shall,
within such rear yard immediately adjacent to the right-of-way have
a planting screen, fence, earth mounding, or similar screening device
and barrier to vehicular access within the rear yard. A fence with
a minimum height of four feet shall be placed within the rear yard
to prevent pedestrian access from the rear yard to the street right-of-way.
The height, location, and material of the fence are subject to Township
Supervisors' approval.
[Amended by Ord. 282, 4/29/2009, § II]
(d)
When the rear wall of apartment buildings, townhouses, or industrial
or commercial buildings will face a public street, a planting screen,
fence, earth mounding, or similar screening device shall be provided
between the buildings and the public street. A fence with a minimum
height of four feet shall be placed within the rear yard to prevent
pedestrian access from the rear yard to the street right-of-way. The
height, location, and material of the fence are subject to Township
Supervisors' approval.
[Amended by Ord. 282, 4/29/2009, § II]
(e)
Where access to land within a subdivision or land development will
be solely by proposed roads within an adjoining municipality, the
Township may require assurance from the adjoining municipality that
adequate provisions have been made to insure construction of the proposed
access roads.
(f)
After
consideration of street speeds, traffic volumes, projected traffic
generated at a proposed land use, and the location and arrangement
of existing and proposed driveways and intersections, the Township
may require the subdivider to install at his expense an acceleration
or deceleration lane, or both, to serve a proposed driveway.
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If additional street right-of-way is required to construct the
acceleration or deceleration lane, the additional right-of-way shall
be provided by the subdivider.
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(g)
Where the rear yard of a residential lot is adjacent to an open space,
buffer area or protected area facing an existing public road and the
rear of the lot is less than 200 feet from the required right-of-way
of that public road, a planting screen, fence, earth mound or some
combination thereof shall be provided to screen the dwelling from
the public road. Screening may be placed at any location between the
right-of-way line and the rear of the dwelling. Screening shall obstruct
vision below a plane measured from 3 1/2 feet above the road center
line to the window/door headers on the first floor of the dwelling.
A fence with a minimum height of four feet shall be placed within
the rear yard to prevent pedestrian access from the rear yard to the
street right-of-way. The height, location, and material of the fence
are subject to the Township Supervisors' approval.
[Added by Ord. 282, 4-29-2009, § II]
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When required by the Township, the subdivider shall furnish
a study to the Township which will provide the information necessary
to permit the determination as to whether an acceleration or deceleration
lane is required.
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[Ord. 127, 8/20/1990, § 5.53]
(a)
Each proposed dwelling unit in a subdivision shall be provided with
at least two off-street parking spaces.
(1)
In the case of single-family or two-family dwellings and townhouses
with on-lot parking, such off-street parking spaces(s) shall be provided
behind the street right-of-way line and may be as an attached or separate
garage(s), carport(s) or driveway(s).
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The spaces shall not be located within any clear sight triangle
required by this Ordinance.
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(2)
In the case of multiple-family dwellings, such off-street parking
spaces shall be provided in parking facilities located adjacent to,
within or near the multiple family dwellings. Spaces shall not be
located within a street right-of-way nor within any clear sight triangle
required by this Ordinance. Each off-street parking space shall contain
a minimum of 200 square feet. In addition, adequate aisles with a
minimum width of 24 feet for maneuvering and movement of vehicles
shall be provided. The grade of areas used for parking shall not exceed
6%. The grade of areas used only for access shall not exceed 10%.
(b)
Nonresidential subdivision shall meet the off-street parking requirements
of the Township Zoning Ordinance.
Amended by Ord. 312, 8/20/2012, § XLVIII
[Ord. 127, 8/20/1991, § 5.54]
(a)
Subdivisions shall be designed to minimize the number of driveway
intersections with existing public roads. Wherever deemed feasible
by the Township and required by the Township to minimize driveway
intersections with existing Township roads (thus lessening interruptions
to traffic flow and accident hazards and minimizing sedimentation
and runoff problems onto existing public roads) subdivisions shall
be provided with internal streets on which proposed lots will front
and to which the lots will have driveway access.
(b)
All driveways which provide access to arterial streets, if such driveways
are permitted by the Township, shall be designed with turnaround areas
so that cars will not back onto the arterial street and will enter
the street head-on.
(c)
Provision shall be made at all intersections of driveways with streets
to ensure adequate storm water drainage and erosion and sediment control.
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The Township may require subdivision plans to show a typical
treatment of the construction of driveways and handling of storm drainage
where the driveways intersect a street. The Township may further require,
as a condition to approval of a subdivision plan, that prior to the
issuance of zoning or building permits for a lot, that the specific
proposals for the construction of that driveway and treatment of storm
drainage and erosion and sediment control for that driveway be submitted
to the Township for approval.
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(d)
Driveways shall be placed at locations at which sight distance is
adequate to safely allow each permitted movement to be made into or
out of the driveways; such that the free movement of normal street
traffic is not impaired; such that the driveways will not create a
hazard; and such that the driveways will not create an area of undue
traffic congestion on streets.
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The Township may require the driveway to a lot which abuts two
or more streets to be restricted to that street which can more safely
accommodate its traffic. The Township may also require a driveway
to be located directly across from a street or driveway on the opposite
side of the street the driveway intersects if the Township judges
that offset driveways will create a safety hazard.
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The Township may require the permissible location of a driveway
for a lot to be shown on the subdivision plan, and further require
that driveway locations be subject to approval of the Township.
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A clear sight triangle of a minimum of 25 feet shall be provided
at the intersection of a driveway servicing a one or two family dwelling
with a Township Street. A clear sight triangle of a minimum of 40
feet shall be provided at the intersection of all other driveways
with Township Streets. Such clear sight triangles shall be measured
from the intersection of the center line of the driveway and the center
line of the street and measured along the center line of the street
and driveway.
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Within such clear sight triangles, no vision-obstructing object
shall be permitted which obscures vision above the height of 30 inches
and below the height of 10 feet, measured from the center line grades
of the intersecting driveway and street.
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(e)
Entrances to private driveways serving multiple-family dwellings
shall be rounded at a minimum radius of 10 feet. The maximum radius
shall be 30 feet.
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Entrances to private driveways serving one and two family dwellings
shall be rounded at a minimum radius of five feet. The maximum radius
shall be 20 feet.
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(f)
The angle of a driveway as it intersects a street shall be such that
a vehicle entering the driveway may do so in an orderly and safe manner
with a minimum of interference to through street traffic and such
that a vehicle leaving the driveway may enter safely into the lane
of traffic moving in the desired direction.
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Driveways shall intersect streets as nearly as possible at right
angles, and in no case at an angle of less than 70° or more than
110°. Provided that the Township may permit the use of one-way
driveways on a property, and such one-way driveways may intersect
streets at an angle of not less than 45°.
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(g)
Private driveways shall have such spaces as to furnish safe and convenient
parking spaces and to provide a safe and convenient means of access.
The grades and construction materials of driveways shall be such that
the materials of the driveway will not wash onto public streets.
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The maximum permissible grade shall be 15% on one or two family
residential driveways and 10% on all other driveways, except that
driveway grades shall not exceed 5% within 20 feet of street cartway
lines. The Township may require driveways to be paved when grades
exceed 8% on residential driveways and 5% on all other driveways.
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The Township may require the subdivider to submit with his subdivision
plans evidence that the above, and the other standards for driveways
established in this Section, can be met for each lot where doubt exists
as to the feasibility of meeting the standards.
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(h)
The center line of entrances to private driveways serving one and
two family dwellings shall be located at least 40 feet from the point
of intersection of the nearest street cartway lines if only minor
streets are involved, at least 50 feet if a collector street is involved,
and at least 120 feet if an arterial street is involved. The center
line of entrances to private driveways serving multiple-family dwellings
or non-residential buildings shall be located at least 80 feet from
the point of intersection of the nearest street cartway lines if only
minor streets are involved, at least 120 feet if a collector street
is involved, and at least 160 feet if an arterial street is involved.
(i)
All driveways proposed within a subdivision or development shall comply with the regulations governing the same as set forth in Lower Heidelberg Township Code Chapter 25 or the Township Zoning Ordinance whichever is more stringent. If none exist, entrances to private driveways serving one- and two-family dwellings shall not be less than 10 feet nor more than 20 feet in width, excluding radii.
[Amended by Ord. 312, 8/20/2012, § XLIX]
[Ord. 127, 8/20/1990, § 5.60; as amended by Ord.
312, 8/20/2012, § L]
(a)
The proposed method of sanitary sewage disposal shall be in accordance
with the Act 537 Plan, as amended, as evidenced by sewage facilities
planning modules or an exemption or deviation therefrom (e.g., request
for planning waiver and nonbuilding declaration) approved by the PADEP
or other responsible agency. Approval of a sewage facilities planning
module or a planning module exemption by the PADEP, the Board of Supervisors
or any other responsible agency does not constitute a reservation
of capacity nor establish nor guarantee that sewage treatment capacity
is or will be available. Sewage treatment capacity is available only
on a first-come, first-serve basis and shall only be reserved upon
payment by the applicant of the full amount of the current tapping
fee for each equivalent dwelling unit being reserved, plus the payment
of quarterly fees for reservation of capacity, in such amounts as
are established from time to time by resolution or ordinance of the
Board of Supervisors. The subdivider shall provide sanitary sewage
disposal facility consistent with the Township Act 537 Plan.
(b)
In accordance with Chapter 22, Sewers and Sewage Disposal, of the Township Code of Ordinances, all subdivisions and/or land developments with an existing principal building(s) or a proposed principal building(s) within 150 feet of a public sewage system shall connect. Where the public sewage system is not within 150 feet of an existing principal building(s) or a proposed principal building(s) but is planned for extension to the subdivision and/or land development in the Act 537 Plan within 10 years after the time of filing the initial application for plan approval, the subdivider shall install capped sewer lines, including lateral connections to the rights-of-way or easement lines, as may be necessary to provide adequate service to each lot when connection to the public sewer system is made.
(c)
When capped sewer lines are required to be installed, the sewer lines
shall be capped at the limits of the subdivision, and the laterals
shall be capped until sewers are provided. Individual on-site disposal
facilities also shall be provided in the interim. Design of capped
sewer systems shall be subject to approval by PADEP and the Township.
Public sewage systems shall comply with the Township's Technical
Specifications for Construction of Sanitary Sewers and Appurtenances
(Technical Specifications), as amended. A note shall be placed on
the plan stating that the sewage system is to comply with the Technical
Specifications.
(d)
Where a public sewage system is not available to serve a subdivision
and/or land development at the time the initial application for plan
is filed with the Township, and is not planned to be available to
the subdivision and/or land development in the Act 537 Plan within
10 years after the time of filing the initial application for plan
approval, the subdivider shall prepare an analysis of alternative
sewage disposal systems and an evaluation of the most suitable system
for the site.
(e)
All public sewage systems shall conform in all respects to the minimum
requirements of the PADEP and the Township's Technical Specifications,
Permits, where required, shall be obtained before construction of
a sanitary sewage system is started.
(f)
Public sewage systems shall not be used to carry stormwater or groundwater.
(g)
Wherever approval by the PADEP is required for the sanitary sewage
disposal system(s) for a proposed subdivision, the Township shall
require that a copy of such approval certification be submitted prior
to approval of a final plan.
(h)
Individual on-lot and community sanitary sewage disposal systems
shall be provided consistent with the design standards and requirements
contained in Title 25, Chapter 73, Rules and Regulations, of PADEP.
(i)
All lots which cannot be connected to a public or community sanitary
sewage disposal system in operation at the time of construction of
a principal building shall be provided with an individual on-site
sanitary sewage disposal system.
(j)
Whenever an applicant proposes that individual on-site sanitary sewage
disposal systems shall be utilized within the subdivision, before
the issuance of a building permit, an on-site system shall be designed
and a permit obtained from the Township Wastewater Consultant.
(k)
Where individual on-site sanitary sewage facilities are to be utilized,
each lot so served shall be of a size and shape to accommodate both
a primary and a replacement disposal area and, where feasible, shall
be at a lower elevation than the proposed well and principal building
to facilitate gravity flow.
(l)
Where a community sewage system is proposed, the design of each community
sanitary sewage disposal system shall provide a replacement disposal
area in the event the primary disposal area should fall. The replacement
disposal area shall be located within soils suitable to support such
a system. Both the primary and replacement disposal areas shall be
tested, preserved from structures, and noted on the final plan.
(m)
Where a community sewage system is proposed, the subdivider shall
enter into an agreement with the Township for the operation, maintenance,
and repair of the community sewage system as outlined in Section 4.2
of Township Ordinance No. 301-11, Management of On-lot Sewage Disposal
Facilities.[1] A note shall be placed on the plan stating that the applicant
shall enter into an agreement with the Township for the operation,
maintenance, and repair of the community sewage system.
[Ord. 127, 8/20/1990, § 5.70]
(a)
The subdivider shall provide the highest type of water supply and
distribution facility consistent with existing physical, geographical,
and geological conditions. The following types of water systems are
listed in order of decreasing desirability:
(b)
Each property shall connect with an approved public or community
water system, if reasonably accessible. A distribution system shall
be designed to furnish an adequate supply of water to each lot and
dwelling unit with adequate main sizes, water pressure and fire hydrant
locations to meet the specifications of the Insurance Services Office.
(c)
Where public or community systems are not reasonably accessible,
cannot be connected to, or are not adequate to service the proposed
development, but on-site sanitary sewage disposal systems are proposed
to be used; or when a public water distribution system is planned
for extension to the subdivision within 10 years; or if deemed necessary
for the public health, safety and welfare, a community water supply
and distribution system may be required by the Township. If such a
system is provided, it shall be approved by the Township and the Pennsylvania
Department of Environmental Protection and appropriate agreements,
established to ensure proper and adequate maintenance, shall be submitted
to and approved by the Township.
[Amended by Ord. 312, 8/20/2012, § LI]
(d)
All water supply and distribution systems, public, community, and
on-site, shall be constructed in full compliance with Pennsylvania
Department of Environmental Protection specifications, and all ordinances,
rules, and regulations of the Township and applicable authorities.
Minimum water supply recognized by the Insurance Office shall be provided.
[Amended by Ord. 312, 8/20/2012, § LI]
(e)
Whenever approval by an authority or other public agency, a utility
company, or the Pennsylvania Department of Environmental Protection
is required for the water supply and distribution system for a proposed
subdivision or land development, the subdivider shall submit a copy
of such approval to the Township prior to approval of a final plan.
[Amended by Ord. 312, 8/20/2012, § LI]
(f)
New and replacement water supply systems shall be designed to minimize
or eliminate infiltration of flood waters into the systems.
(g)
New subdivisions and developments shall incorporate adequate provisions
for a reliable, safe and adequate water supply to support intended
uses within the capacity of available resources and shall demonstrate
this to the satisfaction of the Township.
(h)
If water is to be provided by means other than by private wells owned
and maintained by the individual owners of lots within the subdivision
or development, applicants shall present evidence to the Township
that this subdivision or development is to be supplied by a certificated
public utility, a bona fide cooperative association of lot owners,
or by a municipal corporation, authority or utility. A copy of the
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.
[Ord. 127, 8/20/1990, § 5.80]
Storm water management shall be in accordance with the Storm
Water Management Ordinance of the Township of Lower Heidelberg.
[Ord. 127, 8/20/1990, § 5.90; as amended by Ord.
140, 12/21/1992, § 1; by Ord. 187, 8/17/1998, § 1;
by Ord. 208, 6/18/2001, § 1; by Ord. 282, 4/29/2009 § IV;
and by Ord. 299, 8/15/2011, § IX]
(a)
In residential subdivisions and land developments, recreational areas
shall be offered for dedication or otherwise reserved by the applicant
within the tract proposed for subdivision or land development, or
a fee in lieu of such areas shall be paid by the applicant in accord
with the requirements of this Section. The developer shall reserve
recreation areas within the subdivision or land development, or at
some other nearby location if approved by the Township Board of Supervisors.
The developer shall provide recreation areas in accordance with a
plan approved by the Supervisors in accordance with this Section.
The decision to accept either the offer of dedication or a fee in
lieu of such dedication shall be made by the Board of Supervisors
in accord with the Lower Heidelberg Township Recreation Plan. In all
residential subdivisions and land developments, a recreation area
shall be provided in accordance with § 528 or a fee in lieu
thereof shall be provided.
|
Gross Density of Tract
(in dwelling units per acre)
|
Percentage of Total Area of Subdivision or Land Development
to be Reserved for Recreation Areas
| |
|---|---|---|
|
Less than 1.0
|
5%
| |
|
1.01 to 2.0
|
8%
| |
|
2.01 to 3.0
|
12%
| |
|
3.01 to 4.0
|
15%
| |
|
4.01 to 5.0
|
18%
| |
|
5.01 to 10.0
|
20%
| |
|
10.01 and greater
|
25%
|
(b)
The amount of recreational open space shall be calculated as follows:
(1)
Calculation of the projected population of the subdivision or
development. The number of proposed new dwellings multiplied by the
average number of persons per owner-occupied housing unit in Lower
Heidelberg Township (according to the most recent 2000 United States
Census or other source as may be acceptable to the Supervisors) shall
provide an acceptable estimate of the projected population of the
proposed subdivision or development.
(2)
According to the 2000 United States Census, the average number
of persons per owner-occupied housing unit in Lower Heidelberg Township
is 2.64. This number shall be an accepted value for use in the calculation
described in this Section until the census is updated from time to
time, at which time the latest census shall become immediately and
automatically effective. The Board of Supervisors may accept other
values upon showing of sortie evidence that such other value will
more accurately reflect the number of residents to be added to the
Township population by a proposed subdivision or development. However,
nothing in this Section shall be construed to compel the Board to
accept such other value.
(c)
Calculation of Recreation Open Space Demand. The NRPA recommends
6.25 acres to 10.5 acres of developed open space per 1,000 residents.
The Board of Supervisors accepts 10 acres per 1,000 residents as the
currently accepted standard.
(d)
Calculation of Recreational Open Space Fee in Lieu. In lieu of reserving
areas for recreation pursuant to this provision and upon the agreement
of the Township Board of Supervisors, the applicant of a residential
subdivision or land development shall pay to the Township a fee in
the amount of $1,100 per dwelling unit being proposed (i.e., existing
dwelling units in a subdivision will not be counted toward the required
fee in lieu). Any such fee must be paid prior to the release for any
plans for recording.
(e)
Areas reserved for recreation purposes shall meet the following standards:
(1)
The land shall be readily accessible to residents of the subdivision
or land development.
(2)
Provision shall be made for access to the land by maintenance
equipment, where such access will be necessary.
(3)
The size, surface conditions, shape, topography and location
of the parcels shall be suitable for the intended recreational purpose
and shall be such that recreation use is feasible. Designated purposes
are subject to Township approval.
(4)
No more than 25% of the recreation areas shall be land with
slope of over 15% and/or land with a high water table or a seasonal
high water table.
(5)
Recreation areas shall be improved and equipped to a usable
state in accordance with plans to be approved by the Township and
shall be improved consistent with the Township's Recreation Plan.
Such improvement and equipping shall be guaranteed through the Municipal
Improvements Agreement.
(6)
Specific recreational amenities to be supplied within the recreational
open space shall be upon recommendation of the Lower Heidelberg Township
Recreation Board. Such amenities shall be constructed by the developer
and shall be completed by such time that 50% of the dwelling units
within the subdivision or land development have been completed.
(7)
Lands set aside for open space shall be suitable for recreational
use, configured to accommodate a variety of recreational uses, placed
to serve all parts of the subdivision or land development, and accessible
from a public street. No more than 25% of the open space area may
be wetland, alluvial soil, or have slopes in excess of 25%.
(8)
The Township Recreation Board may visit the developer's
proposed site of the recreation area in providing its recommended
action to the Planning Commission and the Township Board of Supervisors.
(f)
The applicant shall make arrangements for the perpetual ownership
and maintenance of recreation areas, which shall be approved by the
Township. The Township may, at its discretion, accept land for dedication.
(g)
The Township shall also consider the adequacy of other existing or
proposed community facilities to serve the additional dwellings proposed
by the subdivision or land development, and subdividers shall give
earnest consideration to providing or reserving areas for facilities
normally required in residential neighborhoods, including churches,
libraries, schools, other public buildings, and parks.
(1)
Areas provided or reserved for such community facilities should
be adequate to provide for building sites, landscaping and off-street
parking as appropriate to the use proposed. Such areas should be located
in a manner to best serve the public likely to use them.
[Ord. 127, 8/20/1990, § 5.92]
Consideration shall be shown for all natural features, such
as large trees, water courses, rock outcroppings, and bodies of water.
Trees shall be preserved wherever possible.
[Ord. 127, 8/20/1990, § 5.93]
(a)
Easements shall be provided for electric, telephone, and television
cables, wires and conduits, storm and sanitary sewers, gas, water
and heat mains and other utility lines. No structures or trees shall
be placed within such easements. Local utility companies shall be
consulted when locating utilities and easements, and all utilities
and easements shall be located in accordance with their standards.
|
Easements abutting street rights-of-way shall be a minimum of
10 feet in width. Other easements shall be a minimum of 20 feet in
width.
|
(b)
To the fullest extent possible, easements shall be centered on or
adjacent to rear or side lot lines.
(c)
There shall be a minimum distance of 50 feet, measured in the shortest
distance, between any proposed dwelling unit and any petroleum products
or natural gas transmission line which traverses the subdivision.
(d)
Where gas or petroleum transmission lines are a part of the proposed
development, either proposed or requiring relocation, construction
shall occur within a right-of-way of 50 feet minimum and shall comply
to the applicable requirements of the Pennsylvania Public Utilities
Commission Regulations.
(e)
Underground telephone lines, television cables, and electric distribution
lines are to be installed in all new subdivisions of five lots or
more. In existing subdivisions with five or more unimproved lots any
extensions of the electric distribution lines, telephone lines, and
television cables shall be placed underground. Where possible, all
new service laterals from existing overhead distribution lines shall
be placed underground. Prior to final Township endorsement of the
final plan the subdivider shall submit to the Township Supervisors
a copy of a letter from the appropriate utility company stating that
it has received final plans for the design of an underground electric
system.
(f)
When required by the Township, the location of utility easements
and rights-of-way shall be marked in the field.
[Ord. 127, 8/20/1990, § 5.94]
(a)
Mobile home parks shall be considered subdivisions and shall comply
with all the design standards and improvement specifications found
in Articles V and VI (Parts 5 and 6) of this Chapter.
(b)
The submission, review, approval or disapproval, and recording of any mobile home park shall be in accordance with the provisions of Article III (Part 3) of this Chapter.
[Ord. 127, 8/20/1990, § 5.95]
(a)
The location and number of access points to a subdivision or land
development shall be adequate for and appropriate to the size and
nature of the development and surrounding roads and land uses.
(b)
All subdivisions and land developments containing more than 20 dwelling
units shall have at least two means of ingress and egress via streets
meeting the design and construction standards of the Township.
(c)
For all subdivisions and land developments for which only one means
of ingress and egress is proposed, the Township Supervisors may require,
where deemed necessary in the public interest and for the public safety,
the provision of additional street access meeting Township standards.
[Ord. 127, 8/20/1990, § 5.96]
(a)
Unless one-hundred-year floodplain limits along with the associated
one-hundred-year flood elevations have been established for water
courses by the Federal Emergency Management Agency, or its successor,
floodplains shall be calculated using the method established in Appendix
IV (Section 908) of this Chapter. All floodplains shall be indicated
on the Subdivision or Land Development Plan.
(b)
The Township may require that vehicular access be provided to each
dwelling unit within a subdivision or land development over a street
or other approved means of access which is elevated above the level
of the one-hundred-year flood.
(c)
No watercourse shall be altered or relocated unless approved by the
Township Supervisors and, where applicable, the Berks County Conservation
District, the Pennsylvania Department of Environmental Protection
and the Federal Emergency Management Agency.
[Amended by Ord. 312, 8/20/2012, § LIII]
(d)
No water course shall be altered or relocated unless the person proposing
the alteration or relocation submits calculations assuring that the
flood carrying capacity within the altered or relocated portion of
the water course shall be designed to be not less than the flood carrying
capacity of the water course prior to the proposed alteration or relocation.
(e)
No encroachment shall be made on a floodplain or water course which
will increase flood levels within the Township during the occurrence
of the one-hundred-year flood discharge. With any proposal for an
encroachment, calculations which will indicate compliance with these
requirements shall be submitted to the Township. All encroachments
are subject to Township approval.
(f)
Nothing in this Section 533 shall be construed to overrule or be
in conflict with the Lower Heidelberg Township Floodplain Ordinance,
as amended. To the extent that this Section 533 and the Lower Heidelberg
Township Floodplain Ordinance, as amended, conflict, the Lower Heidelberg
Township Floodplain Ordinance, as amended, shall control.
[1]
Editor’s Note: Former § 534, Considerations for
Solar Access, adopted 8/20/1990 by Ord. 127, § 5.97, was repealed
8/20/2012 by Ord. 312, § LIV.
[Ord. 253, 12/20/2005, § 10]
(a)
Buildings shall not be less than 1 1/2 stories in height.
(b)
Pitched gabled roofs and covered front entry porches are encouraged.
(c)
Residences housing more than one family shall be designed to emulate
traditional buildings of this nature in historic settlements in Southwestern
Berks County, or shall be designed to resemble large single-family
residences.
(d)
Housing styles, shapes and materials should be varied, within the
overall theme of traditional village dwellings found in Southwestern
Berks County (which may also include contemporary interpretations
of vernacular building forms). If garages, carports or other accessory
structures designed for accessory parking of automobiles are front-loaded
(i.e., having their large entry door facing the street), they should
generally be set back at least 10 feet further from the front property
line than the foremost facade of the principal building facing the
front property line (stoops, porticos, open colonnades and open porches
excluded).
(e)
New streets proposed to be created as a part of any development proposal
shall be integrated closely with the Township's Official Map
of existing and future streets.
(f)
Rectilinear street layouts are generally preferred, with occasional
diagonal elements to enhance visual interest, although curvilinear
layouts shall be acceptable when designed to interconnect and to produce
terminal vistas of protected open space or prominent structures.
(g)
Streets shall be aligned so that their terminal vistas are of greens
of other open space, or civic or institutional buildings, wherever
possible. Where this is not possible, every effort shall be made to
terminate those streets with buildings of above-average size, whose
architecture shall be encouraged to be special in one way or another.
(h)
Streets shall be interconnected as far as practicable (employing
cul-de-sacs only where essential), and they may also be supplemented
with back lanes or alleys. Where culs-de-sac are deemed to be unavoidable,
continuous pedestrian circulation shall be provided for by connecting
sidewalks that link the end of the cul-de-sac with the next street
(or open space).
(i)
To the greatest extent practicable, streets shall be designed to
have maximum lengths of 600 feet between intersections, and maximum
lengths of 1,200 feet before terminating at three-way "T" intersections
or angling off in a diagonal direction. (This design approach helps
to reduce traffic speed, making the development more friendly to pedestrians.)
Blocks greater than 600 feet long shall generally be provided with
cross-block pedestrian connections at mid-block locations.
(j)
Streets shall be laid out to promote pedestrian circulation and ease
of access from all points in the residential areas to mixed use and
commercial areas.
(k)
Easements shall be reserved to permit streets to be extended to allow
adjoining properties to be connected in the future, if so desired
by the Township.
(l)
Street trees shall be chosen according to the following criteria:
(1)
Cast moderate shade to dense shade in summer;
(2)
Long-lived (over 60 years);
(3)
Mature height of at least 50 feet;
(4)
Be tolerant of pollution and direct or reflected heat;
(5)
Require little maintenance, by being mechanically strong (not
brittle) and insect-and disease-resistant;
(6)
Be able to survive two years with no irrigation after establishment;
and
(7)
Be of native origin, provided they meet the above criteria.
Among the species that are recommended in this ordinance are sycamore
or London Plane, sweet gum, red maple, green ash, Shademaster golden
locust, littleleaf linden and Village Green Zelkova.
(m)
On-street parking shall be provided in parking lanes parallel to
curbs. Parking lanes should be encouraged to be surfaced with alternative
materials, textures or colors. Such on-street parking shall be supplemented
by off-street parking areas that are screened from the street by landscaping
and low fences or walls (vehicle "hood-height").
(n)
The Board of Supervisors may modify the design standards listed above
subject to the following criteria:
(1)
The design and modifications shall be in harmony with the purposes
and the land standards contained in this Section;
(2)
The design and modifications shall generally enhance the development
plan, the streetscapes, and the neighborhoods, or at least not be
any less desirable than the plan that could be created in conformance
with this Section;
(3)
The design and modifications shall not produce lots or street
systems that would be impractical or detract from the appearance of
the neighborhood, and shall not adversely affect emergency vehicle
access or deprive adjoining noncommercial properties of adequate light
and air.
(4)
Special efforts shall be made by the applicant to improve the
appearance of the development through enhanced architectural and landscaping
efforts.
(5)
The applicant shall demonstrate that the proposed modifications
will produce equal or better results, from the Township's perspective,
and represent the minimum modification necessary.
[Ord. 253, 12/20/2005, § 11]
(a)
Planning and Design Standards.
(1)
General Standards to Minimize Adverse Impacts. All subdivisions
and land developments shall avoid or minimize adverse impacts on the
Township's natural, cultural and historic resources, as defined
below.
(2)
Groundwater Resources. This section is intended to ensure that
the Township's groundwater resources are protected for purposes
of providing water supplies for its residents and businesses, and
to protect the base flow of the Township's surface waters. These
regulations shall be applied in conjunction with those provided for
in other sections of this ordinance, dealing with groundwater conservation
and replenishment. The proposed subdivision and land development of
any tract shall be designed to cause the least practicable disturbance
to natural infiltration and percolation of precipitation to the groundwater
table, through careful planning of vegetation and land disturbance
activities, and the placement of streets, buildings and other impervious
surfaces in locations other than those identified on the Existing
Resources and Site Analysis Plan as having the greatest permeability
where precipitation is most likely to infiltrate and recharge the
groundwater.
(3)
Stream Valleys, Swales, Springs, and Other Lowland Areas. The
following activities shall be minimized:
(i)
Disturbance to streams and drainage swales.
(ii)
Disturbance to year-round wetlands, areas with seasonally high
water tables, and areas of surface water concentration.
(iii)
Because of their extreme limitations, stream
valleys, swales and other lowland areas warrant designation as greenway
lands. They may also require adjoining buffer lands to be included
in the Greenway, to be determined by an analysis of the protection
requirements of such areas on a case-by-case basis. In certain instances,
seasonal high water table soils may be excluded from the Greenway
where it can be demonstrated that they are suitable for low density
residential uses and conventional on-site sewage systems.
(4)
Woodlands
(i)
Because of their resource values, all woodlands on any tract
proposed for subdivision or land development shall be evaluated by
the applicant to determine the extent to which such woodlands should
be designated partly or entirely as Greenway or development lands.
Evaluation criteria shall include:
a)
Configuration and size.
b)
Present conditions, i.e., stocking, health and species composition.
Site potential, i.e., the site's capabilities to support woodlands,
based upon its topographic, soil and hydrologic characteristics.
c)
Ecological functions: i.e., in protecting steep slopes, erodible
soils, maintaining stream quality and providing for wildlife habitats.
d)
Relationship to woodlands on adjoining and nearby properties
and the potential for maintaining continuous woodland areas.
(ii)
The evaluation of the tract's woodlands shall be undertaken
by a forester, landscape architect, horticulturist or another qualified
professional acceptable to the Township.
|
This evaluation shall be submitted as a report and made a part
of the application for a preliminary plan. At a minimum, that report
shall include one or more maps indicating boundaries and conditions
of woodland areas accompanied by a report addressing the criteria
in paragraph (aa) above.
|
(iii)
In designing a subdivision and land development
plan for any tract, the applicant shall be guided by the following
standards:
a)
Healthy woodlands exceeding one acre shall be preserved
and designated as Greenway areas, to the maximum extent possible.
Proposed site improvements shall be located, designed and constructed
to minimize the loss or degradation of woodland areas.
b)
Subdivisions shall be designed to preserve woodlands
along roadways, property lines and lines occurring within a site such
as streams, swales, stone fences and hedgerows. Such lines and the
native vegetation associated with them shall be preserved as buffers
between adjacent properties and between areas being subdivided within
a property. Preservation shall include ground, shrub, understory and
canopy vegetation.
c)
Disturbance or removal of woodlands occupying environmentally
sensitive areas shall be undertaken only when approved by the Board
of Supervisors and on a limited, selective basis to minimize the adverse
impacts of such actions. This shall include but not necessarily be
limited to, vegetation performing important soil stabilizing functions
on wet soils, stream banks and sloping lands.
d)
No clearing or earth disturbance (except for soil
analysis for proposed sewage disposal systems) shall be permitted
on a site before the completion of subdivision and land development
agreements. The determination of sight distance clearances along roadways
shall be made graphically and not by clearing on-site prior to final
plan approval.
(5)
Rural-Agricultural Areas. These areas comprise fields, pastures,
meadows, and former agricultural areas in early stages of woodlands
succession, with fences, stone walls, tree copses and hedgerows, typically
bordered by stream valleys and upland woodlands. These comprise the
Township's historic working landscape, dotted with historic houses,
barns and other structures. They give the Township much of its rural
character. They also contain the greatest concentration of prime agricultural
soils. Because of their openness and high visibility, development
in these areas is likely to be most readily seen and disruptive to
the historic landscape. They sometimes provide habitat for wildlife,
in conjunction with nearby woodlands and stream valleys. However,
it is recognized that these areas also frequently offer the fewest
constraints for development.
(i)
Several elements of these working landscapes lend themselves
to incorporation into the Township's Greenway network. These
include prime agricultural soils and natural features which visually
punctuate the landscape, such as hedgerows, tree copses, stone walls,
and visually prominent places such as knolls and hilltops.
(ii)
These areas can also accommodate development, with preferred
locations being the non-prime agricultural soils and lower topographic
settings where development will be visually less obtrusive. Compact
clustered residential designs, with coordinated architectural and
landscape architectural themes, are encouraged in highly visible locations
where future development cannot be avoided (such as at the far edge
of open fields).
(6)
Slopes. Moderately sloping lands (15% to 25%) and steeply sloping
lands (over 25%) are prone to severe erosion if disturbed. Erosion
and the resulting overland flow of soil sediments into streams, ponds
and public roads, are detrimental to water quality and aquatic life,
and a potential hazard to public safety.
(i)
Areas of steep slope shall be preserved in accordance with the
Township Zoning Ordinance and as required below.
(ii)
All grading and earthmoving on slopes exceeding 15% shall be
minimized.
(iii)
No site disturbance shall be allowed on slopes
exceeding 25% except grading for a portion of a driveway accessing
a single family dwelling when it can be demonstrated that no other
routing which avoids slopes exceeding 25% is feasible.
(iv)
On slopes of 15% to 25%, the only permitted grading beyond the
terms described above, shall be in conjunction with the siting of
a single family dwelling, its access driveway and the septic system
(which should typically be designed with a long, narrow drainage field
following the land contours.
(v)
Grading or earthmoving on all sloping lands of 15% or greater
shall not result in earth cuts or fills whose highest vertical dimension
exceeds six feet, except where in the judgment of the Board of Supervisors
no reasonable alternatives exist for construction of roads, drainage
structures and other public improvements, in which case such vertical
dimensions shall not exceed 12 ft. Roads and driveways shall follow
the line of existing topography to minimize the required cut and fill.
Finished slopes of all cuts and fills shall be as required to minimize
disturbance of natural grades.
(7)
Significant Natural Areas and Features. Natural areas containing
rare or endangered plants and animals, as well as other features of
natural significance can exist in the Township. Subdivision applicants
shall take all reasonable measures to protect significant natural
areas and features either identified by the Township's Map of
Potential Conservation Lands or by the applicant's Existing Resources
and Site Analysis Plan by incorporating them into proposed Greenway
areas or avoiding their disturbance in areas proposed for development.
(8)
Historic Structures and Sites.
(i)
All subdivisions and land developments shall comply with the
Historic Preservation Standards of the Zoning Ordinance.
(ii)
Plans requiring subdivision and land development approval shall
be designed to protect existing historic resources of all classes.
The protection of an existing historic resource shall include the
conservation of the landscape immediately associated with and significant
to that resource, to preserve its historic context. Where, in the
opinion of the Board of Supervisors, a plan will have an impact upon
an historic resource, the developer shall mitigate that impact to
the satisfaction of the Board of Supervisors by modifying the design,
relocating proposed lot lines, providing landscape buffers, or other
approved means.
(iii)
Township participation, review and approval of
the applicant's interaction with the State Historical and Museum
Commission with regard to the preservation of historic resources,
as required for DEP approval of proposed sewage disposal systems,
shall be required prior to Final Plan approval.
(9)
Historic Rural Road Corridors and Scenic Viewsheds. All applications
for subdivision and land development shall attempt to preserve the
scenic visual corridors along scenic roads identified in the Comprehensive
Plan by incorporating them into Greenway areas or otherwise providing
for building setbacks and architectural designs to minimize their
intrusion. In instances, where such designs fail to satisfactorily
protect corridors, applicants will be required to provide naturalistic
landscape buffers to minimize their adverse visual impacts. The species
specified for such buffers shall be selected on the basis of an inventory
of tree and shrub species found in existing hedgerows and along wooded
roadside edges in the vicinity of the development proposal.
(10)
Trails.
(i)
When a subdivision or land development proposal is traversed
by or abuts an existing trail customarily used by pedestrians and/or
equestrians, the Board of Supervisors may require the applicant to
make provisions for continued recreational use of the trail.
(ii)
The applicant may alter the course of the trail
within the tract for which development is proposed under the following
conditions:
a)
The points at which the trail enters and exits the
tract remain unchanged.
b)
The proposed alteration exhibits quality trail design
according to generally accepted principles of landscape architecture
(For example: Bureau of State Parks publication Non-Motorized Trails).
c)
The proposed alteration does not coincide with a
paved road intended for use by motorized vehicles.
(iii)
When trails are intended for public or private
use, they shall be protected by a permanent conservation easement
on the properties on which they are located. The width of the protected
area in which the trail is located should be a minimum of 10 feet.
The language of the conservation easement shall be to the satisfaction
of the Board of Supervisors upon recommendation of the Township Solicitor.
(iv)
The land area permanently designated for trails
for public use may be credited toward the greenway land requirement
described in the Zoning Ordinance.
(v)
An applicant may propose and develop a new trail. If said trail
is available for use by the general public and connects with an existing
trail, the land area protected for said trail may be credited toward
the open space requirement described in the Zoning Ordinance.
(vi)
Trail improvements shall demonstrate adherence
to principles of quality trail design.
(vii)
Trails shall have a vertical clearance of no
less than 10 feet.
(viii)
Width of the trail surface may vary depending
upon type of use to be accommodated, but in no case shall be less
than three feet or greater than six feet.
(ix)
No trail shall be designed with the intent to
accommodate motorized vehicles.
(b)
Design Process for Residential Subdivisions with Greenway Lands.
(1)
Resource Inventory and Analysis. The tract's resources
shall be delineated on an Existing Resources and Site Analysis Plan,
as required by this Ordinance.
(2)
Four-Step Design Process. Following the resource inventory and
analysis, all residential subdivisions with greenway lands shall generally
follow a four-step design process as described below. Applicants will
be required to document the design process.
(i)
Step 1: Delineation of Greenway Lands and Development Areas.
Greenway lands and development areas shall be delineated according
to the following procedure, as illustrated below, using as an example
a hypothetical fifty-acre subdivision parcel.
a)
All lands deducted from the gross tract to determine Adjusted
Tract Area, shall be delineated in their entirety as "Constrained
Land", comprising 10 acres in the illustration.
|
Total Tract Area
|
50 acres
| |
|---|---|---|
|
Adjusted Tract Area (ATA)
|
40 acres
| |
|
Minimum Greenway Requirements:
| ||
|
Constrained Land
|
10 acres
| |
|
Add
| ||
|
Secondary Conservation Areas (50% of ATA)
|
20 acres
| |
|
Total
|
30 acres
| |
|
Development Area (50% of ATA)
|
20 acres
|
b)
Additional minimum acreage requirements for Greenway areas consist
of "Secondary Conservation Areas", to be calculated on the basis of
the standards in the Zoning Ordinance. In the example, a minimum of
50% of the Adjusted Tract Area (or 20 acres) must be greenway lands.
c)
Total Greenway area requirements are the sum of Constrained
Land and Secondary Conservation Areas which, in the example, comprise
30 acres. All primary Conservation Areas (floodplains, wetlands, and
slopes greater than 25%) shall be contained within the greenway lands.
d)
The locations and boundaries of Primary Conservation Areas shall
follow the actual boundaries of floodplains, wetlands and slopes.
e)
The locations and boundaries of Secondary Conservation Areas
shall be based upon the applicant's analysis of the tract's
resource features. The applicant shall also be guided by any written
recommendations provided by the Township regarding the delineation
of Secondary Conservation Areas lands, following the Site Inspection
or the Pre-Sketch Conference.
f)
Development areas constitute the remaining lands of the tract
outside of the designated Greenway areas, which in the above example
consist of 20 acres, where house sites, streets and lots are to be
delineated in accordance with steps 2, 3 and 4 below.
(ii)
Step 2: Location of House Sites.
a)
Applicants shall identify house site locations in the tract's
designated development areas, designed to: fit the tract's natural
topography, served by adequate water and sewerage facilities, and
provide views of and access to adjoining Greenway areas (without encroaching
upon them in a manner visually intrusive to users of such areas).
House sites should be located no closer than 100 feet and 50 feet
from Primary and Secondary Conservation Areas, respectively.
(iii)
Step 3: Alignment of Streets and Trails.
a)
With house site locations identified, applicants
shall delineate a street system to provide vehicular access to each
house in a manner conforming to the tract's natural topography
and providing for a safe pattern of circulation and ingress and egress
to and from the tract.
b)
Streets shall avoid or at least minimize adverse
impacts on the Greenway areas. To the greatest extent practicable,
wetland crossings and new streets or driveways traversing slopes over
15% shall be avoided.
c)
Street connections shall generally be encouraged
to minimize the number of new cul-de-sacs to be maintained by the
Township and to facilitate easy access to and from homes in different
parts of the tract (and on adjoining parcels).
d)
A tentative network of trails shall also be shown,
connecting streets with various natural and cultural features in the
conserved greenway lands. Potential trail connections to adjacent
parcels shall also be shown, in areas where a Township trail network
is envisioned.
(iv)
Step 4: Design of Lot Lines. Lot lines for the subdivision should
be drawn as the last step in the design procedure. They should follow
the configuration of house sites and streets in a logical and flexible
manner.
(c)
Greenway Design Review Standards
(1)
Prioritized List of Resources to be Conserved. The design of
greenway lands in any subdivision or land development plan shall reflect
the standards set forth in Section 536.(a), resources identified on
the Map of Potential Conservation Lands and, to the fullest extent
possible, incorporate any of the following resources if they occur
on the tract (listed in order of significance):
(i)
Stream channels, floodplains, wet soils, swales, springs and
other lowland areas, including adjacent buffer areas which may be
required to insure their protection.
(ii)
Significant natural areas of species listed as endangered, threatened,
or of special concern, such as those listed in the Statewide Natural
Diversity Inventory.
(iii)
Moderate to steep slopes, particularly those
adjoining water courses and ponds, where disturbance and resulting
soil erosion and sedimentation could be detrimental to water quality.
(iv)
Healthy woodlands, particularly those performing important ecological
functions such as soil stabilization and protection of streams, wetlands
and wildlife habitats.
(v)
Areas where precipitation is most likely to recharge local groundwater
resources because of topographic and soil conditions affording high
rates of infiltration and percolation.
(vi)
Hedgerows, groups of trees, large individual trees of botanic
significance, and other vegetational features representing the site's
rural past.
(vii)
Class I, II and III agricultural soils as defined
by the USDA Natural Resource Conservation Service.
(viii)
Historic structures and sites.
(ix)
Visually prominent topographic features such as knolls, hilltops
and ridges, and scenic viewsheds as seen from public roads (particularly
those with historic features).
(x)
Existing trails connecting the tract to other locations in the
Township.
(2)
Other Design Considerations. The configuration of proposed greenway
lands set aside for common use in residential subdivisions shall comply
with the following standards:
(i)
They shall be free of all structures except historic buildings,
stone walls, and structures related to Greenway uses. The Board of
Supervisors may grant approval of structures and improvements required
for storm drainage, sewage treatment and water supply within the Greenway
provided that such facilities would not be detrimental to the Greenway
(and that the acreage of lands required for such uses is not credited
towards minimum Greenway acreage requirements for the tract, unless
the land they occupy is appropriate for passive recreational use).
(ii)
They shall generally not include parcels smaller than three
acres, have a length-to-width ratio of less than 4:1, or be less than
75 feet in width, except for such lands specifically designed as neighborhood
greens, playing fields or trail links.
(iii)
They shall be directly accessible to the largest
practicable number of lots within the subdivision. Non-adjoining lots
shall be provided with safe and convenient pedestrian access to greenway
land.
(iv)
They shall be suitable for active recreational uses to the extent
deemed necessary by the Board of Supervisors, without interfering
with adjacent dwelling units, parking, driveways, and roads.
(v)
They shall be interconnected wherever possible to provide a
continuous network of Greenway lands within and adjoining the subdivision.
(vi)
They shall provide buffers to adjoining parks, preserves or
other protected lands.
(vii)
Except in those cases where part of the greenway
is located within private houselots, they shall provide for pedestrian
pathways for use by the residents of the subdivision. Consideration
shall be given to providing for public access on such trails if they
are linked to other publicly-accessible pathway systems within the
Township. Provisions should be made for access to the greenway lands,
as required for land management and emergency purposes.
(viii)
They shall be undivided by public or private
streets, except where necessary for proper traffic circulation.
(ix)
They shall be suitably landscaped either by retaining existing
natural cover and wooded areas and/or according to a landscaping plan
to protect Greenway resources.
(x)
They shall be made subject to such agreement with the Township
and such conservation easements duly recorded in the office of the
County Recorder of Deeds as may be required by the Board of Supervisors
for the purpose of preserving the common open space for such uses.
(xi)
They shall be consistent with the Township's Comprehensive
Plan.
(3)
Ownership and Maintenance. Applicants shall demonstrate compliance
with Greenway ownership and maintenance standards in the Zoning Ordinance.
(d)
Resource Conservation Standards For Site Preparation and Cleanup.
(1)
Conservation Practices During Site Preparation and Clean-Up.
(i)
Protection of Vegetation from Mechanical Injury. Where earthwork,
grading, or construction activities will take place in or adjacent
to woodlands, old fields or other significant vegetation or site features,
the Board of Supervisors may require that the limit of disturbance
be delineated and vegetation protected through installation of temporary
fencing or other approved measures. Such fencing shall be installed
prior to commencing of and shall be maintained throughout the period
of construction activity.
(ii)
Protection of Vegetation from Grading Change. Grade changes
to occur at any location of the property shall not result in an alteration
to soil or drainage conditions which would adversely affect existing
vegetation to be retained following site disturbance, unless adequate
provisions are made to protect such vegetation and its root systems.
(iii)
Protection of Vegetation from Excavations
(iv)
Protection of Topsoil.
a)
No topsoil shall be removed from the site.
b)
Prior to grading operations or excavation, topsoil in the area
to be disturbed shall be removed and stored on site.
c)
Topsoil removed shall be redistributed and stabilized as quickly
as possible following the establishment of required grades for a project
or project phase. All exposed earth surfaces shall be stabilized by
hydroseeding on slopes of less than 10%, and by sodding, hydroseeding,
or rip-rap on slopes exceeding 10%.
d)
Grading and earthmoving operations shall be scheduled to minimize
site disturbance during the period from November 1 to April 1, when
revegetation of exposed ground is difficult.
[Added by Ord. 299, 8/15/2011, § X]
In designing the layout of a proposed subdivision, an applicant
shall give consideration to future snow removal obligations. An applicant
shall indicate on its plans areas designated for snow removal and
snow stockpiling purposes, subject to the review and approval of the
Township, which may obtain the recommendation of the Township Road
Foreman. Such area(s) shall be subject to an easement, which shall
run in favor of the Township and any entity that is obligated to perform
snow removal. The eased area shall be sufficiently marked for snow
removal purposes (i.e., through signage and/or delineators) and shall
be accessible by way of a curb cut. No parking shall be permitted
in front of the snow stockpiling area during periods of snow accumulation
or during a declared snow emergency until all snow is cleared. Where
feasible, applicants are encouraged to design their plans in a manner
such that proposed recreation facilities may be used for snow stockpiling
purposes (to the extent such snow stockpiling does not interfere with
the purpose of any recreation area).
[Added by Ord. 312, 8/20/2012, § LV]
(a)
The traffic impact study shall be prepared by a qualified professional
traffic engineer, registered in the Commonwealth of Pennsylvania,
with verified experience in preparing such studies.
(b)
Intent. It is the intent of this requirement to allow the Township
to make an informed, studied determination as to the potential safety
and congestion impacts and related costs of proposed uses that will
generate additional traffic volumes within the Township. It is further
the intent of this requirement that the traffic impact study be a
guide as to the potential traffic improvements that may be warranted
by a particular development, pursuant to the Pennsylvania Municipalities
Planning Code. [1]
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
(c)
The area for the traffic study shall be based on sound engineering
judgment and an understanding of existing traffic conditions at the
site as well as the area which is likely to be affected by the development.
The study limits shall be determined by the Township Board of Supervisors.
(d)
The traffic impact study shall contain the following:
(1)
The study area boundary and identification of the roadways included
within the study area.
(2)
A general site description, including:
(i)
Size and location of existing and proposed land uses and dwelling
types.
(ii)
Construction staging and completion date of the proposed development.
(iii)
Existing land uses, approved and recorded subdivision
and land developments and subdivisions and land developments proposed
but not yet approved and recorded in the study area that are determined
by the Township Board of Supervisors as having bearing of the development's
likely impact.
(iv)
Within the study area, a description of existing roadways and
intersections (geometries and traffic signal control) as well as improvements
contemplated by government agencies or private parties.
(3)
Analysis of existing conditions, including:
(i)
Daily and peak-hour traffic volumes. Schematic diagrams depicting
daily and peak-hour traffic volumes shall be presented for roadways
within the study area. Turning movement and mainline volumes shall
be presented for the three peak-hour conditions (a.m., p.m. and site-generated)
while only mainline volumes are required to reflect daily traffic
volumes. The source and/or method of computation for all traffic volumes
shall be included.
(ii)
Volume/capacity analyses at critical points. Utilizing techniques
described in the Highway Capacity Manual, by the Pennsylvania Department
of Transportation, latest edition, or derivative nomographs, an assessment
of the relative balance between roadway volumes and capacity are to
be described. The analysis shall be performed for existing conditions
(roadway geometry and traffic signal control) for the appropriate
peak hours.
(iii)
Level of service at critical points. Based on
the results obtained in the previous section, levels of service (A
through F) shall be computed and presented. Included in this section
shall also be a description of typical operating conditions at each
level of service.
(iv)
A tabulation of accident locations during the most recent three-year
period shall be provided.
(4)
Analysis of future conditions without the proposed development.
The future year(s) for which projections are made will be specified
by the Township and will be dependent on the timing of the proposed
development. The following information shall be included:
(i)
Daily and peak-hour traffic volumes. This section shall clearly
indicate the method and assumptions used to forecast future traffic
volumes. The schematic diagrams depicting future traffic volumes shall
be similar to those described in Subsection (d)(3) in terms of location
and times (daily and peak hours).
(ii)
Volume/capacity analyses at critical locations. The ability
of the existing roadway system to accommodate future traffic (without
site development) shall be described in this section. If roadway improvements
or modifications are committed for implementation, the volume/capacity
analysis shall be presented for these conditions.
(iii)
Levels of service at critical points. Based on
the results obtained in the previous section, levels of service (A
through F) shall be determined.
(5)
Trip generation. The amount of traffic generated by the development
shall be presented in this section for daily and the three peak-hour
conditions. The trip generation rates used in this phase of the analysis
shall be justified and documented to the satisfaction of the Township
Board of Supervisors. "Trip Generation" (latest edition) published
by the Institute of Transportation Engineers shall be used unless
the Township Board of Supervisors approves other studies.
(6)
Trip distribution. The direction of approach for site-generated
traffic shall be presented in this section for the appropriate time
periods. As with all technical analysis steps, the basic method and
assumptions used in this work shall be clearly stated in order that
the Township can replicate these results.
(7)
Traffic assignment. This section shall describe the utilization
of study area roadways by site-generated traffic. The proposed traffic
volumes shall then be combined with anticipated traffic volumes from
Subsection (d)(4) to describe mainline and turning movement volumes
for future conditions with the site developed as the applicant proposes.
(8)
Analysis of future conditions with development.
(i)
This section shall describe the adequacy of the roadway system
to accommodate future traffic with development of the site.
(ii)
Any unique characteristics of the site or within the study (e.g.,
weekend tourists, antique sales, or holiday shopping) affecting traffic
shall be considered. If staging of the proposed development is anticipated,
analysis for each stage of completion shall be made.
(iii)
The following information shall be included:
1.
Daily and peak-hour traffic volumes and mainline and turning
movement volumes shall be presented for the highway network in the
study area as well as driveways and internal circulation roadways
for the appropriate time periods.
2.
Volume/capacity analysis at critical points. Similar to Subsection
(d)(3) and (4), a volume/capacity analysis shall be performed for
the appropriate peak hours for future conditions with the site developed
as proposed.
3.
Levels of service at critical points. As a result of the volume/capacity
analysis, the level of service on the study area roadway system shall
be computed and described in this section.
(9)
Recommended improvements.
(i)
In the event that the analysis indicates that unsatisfactory
levels of service (Levels D, E or F as described in the Highway Capacity
Manual) will occur on study area roadways, a description of proposed
improvements to remedy deficiencies shall be included in this section.
These proposals would not include committed projects by the Township
and commonwealth which were described in Subsection (d)(2)(iii) and
reflected in the analysis contained in Subsection (d)(3) and (4).
(ii)
The following information shall be included:
1.
Proposed recommended improvements. This section shall describe
the location, nature and extent of proposed improvements to assure
sufficient roadway capacity. Accompanying this list of improvements
shall be preliminary cost estimates.
2.
Volume/capacity analysis at critical points. An iteration of
the volume/capacity analysis shall be described that demonstrates
the anticipated results of making these improvements.
3.
Levels of service at critical points. As a result of the revised
volume/capacity analysis presented in the previous subsection, levels
of service for the highway system with improvements shall be presented.
(10)
Conclusion. The last section of the report shall be a clear,
concise description of the study findings.
