A.
Minimum requirements. The design standards and improvements required
in this article are the minimum requirements for approval of a subdivision
or land development. Additional or higher type improvements may be
required in specific cases where the Board of Commissioners determines
such improvements are clearly necessary to protect the public health
and safety.
This article sets forth the design and construction standards
for required improvements, regardless of whether the improvement will
be dedicated to the Township.
A.
Land shall be suitable for the purpose for which it is to be subdivided
or developed.
B.
Hazardous conditions. Subdivisions or land developments subject to hazardous conditions (such as open quarries, hazardous or toxic site pollution, limestone solution channels, unconsolidated fill, floods, excessive erosion or unsafe water supply) shall not be approved until the developer has provided or has legally committed to provide adequate measures to overcome or eliminate the hazards, in the determination of the Board of Commissioners, to the best of their knowledge. See also Chapter 110, Floodplain Management. However, the Township accepts no responsibility to identify hazards or to guarantee their resolution. See the liability section in Article I.
C.
Zoning. All aspects of a proposed subdivision or land development shall conform to Chapter 220, Zoning, and all other Township ordinances and specifications.
D.
Nearby development. A subdivision or land development and its street
pattern shall be coordinated with existing or approved nearby developments
or neighborhoods to help develop the area harmoniously and to help
prevent conflicts between neighboring development.
E.
Safety. No subdivision or land development shall occur in such a
way that would significantly threaten the public health and safety,
including hazards of toxic substances, traffic hazards, explosive
hazards and fire hazards.
F.
Low-impact development. Use of low-impact development (LID) concepts
in design of public and private facilities in all subdivisions and
land developments is encouraged.
A.
Street (or road) functional classifications. The terms "street" and
"road" shall have the same meaning. See the classifications in the
Township Comprehensive Plan.
(1)
PRINCIPAL ARTERIAL HIGHWAY OR STREET — A highway/street
that provides the main method of access between the Township and adjacent
municipalities. An arterial highway is typically owned and maintained
by the state and typically has an average daily traffic exceeding
25,000 vehicles.
(2)
MINOR ARTERIAL STREET — A street that provides the
main method of access between different portions of the Township.
A minor arterial street is typically owned and maintained by the state
and typically has average daily traffic of between 3,500 and 25,000
vehicles.
(3)
COLLECTOR STREET — A street that collects traffic
from minor streets and directs that traffic to arterial streets. A
collector street is typically designed to eventually serve 1,500 to
3,500 vehicles per day.
(4)
LOCAL STREET — This street primarily is designed
for local traffic; to collect traffic from individual lots and minor
Township streets and to carry it to collector streets. A local street
is typically designed to ultimately serve between 400 and 1,500 vehicles
per day.
(5)
MINOR TOWNSHIP STREET — This street primarily is
designed for local traffic; to collect traffic from individual lots
and to carry it to local and collector streets. A minor Township street
is typically designed to ultimately serve less than 400 vehicles per
day.
(6)
ALLEY — An alley is not considered to be a street.
An alley is a vehicle cartway that is located to the rear of a lot
that is adjacent to a street and which has a right-of-way width of
20 feet or less.
B.
Right-of-way access management and design.
(1)
General. Streets shall be designed so that all motorists, bicyclists,
pedestrians and transit users of all ages and abilities can safely
move along and across the streets.
(2)
Access to streets.
(a)
All proposed subdivisions and land developments shall have adequate
and safe access to the public street system.
(b)
Frontage. Any lot created under this chapter shall have frontage
and access onto either:
[1]
A public street, which may be required to be improved as necessary under § 192-57B(2)(h)[2]; or
(c)
Private streets and an existing lot. A preexisting lawful lot of record that abuts an existing private street that does not meet Township standards may have access for a single principal use onto such private street, but no new lot shall be created with access onto such street, except as provided in Subsection B(2)(e) and (f) below.
(d)
Emergency access. Suitable access for emergency vehicles shall
be provided within all subdivisions and land developments, including
adequate clear width and height, and including access to reach all
principal buildings. Driveways shall be designed to be accessible
to emergency vehicles. Driveways shall have a ten-foot minimum horizontal
clearance, a twelve-foot minimum vertical clearance and be designed
to support the weight of aerial fire apparatus. A driveway serving
an individual single-family residence and that is less than 100 feet
in length is exempt from this subsection.
(e)
Existing private street and new lots. An existing private street
may be upgraded to allow the creation of up to two new lots, if approved
by the Board of Commissioners and if the following conditions are
met:
[1]
The applicant shall grant a sufficient width of easement along
the street to affected property owners to result in a total fifty-foot
minimum easement width along all street frontage that is owned by
the applicant.
[2]
The applicant shall agree to ensure that the private street
will be upgraded prior to occupancy of the new lot(s) with appropriate
stone, tar and chip or bituminous paving to result in a minimum cartway
width of 18 feet from the driveways of the new lots to a public street.
[3]
The owners of the parent lot and any new lots shall be bound
by an agreement to annually contribute towards the maintenance of
the street.
[4]
That the street will be suitable for access by emergency vehicles
after any improvements that the applicant may agree to make.
[5]
That the private street is the only reasonable method of providing
access to the property.
(f)
Parking courts. If individual units of an office park, townhouse,
apartment or mobile home park development have vehicular access onto
a private parking court, that parking court is not required to meet
Township construction standards for streets, provided that:
(g)
Arterial and collector street frontage. Where a subdivision
or land development abuts or contains an existing or proposed arterial
or collector street, one or more of the following methods of layout
and site design shall be required:
[1]
The use of a service or frontage street, or access only onto
side or interior streets, to collect traffic from numerous driveways
and direct it to a select few number of entrances to the arterial
or collector street; and/or
[2]
The minimization of the number and length of driveway cuts or
street intersections onto an arterial or collector street, which may
include requiring the use of shared driveways between adjacent uses
or lots; and/or
[3]
The restriction of ingress and egress involving left-hand turns
onto or off of the arterial or collector street; and/or
[4]
The prohibition of driveways from individual dwellings entering
directly onto an arterial or collector street. If there is no alternative
to this, each driveway entering onto an arterial or collector street
shall have adequate turnaround space for vehicles provided within
the lot so that vehicles do not back onto the street.
(h)
Street continuations.
[1]
Stub streets. Where a subdivision or land development abuts
undeveloped land, a subdivision or land development shall include
one or more extensions of proposed streets with right-of-way to the
boundary line of the tract to provide for an eventual extension into
the adjacent tract for efficient circulation of traffic throughout
the area.
[2]
Widening. Where a subdivision or land development abuts or contains
an existing street, additional right-of-way and pavement width and
curb construction shall be required conforming with Table 192.1, Design
Standards for Streets.
[3]
The Board of Commissioners may approve a fee in lieu of right-of-way
and pavement widening and curb construction, if proposed by the applicant.
(3)
Access drives and driveways.
(b)
Access: state and Township roads. A state highway occupancy
permit is required for all access onto or work within the right-of-way
of a state road. A Township right-of-way permit shall be obtained
before any vehicle access is allowed from a Township street.
(c)
Driveway slopes. Each lot shall be accessed from a street by
a driveway with a maximum grade of 15% for a single-family detached
dwelling driveway and 10% for any other driveway, except that:
(d)
Drainage. The developer shall make adequate provisions to maintain
uninterrupted parallel drainage along a street where intersected by
an access drive or driveway. Access drives and aisles within parking
lots shall be graded and drained to keep the primary travel lane free
of stormwater.
(e)
At a minimum, the first 50 feet of a driveway adjacent to a
street cartway shall be hard-surfaced in asphalt, concrete, paving
block or similar surface, not including stones or soil.
(f)
The grade of the shoulder of a road shall be maintained along
its length and shall not be filled in to allow the construction of
a driveway at a higher grade.
(g)
Shared driveways. Unless otherwise approved, a driveway shall
serve a maximum of two single-family residential lots. A driveway
serving more than one residential lot shall only be approved if the
applicant demonstrates to the Board of Commissioners that it is needed
because of a sight distance concern or to minimize disturbance of
natural features. The deed of each lot shall include a proper system
to ensure proper maintenance of the driveway. A copy of a recorded
joint-use agreement between affected property owners shall be provided.
(h)
The number of driveways is limited to a maximum of one per 100
feet of public street lot frontage, except for circular driveways
for single-family residential use.
(4)
Right-of-way occupancy.
(a)
Structures, facilities or improvements that are placed within
a state road right-of-way shall require a highway occupancy permit
from PennDOT.
(b)
Structures, facilities or improvements that are placed within a Township road right-of-way shall comply with Chapter 187, Streets and Sidewalks.
(c)
Installation of structures, facilities or improvements within
an area that is planned to be dedicated to the Township as a public
street right-of-way shall follow the same procedures as for streets
that are currently dedicated as public streets.
C.
Street design standards.
(1)
Right-of-way, cartway width and other standards. Minimum street design
standards shall be as shown in Table 192.1, unless PennDOT establishes
a more restrictive requirement along a state road.
|
Table 192.1
| |||||
|---|---|---|---|---|---|
|
Design Standards For Streets
| |||||
|
Minimum Street Design Requirements
|
Minor Township Road
|
Local Road
|
Collector
|
Minor Arterial
|
Principal Arterial
|
|
Right-of-way width (feet)
|
50
|
50
|
50
|
60
|
80
|
|
Pavement width (feet)
|
22 to 301
|
22 to 301
|
30 (11-foot lanes, 4-foot shoulders, no parking)
|
36 (12-foot lanes, 6-foot shoulders, no parking)
|
3
|
|
Design AADT (vehicles)
|
Less than 400
|
400 to 1,500
|
1,500 to 3,500
|
Greater than 3,500
|
4
|
|
Planned posted speed limit (mph)
|
25
|
25
|
25 to 35
|
35 to 45
|
Greater than or equal to 45
|
|
Design speed
|
2
|
2
|
2
|
2
|
2
|
|
Minimum center line radius (feet)
|
260
|
260
|
260 to 510
|
3
|
3
|
|
Superelevation
|
0%
|
0%
|
0% to 2%
|
2% to 4%
|
3
|
|
Maximum vertical grade
|
10%
|
10%
|
8%
|
6%
|
6%
|
|
Minimum stopping sight distance (feet)
|
200
|
200
|
200 to 305
|
3
|
3
|
|
Minimum center line vertical grade
|
1%
|
1%
|
1%
|
1%
|
1%
|
|
NOTES:
| |
|---|---|
|
1
|
Varies depending on typical section selected.
|
|
2
|
Five miles per hour greater than planned posted speed limit.
|
|
3
|
Specific project design, in accordance with PennDOT design criteria.
|
|
4
|
Specific project design, in accordance with transportation impact
study recommendations.
|
(a)
For one-way loop streets, see under culs-de-sac in § 192-57C(5).
(b)
Rear or side alleys, where approved, shall have a minimum cartway
width of 14 feet for two-way traffic and 10 feet for one-way traffic.
(c)
All approaches to an intersection of two or more streets shall
have a leveling area not greater than 4% grade for a minimum distance
of 60 feet, measured from the nearest right-of-way line of the intersecting
street.
(d)
The minimum grade of any street center line or gutter shall
be 1%.
(e)
Any development of 25 or more dwelling units shall have at least
two means of vehicle access into the development. The second means
of access may be limited to emergency vehicles, provided the applicant
demonstrates the access will be properly designed and maintained for
its intended purpose.
(f)
Adjacent to fire hydrants, the minimum pavement width shall
be 26 feet, without parking, for a minimum length of 40 feet.
(g)
Streets may be designed with parking spaces located in lay-by
or cut-out lanes that reduce the width of the cartway along portions
of a street where on-street parking is prohibited. Portions of streets
near intersections may be designed with bump-outs that reduce the
width of street that needs to be crossed by pedestrians. In such cases,
adequate width for bicycle traffic shall be continued through the
intersection.
(2)
Street construction standards. Section 192-63 shall apply.
(a)
Streets and alleys shall be graded, improved and surfaced to
the grades and dimensions shown on plans, profiles and cross sections
submitted by the developer and as approved by the Board of Commissioners
and shall meet applicable Township standards.
(3)
Horizontal geometry. Horizontal curves shall connect all tangent
street lines. A minimum tangent of 100 feet, measured from edge of
cartway, shall be required between a curve and a street intersection
where one of the intersecting streets is a collector or an arterial
street.
(4)
Vertical geometry. The provisions of Table 192.1 above shall apply,
including sight distance requirements along the street and maximum
grades for streets. Vertical curves shall be used at all changes of
grade. The length of the vertical curve shall be determined by the
required site distance specified in Table 192.1.
(5)
Cul-de-sac streets. A maximum of 10% of street length in any subdivision
may be cul-de-sac streets. Culs-de-sac will only be permitted in locations
where the applicant demonstrates that it is not feasible to develop
the parcel without culs-de-sac.
(a)
Cul-de-sac streets shall be permitted with a maximum length
of 800 feet. This distance may be extended to a maximum length of
1,500 feet if the applicant demonstrates to the satisfaction of the
Board of Commissioners that an acceptable emergency access drive will
be provided at a Township-approved location to provide a second access
point to the end of the cul-de-sac street. A cul-de-sac street shall
have a minimum length of 250 feet. Cul-de-sac streets must be provided
with a turnaround with a minimum paved radius of 40 feet to the face
of the outside curb and a minimum radius of 50 feet to the legal right-of-way.
(b)
The circular right-of-way of the cul-de-sac shall maintain a
minimum ten-foot width between the edge of paving and the edge of
the right-of-way. The circular paving of the cul-de-sac shall be connected
to the approach paving by an arc having a radius of not less than
50 feet.
(c)
The Board of Commissioners may permit acceptable alternative
turnaround designs, including turnarounds of acceptable radii incorporated
into a parking court or a landscaped island within a cul-de-sac or
a one-way loop street.
[1]
The turnaround shall have a sufficient radius to allow movement
by school buses, snow plows and emergency vehicles, even if a vehicle
is legally parked along the side of the cartway.
[2]
If a landscaped island is used, it shall be planted in a manner
that will require minimal maintenance and shall include a system to
provide maintenance that is acceptable to the Township. The island
should be designed to collect stormwater runoff from the pavement.
This includes design as a rain garden, including well-drained rain
garden soils, and plantings that are tolerant of rain garden conditions
and road salt.
[3]
If a one-way loop street is used, it shall not require one way
traffic for more than 500 feet of road length, and shall have a minimum
paved width of 14 feet.
[4]
If the street will be dedicated to the Township, the alternative
turnaround must be approved by PennDOT as qualifying for disbursement
of liquid fuels allocation to the Township.
(d)
No street shall dead end without an approved turnaround at the
end of the street. Temporary stub streets shall be required to include
at least a temporary cul-de-sac if the stub would be longer than 150
feet or serve more than three dwellings or lots.
(e)
The maximum cross slope on the circular part of a cul-de-sac
shall be 5%. The minimum slope of any pavement within the cul-de-sac
shall be 2%.
(f)
A cul-de-sac street shall serve a maximum of 20 dwelling units,
except that 30 dwelling units shall be allowed for a conservation
subdivision development.
(g)
A snow storage easement shall be established at the end of the
cul-de-sac, which shall provide for proper drainage as the snow melts.
This easement shall be located so that a snow plow can push snow relatively
straight from the street to the far end of the cul-de-sac. This snow
storage easement shall be located clear of any driveways.
(h)
For a temporary cul-de-sac, see § 192-63A(4).
(i)
No more than 25% of the outer edge of paving of the circular
portion of a cul-de-sac shall include driveway entrances.
(6)
Intersections.
(a)
The center lines of streets shall intersect at right angles
except where the developer demonstrates to the Board of Commissioners
that a right angle intersection is not feasible. In such case, the
intersection shall be at as nearly a right angle as possible, with
an absolute minimum angle of 75°. This requirement for right angles
shall not apply for one-way streets, where the angle of the intersection
is conducive for one-way traffic.
(b)
Alignment of street intersections.
[1]
No more than two streets shall intersect at one point.
[2]
Where a proposed street or business driveway intersects an existing
cross street, such proposed street or business driveway shall be aligned
with any street intersecting on the other side of the cross street,
unless the Board of Commissioners or PennDOT determines that such
alignment is not reasonable or feasible.
[3]
Offsetting of streets.
[a]
If a proposed street cannot intersect at the same
location as a street on the other side of the cross street, then the
proposed street shall be offset by the following minimum distances
from the nearest intersection of streets:
[b]
Measurement. The minimum distances of this subsection
shall be measured between the points where the center lines of the
rights-of-way of the intersecting streets intersect with the center
line of the cross street.
(c)
At street intersections, lot lines shall be rounded by arcs with the radii listed below. For arterial streets, the Board of Commissioners may require a larger radius than stated below, if recommended by the Township Engineer. A smaller radius may also be approved under § 192-7.
|
Type of Street
|
Minimum Radius of Arc at Intersection of Cartway Edge
or Curbline
(feet)
|
Minimum Radius of Arc at Intersection of Right-of-Way
(feet)
|
|---|---|---|
|
Arterial
|
40
|
30
|
|
Collector
|
35
|
25
|
|
Local
|
25
|
15
|
(7)
Boulevard entrance. A new street may utilize a boulevard style of
entrance to another street. In such case, the cartway width of the
travel lane on each side of a median shall be a minimum of 14 feet
if no parking is allowed and 20 feet if on-street parking is allowed.
Each side shall handle one-way traffic and include one-way signs.
The center median shall be landscaped with trees and other attractive
vegetation that will not inhibit sight distances. An appropriate method
for maintenance of the median shall be established.
(8)
Curbs. Curbs built to Township specifications shall be required on
each side of all streets. Proposed curbs shall be extended to connect
to existing sidewalks if existing curbs are within 150 feet of the
proposed development.
(9)
Sidewalks. Sidewalks built to Township specifications shall be required
along all street frontages.
(a)
Proposed sidewalks shall be extended to connect to existing
sidewalks if existing sidewalks are within 150 feet of the proposed
development.
(b)
The Board of Commissioners may approve a fee in lieu of sidewalk
construction, if proposed by the applicant.
(c)
Where the longitudinal slope of sidewalk meets or exceeds 5%,
a level landing area five feet by five feet shall be provided at intervals
of 100 feet.
(10)
Guiderails. Streets shall be designed with geometric features
that minimize the need for guide rails. Guiderails shall only be installed
where the result of striking an object or leaving the roadway would
be more severe than the consequence of striking the guiderail. Guiderails
shall be installed by the developer, where necessary, to meet the
guiderail standards in the PennDOT Design Manual, Part 2. Guiderails
shall meet the construction standards of PennDOT Publication 408 and
PennDOT Standards for Roadway Construction.
(11)
Streets and topography. Proposed streets shall be adjusted to the contour of the land to produce usable lots and reasonably sloped streets. See the steep slope regulations in Chapter 220, Zoning.
(13)
Required traffic improvements.
(a)
Purpose. In recognition of Sections 503(2)(ii) and 503(3) of
the Pennsylvania Municipalities Planning Code,[2] this section is primarily intended to ensure that streets
bordering a subdivision or land development are coordinated and of
such widths and grades and in such locations as deemed necessary to
accommodate future traffic and to facilitate fire protection and to
ensure that the access into and out of subdivisions and land developments
is sufficiently safe.
[2]
Editor's Note: See 53 P.S. §§ 10503(2)(ii)
and 10503(3), respectively.
(b)
Process. This subsection shall be carried out through determinations
of the Board of Commissioners, after considering any recommendations
of the Planning Commission, the Township Engineer, the applicant,
the applicant's professional representatives, any comments from PennDOT
that may be provided regarding a state road and any professional traffic
studies that may have been submitted.
(c)
On-site/abutting traffic improvements.
[1]
Widening of abutting roads. An applicant for any land development
or subdivision shall be required to pave any existing unpaved street
and widen the cartway and any shoulders, and construct a curb and
fill in paving of abutting streets to Township standards in accordance
with Table 192.1. A wider width may be required where needed along
a collector or arterial street.
[2]
Such improvements and right-of-way shall be required unless
PennDOT specifically refuses, in writing, to allow such improvement
to a state road, in which case the Township may still require that
abutting rights-of-way be dedicated to the Township or reserved for
future dedication.
[3]
Any improvement to a state road shall meet all PennDOT standards.
(d)
Types of required traffic improvements.
[1]
The following shall be the definition of "on-site improvement"
(unless this definition is amended by state law): all street improvements
constructed on the applicant's property, or the improvements constructed
on the property abutting the applicant's property necessary for the
ingress or egress to the applicant's property.
[2]
On-site improvements may include, but are not limited to, new
or upgraded traffic signals, land dedication to improve abutting intersections,
realignment of abutting curves in a road or the widening of the abutting
cartway and right-of-way.
(e)
Funding. In place of completing a required street improvement
as a condition of final approval, an applicant may enter into a legally
binding development agreement with the Township for the applicant
to fund the improvement, or his/her fair share of such improvement,
as determined by the Board of Commissioners.
(f)
Accounting. Any such funds shall be placed in escrow until such
time as sufficient funds are available for a more comprehensive improvement,
with interest being used towards the cost of the improvement. Any
such funds received under this subsection shall be accounted for separately.
(g)
Phasing. Any completion or funding of a required improvement
may occur in phases in relationship to the phases of the development,
if so stated in a legally binding development agreement and/or as
a condition of final plan approval.
(14)
Minimum sight distance.
(a)
Sight distances.
[1]
An applicant for access for a new street, accessway or driveway
onto a Township street shall demonstrate that the new access would
meet the same PennDOT sight distance requirements as if the street
was a state road. See Section 441.8 of PennDOT Highway Occupancy Regulations,
or its successor sections.
[2]
If the applicant demonstrates to the Township that it is not
possible to meet the desirable sight distances that are stated in
PennDOT regulations, then the intersection shall be located at the
point of maximum sight distances that are achievable within the street
length of the property and shall meet the minimum required safe sight
distances set forth in such PennDOT regulations.
[3]
In the event that the applicant demonstrates to the Township
that the minimum required safe sight distances cannot be met, then
the Board of Commissioners may require one or more of the following:
[a]
That the intersection be located at the point where
maximum sight distance can be achieved;
[b]
Restricting turning movements into or out of the
intersection (such as no left turns into or out of the intersection);
[c]
The installation of a right turn acceleration or
deceleration lane;
[d]
The installation of a left turn standby lane;
[e]
That the horizontal or vertical alignment of the
street be altered;
[f]
An alternative form of access, such as a shared
driveway with another lot, or access onto a different street; and/or
[g]
Denying approval of the plan on the grounds that
the minimum safe distance requirement cannot be met and that therefore
public safety cannot be adequately protected, and/or that any restrictions
on turning movements would not be practical or would have adverse
impacts upon other properties and streets that may be used for turnarounds.
[4]
In the event that turning movements from an intersection are
to be restricted, the applicant shall provide a detailed design of
the proposed intersection and an engineering analysis of the anticipated
impacts resulting from such restricted turning movements. The design
and analysis shall be prepared by a professional engineer with expertise
in traffic engineering and shall address the following:
[a]
The impacts on other lots and streets within the
vicinity that may be used by motorists for turnarounds.
[b]
The impacts on public safety, considering sight
distance and types of vehicles.
[c]
The provision of appropriate methods to ensure
compliance with the turning restrictions, such as channelization,
alignment, and signage. Such methods should be certified as complying
with applicable standards of PennDOT or AASHTO.
(15)
Maintenance. As a condition for final plan approval, the developer
must enter into a legally binding agreement which shall state who
is to be responsible for the improvement and maintenance of any street
not offered for dedication. If an association of lot owners is to
be made responsible, such association must be legally organized prior
to plan approval by an agreement approved by the Township. The Board
of Commissioners shall have the authority to decide whether to accept
an existing or proposed street as a Township-maintained public street.
D.
Traffic design standards.
(1)
Transportation impact studies.
(a)
Purpose. To enable the Township to assess the impact of a proposed
development on the transportation system; to ensure that proposed
developments do not adversely affect the transportation network; to
identify any transportation problems associated with access from the
site to the existing transportation network; to delineate solutions
to potential problems and propose improvements to be incorporated
into the proposed development.
(b)
Applicability.
[1]
A transportation impact study shall be required for any subdivision
or land development that, at build-out after completion of all phases,
is projected to generate 500 or more average daily trip ends. "Trip
ends" shall mean the total number of trips both entering and exiting
the proposed development. These projected trip ends shall be based
on the latest edition of the publication titled "Trip Generation,"
published by the Institute of Transportation Engineers, or upon traffic
studies conducted within the last five years at comparable developments.
[2]
If a development is proposed to be submitted in phases, the
initial study shall consider a reasonable estimate of the likely development
in later phases, in addition to the current phase.
[3]
The boundaries of the study area to be analyzed shall include
those existing and proposed streets and intersections which may be
affected by the proposed subdivision or land development. If there
is any dispute as to whether existing and proposed streets and intersections
may be affected or not, the final discretion shall rest with the Township
Engineer or traffic engineer designated by the Township.
[4]
In lieu of submitting a transportation impact study, under the provisions of § 192-7, the Board of Commissioners may approve a modification to accept a fee from an applicant to be put towards the cost of a larger, more comprehensive traffic study.
[5]
Where the word "traffic" is used in this section, it shall include
vehicles, pedestrians, bicycles and transit.
(c)
Transportation impact study contents. In addition to the following, a transportation impact study shall generally follow PennDOT Publication 46, Chapter 11, "Traffic Studies," PennDOT Publication 282, "Highway Occupancy Permit Handbook," and PennDOT Policies and Procedures for Transportation Impact Studies, 1-28-2009, as amended.
[1]
Site description. This section shall include the location, proposed
land uses, acreage, construction staging and completion date of the
proposed land development. Types of dwelling units and number of bedrooms
shall be included for residential developments, and gross and usable
floor area for nonresidential developments. A brief description of
surrounding land uses and other proposed land developments within
the study area shall be provided. A study area map should also be
included.
[2]
Transportation facilities description.
[a]
The study shall describe the proposed internal
transportation system, including vehicular, bicycle, bus and pedestrian
circulation, all internal roadway widths and rights-of-way, parking
conditions, traffic channelizations and any traffic controls within
the site.
[b]
The study shall describe location and design of
proposed access for vehicles, pedestrians and bicycles, including
sight distance limitations and distance from adjacent driveways and
intersections.
[c]
The report shall describe the external roadway
system within the study area. Major intersections in the study area
shall be identified and mapped. Any proposal for bus or van service
shall be described. Pedestrian and bicycle facilities on abutting
properties and roads shall also be documented. All proposed or approved
roadway improvements within the study area shall be noted.
[3]
Existing traffic conditions. Existing traffic conditions shall
be documented for all streets and intersections in the study area.
Traffic volumes shall be recorded for existing average daily traffic,
existing peak hour traffic and for traffic during the development's
peak hour. Complete traffic counts at all intersections in the study
area shall be conducted, encompassing the peak hours of the development
and roadway. A volume capacity analysis using the procedures of the
current Highway Capacity Manual and based upon existing volumes shall
be performed during the peak hour(s) of the development for the peak
hour(s) of all roadways and major intersections in the study area.
Levels of service shall be determined for each location.
[4]
Traffic impact of the development. Estimation of traffic trips
to result from the proposal shall be completed for the peak hour(s)
of both the street system and the development. Acceptable source(s)
and methodology shall be followed. These generated volumes shall be
distributed to the study area and assigned to the existing streets
and intersections throughout the study area. Documentation of all
assumptions used in the distribution and assignment phase shall be
provided. Traffic volumes shall be assigned to all access points.
Safety issues for any pedestrian crossings shall be described. Any
characteristics of the site that will cause unusual trip generation
rates and/or traffic flows shall be noted.
[5]
Analysis of traffic impact. The total future traffic demand
based on full occupancy of the proposed subdivision or land development
shall be calculated for the existing and proposed streets and intersections.
This demand shall consist of the combination of the existing traffic
expanded to the completion year through the use of an accepted background
growth rate, the development-generated traffic and the traffic generated
by other proposed developments in the study area. A volume/capacity
analysis shall also be conducted using the total future demand and
the future roadway capacity. This analysis shall be performed using
the peak hour(s) for all streets and major intersections in the study
area and for the peak hour(s) of the development. Volume capacity
calculations shall be completed for all movements at major intersections.
Levels of service for all streets and intersections shall be listed.
[6]
Conclusions and recommended improvements.
[a]
Any movements on streets and intersections within
the study area showing a Level of Service D, or worse, based on the
latest edition of the Highway Capacity Manual, shall be considered
deficient. Specific recommendations for the elimination of these problems
shall be listed. For unsignalized intersections where the traffic
impact of the development causes the side street approach to degrade
to a Level of Service D or lower, the intersection shall be evaluated
for a signal warrant. Highway capacity evaluations shall consider
not only the overall intersection level of service, but also each
approach and movement to identify any substandard values which need
to be improved.
[b]
For all locations where the level of service for
the completion year of the development is deficient without the proposed
development, the study shall determine improvements which would provide
a level of service and delay no worse than conditions without the
subject development. These improvements may include street and intersection
design and improvements, traffic signal installation and operation,
traffic signal timing and other improvements. The study shall also
provide an analysis to determine improvements which would eliminate
all deficient levels of service.
[c]
Actions to facilitate use of bus or van service
shall be included, if applicable.
[d]
The listing of recommended improvements for both
streets and transit shall include, for each improvement, the party
responsible for the improvement, a preliminary cost estimate and funding
of the improvement and the phase of development during which the improvement
is proposed to be completed. Any roadway improvement which requires
increased right-of-way shall be identified. Recommended improvements
shall address all modes of traffic.
[e]
The transportation impact study may be used as a basis for a Township requirement under § 192-63 or another section of this chapter.
[f]
Improvement plans shall not be submitted to the
Pennsylvania Department of Transportation (PennDOT) before they are
submitted to the Township. Approval of a site access plan by PennDOT
does not guarantee approval by the Township.
[7]
Preparation and review. The preparer of the transportation impact
study shall be a professional engineer or transportation planner.
The developer shall reimburse the Township for reasonable fees and
expenses incurred by the Township Engineer or traffic engineer for
the review of the developer's transportation impact study and plans.
(2)
Traffic control devices. See § 192-63B. Traffic control devices warranted by the Manual on Uniform Traffic Control Devices (MUTCD) or PennDOT Publication 212, "Official Traffic Control Devices," must be incorporated in the plan. This includes but is not limited to signs, pavement markings, traffic signals and delineators.
(4)
(5)
Traffic calming. Traffic calming features may be incorporated in
subdivisions and land developments, in accordance with PennDOT-recommended
procedures and recognized industry standards.
A.
Where landscaping is required, a landscape plan for the entire development
shall be prepared by a registered professional competent in landscape
design.
C.
Street trees. Within and abutting all land developments and major
subdivisions, along any existing or proposed street or any access
drive serving more than one nonresidential use or any access drive
serving five or more dwelling units, street trees are required to
be planted. However, street trees shall not be required where the
Township determines that existing healthy trees proposed to be preserved
will serve the same function.
(1)
The Board of Commissioners may approve other species of trees than
those listed below if the applicant demonstrates to the satisfaction
of the Commissioners that the trees would be sturdy, attractive, resistant
to disease and road salt, and appropriate for the proposed planting
location.
(2)
Trees required by this section shall be selected from the following
species. In areas with overhead utility lines, only trees that will
not interfere with overhead lines shall be planted. Street trees shall
be selected according to the following conditions.
(a)
Small, compact trees; Condition A: tree lawn between pavement
and sidewalk less than five feet.
|
Common Name
|
Scientific Name
|
Variety
|
|---|---|---|
|
Canadian serviceberry
|
Amelanchier canadensis
|
Autumn Sunset (single-trunk tree form)
|
|
Canadian serviceberry
|
Amelanchier canadensis
|
Cumulus (single-trunk tree form)
|
|
Canadian serviceberry
|
Amelanchier canadensis
|
White Pillar (single-trunk tree form)
|
|
Allegheny serviceberry
|
Amelanchier laevis
|
Cumulus (single-trunk tree form)
|
|
Serviceberry
|
Amelanchier x grandiflora
|
Autumn Brilliance (single-trunk tree form)
|
|
Serviceberry
|
Amelanchier x grandiflora
|
Trazam (single-trunk tree form)
|
|
Serviceberry
|
Amelanchier x grandiflora
|
Cole's Select (single-trunk tree form)
|
|
Galaxy magnolia
|
Magnolia sp.
|
Galaxy Tree Form
|
|
Crabapple
|
Malus sp.
|
Adirondack
|
|
Crabapple
|
Malus sp.
|
Ballerina
|
|
Crabapple
|
Malus sp.
|
Donald wyman
|
|
Crabapple
|
Malus sp.
|
Pink dawn
|
|
Sargent cherry
|
Prunus sargentii
|
Columnaris
|
|
Japanese flowering cherry
|
Prunus serrulata
|
Amanogawa (single-trunk tree form)
|
|
Japanese flowering cherry
|
Prunus serrulata
|
Accolade
|
|
Japanese flowering cherry
|
Prunus serrulata
|
Autumnalis
|
|
Japanese flowering cherry
|
Prunus serrulata
|
Kwanzan
|
|
Japanese flowering cherry
|
Prunus serrulata
|
Okame
|
|
Common chokecherry
|
Prunus virginiana
|
Schubert
|
|
Snow goose cherry
|
Prunus sp.
|
Snow goose
|
(b)
Medium-sized trees; Condition B: tree lawn between pavement
and sidewalk five feet to 10 feet.
|
Common Name
|
Scientific Name
|
Variety
|
|---|---|---|
|
Hedge maple
|
Acer campestre
|
Evelyn
|
|
Hedge maple
|
Acer campestre
|
Miyabe
|
|
Red horsechestnut
|
Aesculus x carnea
|
Briotti
|
|
Red horsechestnut
|
Aesculus x carnea
|
Fort McNair
|
|
Heritage river birch
|
Betula nigra
|
Heritage (single-trunk tree form)
|
|
Upright European hornbeam
|
Carpinus betulus
|
Fastigiata
|
|
American hornbeam, musclewood
|
Carpinus caroliniana
| |
|
Carolina silverbell
|
Halesia carolina
| |
|
Sweetbay magnolia
|
Magnolia virginiana
| |
|
Sourwood
|
Oxydendrum arboreum
| |
|
Hophornbeam
|
Ostrya virginiana
| |
|
Japanese tree lilac
|
Syringa reticulata
|
Ivory Silk
|
(c)
Large trees; Condition C: tree lawn between pavement and sidewalk
more than 10 feet.
|
Common Name
|
Scientific Name
|
Variety
|
|---|---|---|
|
Black maple
|
Acer nigrum
| |
|
Sugar maple
|
Acer saccharum
|
Gold mountain
|
|
Sugar maple
|
Acer saccharum
|
Goldspire
|
|
American chestnut
|
Castanea dentata
|
Only blight-resistant hybrids
|
|
Common hackberry
|
Celtis occidentalis
| |
|
Katsura-tree
|
Cercidiphyllum japonicum
| |
|
Thornless honeylocust
|
Gleditsia triacanthos var. inermis
|
Only thornless cultivars like shademaster or majestic
|
|
Kentucky coffeetree
|
Gymnocladus dioicus
| |
|
Tuliptree, yellow poplar
|
Liriodendron tulipifera
| |
|
Sweetgum
|
Liquidambar styraciflua
| |
|
Cucumber magnolia
|
Magnolia acuminata
| |
|
Black tupelo, black gum
|
Nyssa sylvatica
| |
|
London plane-tree
|
Platanus x acerifolia
|
Bloodgood
|
|
American sycamore
|
Platanus occidentalls
| |
|
White oak
|
Quercus alba
| |
|
Swamp white oak
|
Quercus bicolor
| |
|
Scarlet oak
|
Quercus coccinea
| |
|
Shingle oak
|
Quercus imbricaria
| |
|
Bur oak
|
Quercus macrocarpa
| |
|
Willow oak
|
Quercus phellos
| |
|
English oak
|
Quercus robur
|
Attention
|
|
English oak
|
Quercus robur
|
Skymaster
|
|
English oak
|
Quercus robur
|
Skyrocket
|
|
Red oak
|
Quercus rubra
| |
|
Shumard oak
|
Quercus shumardii
| |
|
American linden, basswood
|
Tilia americana
| |
|
Littleleaf linden
|
Tilia cordata
|
Corinthian
|
|
Littleleaf linden
|
Tilia cordata
|
Chancellor
|
|
American elm
|
Ulmus americana
|
Only cultivars resistant to Dutch Elm Disease
|
|
Japanese zelkova
|
Zelkova serrata
|
Green vase
|
|
Japanese zelkova
|
Zelkova serrata
|
Village green
|
(d)
Planting conditions are considered hierarchical. If a tree is
acceptable to plant within Condition A, it is also acceptable for
planting within Condition B or C. However, consideration should be
given for the creation of canopy and shade.
(3)
In certain cases where evergreen trees would provide a buffer between
a street and dwellings, or be more consistent with native vegetation,
then the Township may permit the planting of evergreen trees instead
of deciduous trees. In such case, the trees are intended to be planted
immediately outside of the right-of-way.
(4)
Quality of trees.
(a)
Trees shall be of symmetrical growth, free of insect pests and
disease and durable under the maintenance contemplated.
(b)
Trees which have died or have become diseased or pest-ridden
within 18 months from the time of planting shall be replaced by the
developer.
(c)
Trees shall generally meet the quality standards of the American
Nursery and Landscape Association's American Standard for Nursery
Stock ANSI, Z60.1, as amended.
(5)
Required number and spacing of street trees.
(a)
Along streets and access drives where street trees are required,
an average of one street tree shall be required for every 50 feet
of distance along the street right-of-way line on each affected side
of the street. Where a right-of-way does not exist, an average of
one street tree shall be required for every 50 feet of length of cartway
on each side of the cartway.
(b)
Spacing. The trees required under this section shall be spaced
throughout the development along the street, but are not required
to be planted at exact intervals and may be clustered following an
approved plan. Trees shall be located so that they do not restrict
sight distance at driveway and street intersections.
(c)
If more than 10 trees are required to be planted, then no more
than 50% shall be of one species.
(6)
Location of street trees. The trunks of required street trees shall
be planted within a street right-of-way, unless an alternative location
is specifically approved by the Township or required by PennDOT. Where
trees are not allowed within the right-of-way, they shall be planted
on the immediate outside of the right-of-way. Where trees are not
allowed because of a sight distance issue, the trees shall be planted
at other locations on the tract. Street trees, when planted, shall
be, at a minimum, three feet from any established curbline or eight
feet from the cartway if there will be no curbing.
(7)
Other requirements. The street trees required under this section
shall be in addition to any trees required under other Township regulations.
D.
Buffer yards. See the requirements for buffer yards in Chapter 220, Zoning.
(1)
Rear yard buffers along major streets.
(a)
Any residential lot of less than two acres with a rear yard
directly abutting a collector or arterial street or limited access
highway shall, along such rear yard, include a ten-foot-wide planting
strip along the back of the lot, in addition to the minimum yard requirement,
with vehicle access across this strip clearly prohibited on notes
on any approved plan.
(b)
In addition to any street trees required by § 192-58C of this chapter, this planting strip shall include evergreen plantings meeting the buffer yard requirements of Chapter 220, Zoning, or alternative landscaping approved by the Board of Commissioners. American Arborvitae and similar weak-stem plants shall not be used.
(c)
Any fencing in the rear of such lots shall be placed on the
inside of such plantings. Such plantings shall be placed so that they
do not obstruct safe sight distance.
E.
Parking lot landscaping. See the requirements in Chapter 220, Zoning.
(1)
Landscaping in parking lots shall be installed in accordance with landscape construction standards, § 192-63D.
(2)
Parking lot landscaping shall be designed with consideration to the
principles of Crime Prevention Through Environmental Design (CPTED).
See Appendix C.[1]
[1]
Editor's Note: Appendix C is included as an attachment to this chapter.
(3)
Plants shall be located to allow for clear movement of emergency
vehicles when full maturity of plants is reached.
(4)
Trees in parking lots shall be of a noncolumnar, shade tree variety.
(5)
No more than 20 parking spaces shall be placed in a continuous row
without an intervening planting island.
(6)
A planting island shall be placed at each end of each row of parking.
(7)
Planting islands shall have a minimum width of nine feet and a minimum
length of 18 feet.
(8)
Longitudinal planting beds, with a minimum width of 10 feet, shall
run perpendicular to parking spaces.
(9)
Maximum spacing between longitudinal planting beds shall be 175 feet.
(10)
Planting islands and longitudinal planting beds shall be designed
to collect stormwater runoff from adjacent paved parking areas.
F.
Preservation of existing trees.
(1)
Purposes. To protect wildlife and bird habitats, encourage groundwater
recharge, reduce air pollution, avoid pollution of creeks by high
temperature runoff, maintain the attractive character of residential
areas and conserve energy.
(2)
See definition of "forestry" and the standards for forestry and woodland preservation in Chapter 220, Zoning.
(3)
Tree cutting. The number of trees with a trunk diameter of 2 1/2
inches or more measured at a height of 4.5 feet above the average
surrounding ground height that are cut down or effectively killed
as part of a subdivision or land development in preparation to or
as a result of such activity shall only be:
(4)
Protection of trees during construction.
(a)
Reasonable efforts shall be taken during any construction to
ensure the protection of trees protected by this section to ensure
that the trees are not accidentally injured or killed. These efforts
shall ensure that equipment does not damage tree trunks, that roots
are not compacted by vehicles and that the grade level around trees
is not changed by more than two inches. Protective fences must be
placed around the outside of the drip line of protected trees during
construction.
(b)
If an approved subdivision or land development plan states that
certain trees are to be preserved, and if those trees are killed,
then the developer shall be required to replace those trees with new
mature trees at a ratio of three new trees to one removed tree, in
addition to any other penalties provided in this chapter.
A.
Lots.
(1)
Zoning. All lots shall conform to all requirements of the Township
Zoning Ordinance as were in effect at the time such subdivision plan
was duly submitted.
(2)
Street frontage. All lots shall front on a public street or on a private street within the requirements of § 192-63 of this chapter.
(3)
The average depth-to-width ratio of a lot shall generally not be
greater than two to one.
(4)
Side lot lines shall abut and be approximately at right angles to
straight streets and on radial lines to curved streets. Pointed or
very irregularly shaped lots shall be avoided.
(5)
Lots abutting two streets on two noncontiguous sides shall ordinarily
not be created except as needed to avoid direct vehicular access onto
an arterial or collector street by individual driveways. This shall
not apply to a lot abutting a limited access highway.
(6)
A lot, other than preserved common open space, that would not be
suitable for uses permitted in that zoning district shall not be created
as part of a subdivision, but instead shall be incorporated into another
lot.
B.
Blocks.
(1)
Maximum length. Residential blocks shall not exceed 1,200 feet in
length in subdivisions using an average lot size of one acre or larger
and shall not exceed 800 feet in length in subdivisions having an
average lot size less than one acre.
(a)
Pedestrian and bicycle crossings. Pedestrian and bicycle access
easements shall be provided to allow pedestrian and bicycle access
where street connections are not available to serve the same purpose.
Any block exceeding 600 feet in length shall have midblock pedestrian
and bicycle access between streets.
(b)
Future street. Blocks shall be considered to be separated by
the reservation as part of an approved subdivision plan of a fifty-foot
minimum right-of-way reserved for a future cross street, such as a
street intended to serve future interior lots. Such future street
is not required to be constructed until such time as the lots fronting
on it are subdivided. Such right-of-way shall be retained in the same
ownership as the abutting interior lot(s) until a street may be developed.
(2)
Minimum length. Residential blocks shall have a minimum length of
250 feet.
(3)
Blocks shall be of sufficient width to permit two tiers of lots,
except where access is limited by virtue of an adjoining arterial
street or by virtue of topographic limitations.
C.
Off-street parking, access and loading. See also Chapter 220, Zoning.
(1)
Interconnected parking lots. The following provisions shall apply
adjacent to a collector or arterial street where two lots that are
each intended for current or future uses other than single-family
residences will be contiguous to each other.
(a)
When two contiguous uses or lots are in common ownership at
the time of subdivision or land development application, the parking
lots shall include an interconnection to allow vehicles and pedestrians
to travel from one use or lot to another use or lot without needing
to reenter a public street.
(b)
Where two contiguous lots involving current or future uses other
than single-family residences are not in common ownership, the applicant
for a subdivision or land development shall seek permission from the
abutting lot owner to allow a vehicle interconnection between the
parking lots. Unless the abutting property owner refuses to permit
the interconnection, the subdivision or land development shall include
the construction of a vehicle and pedestrian interconnection between
the parking areas. If the abutting property owner refuses to permit
the interconnection or the interconnection is currently not feasible,
the Board of Commissioners may require that the subdivision or land
development include an easement allowing a future interconnection
and/or construct the interconnection as a stub up to the applicant's
property line.
(c)
Where an interconnection is required or planned between two
uses or lots, the subdivision or land development shall include a
suitable cross-easement that permits vehicles and pedestrians from
one use or lot to have access through the parking lot and driveway
of the adjacent use or lot.
(2)
Each parking space adjacent to an island at the end of a parking
row shall have an additional two feet of paving provided in addition
to the required parking space width to allow access to the vehicle.
(3)
Developments other than single-family residential shall comply with
the applicable sections of the International Fire Code regarding access.
D.
Trail design standards. See also trail construction standards.
(1)
If deemed necessary for the convenient and safe circulation of bicycles
and pedestrians, subdivisions and land developments shall include
the construction of paved trails.
(2)
A paved trail shall have a minimum width of five feet and a maximum
width of 12 feet and shall be paved to Township standards. It may
be required to be placed within a street right-of-way in place of
a sidewalk or may be placed elsewhere on a lot within an easement
or other right-of-way.
(3)
A trail shall be required from the end of any cul-de-sac street to
the nearest cul-de-sac street or other street in each direction. A
trail shall also be required from the end of any cul-de-sac street
or any other street to provide a connection with adjacent undeveloped
land that can be extended onto that land when it is developed in the
future.
(4)
Appropriate signs shall be included at locations where trails intersect
with streets, driveways, sidewalks or other trails.
(5)
Trails shall generally be designed in accordance with Designing Sidewalks
and Trails, U.S. Department of Transportation, September 2001, or
as revised.
E.
Natural and historic feature preservation and maintenance.
(1)
Substantial and sensitive natural features and historic structures
and important archeological sites worthy of protection shall be respected,
incorporated into the design of and reasonably protected in any subdivision
or land development.
(2)
These features include, but are not limited to, natural drainage
channels, waterways and falls, large trees, mature groves of trees,
highly scenic views and important community landmarks.
(3)
Stream maintenance and access easements.
F.
Refuse facilities. All multifamily developments shall include conveniently
located refuse collection facilities for the residents. All uses within
nonresidential land developments and subdivisions shall include appropriate
refuse collection facilities. All bulk refuse collection refuse facilities
shall be screened by walls or evergreen landscaping from view of existing
dwellings, adjacent undeveloped residentially zoned lots and public
streets.
G.
Lot width modifications; flag lot within a conservation subdivision.
(1)
Lot width modifications. The minimum lot width requirement as measured
at the minimum building setback line for a lot may be reduced by the
following amounts in the following situations:
(a)
Along the curve of a cul-de-sac bulb, the minimum lot width
may be 60% of what would otherwise be required.
(b)
Along the outside of a curve in a street, the minimum lot width
may be 80% of what would otherwise be required.
(c)
Where a minimum front yard building setback is less than 50
feet, the minimum lot width may be measured at the proposed building
setback or at a fifty-foot yard setback, whichever is less.
(3)
Flag lot standards. A flag lot shall only be approved if it will
be within a conservation subdivision development and meets all of
the following standards:
(a)
A flag lot shall only be approved as a condition of the preliminary
or final subdivision approval.
(b)
A flag lot shall only be approved if the applicant demonstrates
that the flag lot:
(c)
A flag lot shall meet the minimum lot width requirement stated in Chapter 220, Zoning, as measured at the proposed front yard building setback line, as opposed to the minimum front yard building setback line.
(d)
The pole portion of the lot shall not exceed 300 feet in length,
as measured from the street right-of-way.
(e)
The lot shall have an absolute minimum lot width in all locations
of 25 feet, including but not limited to the minimum lot width as
measured along the street right-of-way.
(f)
A flag lot shall only be approved for a lot that is protected
by a deed restriction from future subdivision.
(g)
Every flag lot shall have a driveway on the lot that provides
access to a street, unless a shared driveway is approved.
(h)
A maximum of 10% of the lots within a subdivision may be approved
as flag lots.
(i)
The applicant shall demonstrate to the satisfaction of the Township
that the proposed driveway would provide adequate access for emergency
vehicles.
(j)
This section shall not relieve a property of any zoning requirements
other than the minimum lot width.
(k)
The minimum front yard requirement shall be met by being measured
back from the location on the lot where the minimum lot width is met.
(l)
A flag lot may be approved behind an existing lot, but a flag
lot shall not be placed behind another flag lot. Therefore, no more
than one tier of flag lots shall be permitted.
A.
Purpose. To provide adequate open spaces, recreational lands and
recreational facilities to serve Township residents for both active
and passive recreation; to recognize and work to carry out the recreation
plan portion of the Comprehensive Plan for Lower Allen Township.
B.
Applicability.
(1)
This section shall apply to any subdivision or land development for
which a preliminary plan or a combined preliminary/final plan is submitted
after the enactment date of this amendment. This section shall only
apply to a subdivision or land development that could result in the
construction of one or more new dwelling units.
(2)
This § 192-60 shall not apply to plans that only involve adjustments or corrections to an approved preliminary plan or a preliminary plan that was actively before the Township for consideration as of the date of the adoption of this section, provided the adjustments do not increase the number of proposed dwelling units.
C.
Limitations on use of fees.
(1)
Any fees collected under this section shall be placed in an interest-bearing
account and shall be accounted for separately from other Township
funds.
(2)
Such fees shall only be used for the following: acquisition of public
open space and related debt payments, development of public recreational
facilities, landscaping of public open space and closely related engineering
and design work.
D.
Land to be preserved. Any subdivision or land development regulated under this § 192-60 shall be required to preserve the specified amount of recreation land, unless the Board of Commissioners determines that recreation fees shall be required in lieu of land.
(1)
As a general nonbinding guideline, it is the intent of this section
that smaller developments (such as 10 or fewer dwelling units) that
do not include land that is adjacent to existing publicly owned land
shall be required to pay a recreation land fee in lieu of dedicating
land.
(2)
The land and fee requirements of this section shall be based upon
the number of proposed new dwelling units.
(3)
Prime recreation land. For the purposes of this section, the term
"prime recreation land" shall mean land proposed to be established
as public recreation land that would meet all of the following standards:
(a)
Slope of less than 6%;
(b)
Not a wetland under federal and/or state regulations;
(c)
Part of a contiguous tract of at least two acres (which may
include existing adjacent public recreation land or part of a Township
trail route); and
(d)
Not within the 100-year floodplain, as defined by official floodplain
maps of the Township.
(4)
Amount of public recreation land. If a subdivision or land development
is required to include public recreation land, the following amounts
for each permitted new dwelling unit shall apply:
|
Percentage of the Total Required Public Recreation Land
that Would Meet the Definition of "Prime Recreation Land"
|
Minimum Required Public Recreation Land Per Permitted
Dwelling Unit
(square feet)
|
|---|---|
|
0% to 25.0%
|
6,000
|
|
25.1% to 75.0%
|
3,000
|
|
75.1% to 100%
|
1,500
|
E.
Fees. If the Board of Commissioners determines that a proposed subdivision
or land development is required to pay fees in lieu of dedicating
recreation land, this fee shall be as established by the Township
Fee Schedule,[1] which may be updated by resolution of the Board of Commissioners.
[1]
Editor's Note: The Fee Schedule is on file in the Township
offices.
F.
Decision on land versus fees. The Board of Commissioners shall determine
whether a land dedication would be in the public interest or whether
the payment of fees is required. This determination should, but is
not required to, be made at the time of sketch plan review. The Township
should, at a minimum, consider the following in this decision:
(1)
Whether the land in that location would serve a valid public purpose.
(2)
Whether there is potential to make a desirable addition to an existing
public recreation area or to create a greenway along a creek.
(3)
Whether the proposed land would meet the objectives and requirements
of this section and any relevant policies of the Township Comprehensive
Plan and any recreation, open space or trail plan.
(4)
Whether the area surrounding the proposed development has sufficient
existing recreation and open space land and whether it is accessible
for pedestrians and bicyclists.
(5)
Any recommendations that may be received from the Planning Commission,
the Township Engineer and the Township Parks and Recreation Board.
G.
Recreation land and common open space requirements. The following
provisions shall apply to both required recreation land and to common
open space that may be required under other Township requirements:
(1)
Suitability. Recreation land and common open space shall be suitable
for its intended purpose. The applicant shall state, in writing, what
improvements, if any, he/she will commit to make to the land to make
it suitable for its intended purpose, such as grading, landscaping
or development of trails.
(2)
Ownership. Required recreation land shall be dedicated to the Township,
unless the Board of Commissioners agree to accept a dedication to
any of the following: the school district, the county, the Pennsylvania
Bureau of State Parks, the Pennsylvania Fish and Boat Commission,
the Pennsylvania Game Commission, a similar governmental agency, an
incorporated property owner association (such as a homeowners' or
condominium association) or an established environmental organization
acceptable to the Board of Commissioners. In the case of a rental
development, the Township may permit the recreation land or common
open space to be retained by the owner of the adjacent principal buildings.
(a)
If recreation land or common open space is to be owned by a
property owner association, the developer shall be required to establish
such association in a form that requires all property owners within
the development to annually contribute to the maintenance of the common
open space.
[1]
Any property owner association agreements regarding required
common open space shall be subject to acceptance by the Board of Commissioners,
based upon review by the Township Solicitor.
[2]
Prior to the sale of any dwelling unit or lot, all deeds shall
require each property owner to pay fees on a regular basis for the
maintenance and other expenses of owning such land. The property owners
shall be incorporated with covenants and bylaws providing for the
filing of assessments. After providing notice to affected owners,
the Township shall have the authority to establish municipal liens
upon all properties in the association to fund maintenance of the
land and Township legal costs if the property owners' association
does not fulfill its responsibilities.
[3]
An orderly process shall be established for the transfer of
the land to the association. The Township may delay a transfer of
maintenance responsibilities by a developer to a property owners'
association until such association is incorporated and able to maintain
such land.
(b)
Transfer to another entity. If the approved plan states that
ownership of and/or responsibilities to maintain the recreation land
or common open space are limited to a particular entity, then any
transfer of ownership or responsibilities to another entity shall
require preapproval by the Board of Commissioners. Where land is to
be owned by a conservation organization, a process should be established
for the land to transfer to a different organization if the first
organization is not able to fulfill its obligations.
(c)
The Board of Commissioners shall have the authority to refuse
to accept an offer of dedication of common open space to the Township.
(3)
Easements/deed restrictions. Any required recreation land or common
open space dedication shall include deed restrictions or conservation
easements to permanently prevent its development for buildings, except
buildings for approved types of noncommercial recreation or to support
maintenance of the land. Such deed restrictions or conservation easements
shall, at a minimum, be enforceable by the Township. The Board of
Commissioners may require that the restrictions or easements also
authorize enforcement by a suitable third party.
(4)
Priorities. Priority shall be given to dedication of land that would
be suitable for:
(5)
Suitability. Land that is not suitable for active or passive recreation
shall not be permitted to meet the requirements of this section. Portions
intended for active recreation shall be well-drained, of an average
slope of less than 6% and not require filling in of a wetland for
use.
(6)
Access and contiguousness. Required recreation land and common open
space within a subdivision or land development shall be contiguous,
except as may be specifically exempted by the Board of Commissioners,
and shall have adequate access for maintenance and by pedestrians
and bicycles.
(7)
Other ordinances. Any required land dedication or fees under this
section shall be in addition to any land dedication or improvement
requirements of any other Township ordinance.
(8)
Residual lands. If only a portion of a larger tract of land is currently
proposed to be subdivided, or the applicant owns one or more adjacent
tracts that are not currently proposed to be subdivided, the applicant
shall provide a sketch of a possible future land dedication on these
adjacent lands. The intent is to coordinate current plans with any
future development, even in the long term.
(9)
Coordination with future adjacent dedication. The Board of Commissioners
may require that a required land dedication within a property currently
being subdivided be placed along an edge of the property so that it
may, in the future, be combined with an open space or public recreation
land dedication on the edge of an adjoining property when that adjoining
property is subdivided or developed.
H.
Combination of land and fees. Upon mutual agreement of the Board
of Commissioners and the applicant, the Township may accept a combination
of public recreation land and fees in lieu of land to meet the requirements
of this section for a subdivision or land development. This combination
shall be based upon the public recreation land requirement applying
for a certain number of dwelling units and the fee in lieu of land
requirement applying for the remaining development. For example, if
a development included 25 dwelling units, public recreation land could
be required for 15 dwelling units and fees could be required for 10
dwelling units.
I.
Timing of residential fees. Fees required by this section for all
of the dwelling units shall be paid prior to the recording of the
final plan.
J.
Facilities in place of land or fees. An applicant may submit a written
request for a modification of the requirements of this section by
offering to construct substantial permanent recreation facilities
within the proposed subdivision or land development or on land dedicated
for a public trail. Such modification shall only be approved if the
applicant clearly demonstrates to the satisfaction of the Board of
Commissioners that the facilities will serve a valid public purpose,
will be designed following modern standards in a durable manner and
will have a higher market value than the land or fees that would otherwise
be required.
(1)
A modification of these requirements may also be approved by the
Board of Commissioners if the applicant donates or sells appropriate
public recreation land to the Township. In such case, the applicant
shall provide a written appraisal from a qualified professional that
the market value of the donation or price reduction is greater than
the value of the fee or land requirement that is waived. In such case,
the land shall be determined to be suitable for public recreation
by the Board of Commissioners.
A.
Sanitary sewage disposal systems.
(1)
In general.
(a)
All subdivisions and land developments shall be served with
an approved and adequate sewage disposal system (either on-lot or
public) that will meet state and Township regulations.
(b)
Where a public sanitary sewage system is available within 1,000
feet of, or where plans approved by the Board of Commissioners or
Authority provide for the installation of public sanitary sewage facilities
to within 1,000 feet of, a proposed subdivision of land development,
the applicant shall provide a complete sanitary sewer system. Such
system shall be designed and constructed in accordance with state,
Township and Authority requirements and shall connect to the existing
public sanitary sewer system.
(c)
Public sewage connections. Any principal building or use within
a subdivision or land development that generates wastewater and that
could connect into a public sewage system shall be required to connect
into that system. The applicant shall be responsible to pay such reasonable
capital expenses that are necessary for such connection.
(2)
Central sewage service. See also Chapter 175, Sewers, of the Township Code.
(a)
Lower Allen Township Authority shall have the authority to approve
or reject the proposed sewage collection system for just cause.
(b)
Nonpublic sewage service. If nonpublic central sewage service
is proposed, the Board of Commissioners shall have the authority to
permit or not permit such service to meet the sewage requirements
of this section based upon:
[1]
Whether public sewage service is expected to be available within
five years of the date of preliminary plan approval;
[2]
Whether the proposed system would be consistent with the Township's
official Sewage Facilities Plan; and
[3]
Whether the system would include an appropriate permanent system
for professional operation and maintenance.
(3)
On-lot sewage disposal system.
(a)
If connection to a public sewage system is not required at the
time of occupancy, and if a nonpublic central sewage system is not
approved by the Township under the Township Sewage Facilities Plan,
then each lot shall be required to be served by an on-lot sewage disposal
system that will meet all applicable state regulations. Each such
proposed location shall be tested and approved by the Township Sewage
Enforcement Officer prior to approval of the final plan.
(b)
Portable chemical toilets allowed as per DEP regulation or other
approved privies shall not be used as a primary method of sewage service
for a subdivision or land development that operates more than 10 days
in any calendar year, other than publicly owned outdoor recreation
uses and construction sites.
(c)
See Chapter 220, Zoning,which requires a tested alternate septic system location meeting all DEP regulations.
(d)
The applicant shall submit results or a summary of the tests
of required on-lot septic tests and shall show approved test locations
on the preliminary plans in accordance with DEP planning module requirements.
(4)
Laterals. Each lot with central sewage service shall be served by
a separate sewage lateral.
B.
Water supply systems, fire hydrants and fire protection.
(1)
In general.
(a)
All subdivisions and land developments shall be served with
an adequate on-lot or central water supply system that will meet DEP
and Township requirements.
(b)
Where a public water main supply system is available within
1,000 feet of, or where plans approved by the Board of Commissioners
or public water utility provide for the installation of public water
facilities to within 1,000 feet of, a proposed subdivision of land
development, the applicant shall provide a complete public water main
supply system. Such system shall be designed and constructed in accordance
with state, Township and public water utility requirements and shall
connect to the existing public water main supply system.
(c)
Required connections to central water systems.
[1]
The Board of Commissioners, after requesting any recommendations
of the Planning Commission, the Township Engineer and the appropriate
water supplier, shall require all lots and principal uses within a
subdivision or land development to be connected to an existing public
or Township-approved central water system where the Board of Commissioners
determines that such connection would be feasible, cost-effective
and reasonable, considering the distances that the lines would need
to be extended and the average cost per dwelling or lot.
(2)
Central water supply system.
(a)
Water supplier approval. Proposed extensions of central water
systems shall meet all applicable procedures, reviews and requirements
of any appropriate municipal authority or water company. Such extension
shall be approved by such agency prior to final plan approval, although
specific detailed service agreements are not required to be signed
until prior to recording.
(b)
Nonpublic supplier. Any new central water system that is not
owned by a public authority or municipality shall be found to be acceptable
in capacity, pressure, design and construction. The Board of Commissioners
may deny permission for a subdivision or land development to be served
by a nonpublic central water system if such system cannot guarantee
sufficient water pressure and capacity and would not include a suitable
process for long-term operation and maintenance.
(3)
On-lot water system (wells).
(a)
Well locations. When a subdivision or land development is not
required to connect to a central water system, acceptable locations
for on-lot water systems shall be shown on plans and shall be constructed
in accordance with regulations of DEP.
(b)
Setback. Wells shall be located no closer than 25 feet from
any existing or future street right-of-way. Wells shall also be located
to meet minimum requirements of the Federal Housing Administration.
(4)
Fire hydrants. All subdivisions and land developments that will be
served by central water service shall provide fire hydrants as needed
with appropriate water pressure so that all dwelling units are within
600 feet of an active fire hydrant. All nonresidential principal buildings
shall be located within 400 feet of an active fire hydrant.
(a)
All hydrants shall be placed with the steamer nozzle facing
toward the street or parking lot and shall be located so that they
are accessible to within five feet by fire apparatus.
(b)
All hydrants shall provide one five-inch Storz connection.
(c)
Fire flows shall not be less than 500 gallons per minute in
single-family residential areas and 1,000 gallons per minute in other
development areas at 20 psi residual pressure.
(d)
The water system supplying the hydrants shall be capable of
meeting maximum domestic consumption at all times, plus required fire
flow for a minimum duration of two hours.
(e)
The Board of Commissioners may grant a modification of these
requirements based upon a written recommendation by a professional
engineer with expertise in fire protection.
(5)
Water studies.
(a)
Purposes. To provide the Township with information to properly
evaluate the impact a proposed development will have upon groundwater
resources. To make sure that adequate water supplies will be available
to service a proposed development without negatively impacting adjacent
uses dependent upon the same water sources.
(b)
A hydrogeologic study shall be required to be submitted by the
applicant whenever a proposed use, subdivision or land development
will be served by noncentral water supplies. (NOTE: regulations of
the Pennsylvania Department of Environmental Protection may also require
the submission of a hydrogeological study as part of the sewage facility
planning process.)
(c)
This Subsection B(5) shall not apply to a development that will be served by a public central water system.
(d)
Credentials. The study shall be prepared by a professional geologist
or professional engineer with substantial experience in preparing
similar studies. Before any person or entity is engaged to prepare
the study, the applicant shall submit written credentials of the individual
who will direct the study. The Township shall then have a maximum
of 45 days from the date of receipt to the Township to determine whether
the individual's credentials are acceptable. The Township may also
preapprove a written list of individuals who are known to be qualified
to complete these types of studies.
(e)
The hydrogeologic study, at a minimum, shall include the following:
[1]
A location map for the proposed development showing proximity
to waterways, lakes and major roads.
[2]
Existing water supply wells within 1/2 mile of the proposed
development (may be appropriate locations).
[3]
A proposed thirty-day average rate and maximum daily rate of
groundwater or springwater withdrawal from each water source.
[4]
A map showing water withdrawal points.
[5]
An analysis of the impacts of the water withdrawal upon the
groundwater supply and upon uses and creek levels within a 1/2-mile
radius of the project, including agricultural activities.
[6]
The analysis shall consider impacts during both normal conditions
and drought conditions. Drought conditions shall be documented.
[7]
The Board of Commissioners may require that the study include
the construction of test wells to determine the impacts. The level,
rates, dates and times of water measurements shall be provided, and
weather conditions shall be documented. The impacts upon a reasonable
sampling of existing wells shall be recorded, provided that the owners
of such wells grant permission for such studies.
(f)
If the Township determines that the water withdrawal could have
a significant negative impact upon existing water users, then as a
condition of any development approval, the Township may require that
the applicant commit in a legally binding manner to appropriate mitigation
of the negative impacts. This mitigation may include, but is not limited
to:
[1]
A financial guarantee to fund a deeper well or a connection
to a central water system for properties that experience negative
impacts after the water withdrawal occurs;
[2]
A permanent conservation easement placed on sufficient land
areas to result in amounts of groundwater recharge that is equivalent
to the amount of groundwater that is being withdrawn; or
[3]
A legally binding commitment to reduce the amount of the water
withdrawal during drought conditions.
C.
Utilities and easements.
(1)
Utilities.
(a)
All electric power, telephone, data, cable television and natural
gas service lines within a new subdivision or land development shall
be placed underground, and be installed in accordance with the current
standards of the utility serving the subdivision or land development.
(b)
All nonmetallic underground utility installations, mains and
laterals shall be installed with metallic tape above the pipe that
is detectable from above the finished surface by a standard metal
detector.
(2)
Easements. Easements shall be provided as follows:
(a)
Drainage, sanitary sewage, central water, emergency access and
other types of easements shall be provided as determined to be needed
by the Township and as indicated on the plans.
(b)
Width. The standard minimum width of an easement shall be 20
feet, which may be reduced to 10 feet for each lot if a ten-foot minimum
easement exists on the abutting side of the abutting lot.
(d)
Additional width of easements shall be provided for additional
utilities if required by the water or sanitary sewage supplier.
(e)
Separation. Minimum separation distances between utility lines
shall be as required by the applicable utility.
(f)
Pipelines. If any activity is proposed within the right-of-way
of an underground fuel or gas pipeline, the applicant shall provide
written evidence from the operator of such pipeline that such activity
is acceptable under his or her safety standards and the terms of that
right-of-way.
(g)
Locations. Easements shall be placed along lot lines or street
rights-of-way to the maximum extent possible, as opposed to the center
of a lot.
(h)
Maintenance and obstructions. The owner of the lot shall properly
maintain an easement or right-of-way in such a condition that does
not inhibit its intended purpose(s). Fill or structures shall not
be placed in an easement or right-of-way in a way that inhibits its
intended purpose(s). Specifically, structures or grading that could
alter or obstruct stormwater flows in violation of the approved final
plan shall be prohibited within stormwater easements.
(i)
Township entry. The Township, at its option, shall have the
right to enter a stormwater easement or any municipal easement or
right-of-way to maintain it or improve it for its intended purpose(s),
although the Township does not accept the responsibility to complete
such work.
D.
Streetlighting.
(1)
Streetlights shall be placed at street intersections. Streetlights
may be placed at additional locations along streets.
(2)
Such lights shall meet lamp and wiring standards established by the
applicable electric company. Pole types shall be acceptable to the
Township.
(3)
Where streetlights are required on a public street, the developer
is responsible to complete all excavation and other work that is not
the responsibility of the utility and to fund all reasonable costs
that may be levied by the public utility for such work.
(4)
Private lighting. On all private streets, parking areas and other
areas requiring lighting, the developer shall provide materials, installation,
energizing and power for all lighting systems necessary for security
and public safety. A system acceptable to the Board of Commissioners
shall be established for the maintenance and funding of such lights.
B.
Consistency with stormwater provisions. The provisions of this chapter shall apply except where a specific provision of Chapter 184, Stormwater Management, supercedes this chapter. In case of any differences between Chpater 184 and this chapter, where Chapter 184, Stormwater Management, does not supercede, then the more restrictive requirement shall apply.
A.
Street construction standards.
(1)
Grading.
(a)
Right-of-way grading.
[1]
The right-of-way shall be graded according to the approved cross
section. The excavation shall be backfilled and suitably compacted
to the satisfaction of the Township Engineer.
[2]
The finished street surface shall be sloped in conformance with
the Township specifications.
[3]
A proper superelevation shall be provided on arterial and collector
streets when required by the design criteria.
(b)
Grading beyond right-of-way.
[1]
The subdivider or developer may be required to grade beyond
the right-of-way line in order to provide continuous slope from the
right-of-way line to the proposed elevation of the abutting property.
[2]
Such grading beyond the right-of-way shall generally maintain
the original directions of slope except where stormwater runoff designs
dictate changes.
[3]
Approved plans, either preliminary or final, showing proposed
grading, shall be a covenant running with the land.
[4]
In areas of earth excavation or earth fill, such grading shall
be done to a maximum slope of four feet horizontal to one-foot vertical.
In areas of rock excavation, such grading shall be done to a maximum
slope of one foot horizontal to two feet vertical.
[5]
In no case shall the required street grading extend onto an
adjoining property with a different landowner, unless the other adjoining
property owner gives a written agreement to the developer to accomplish
such work.
(c)
Trench excavation. All trenches excavated within the cartway
of an existing or proposed public street or right-of-way shall be
restored in accordance with Township standards.
(2)
Street construction. See also § 192-57.
(a)
Drainage of streets shall comply with § 192-62 of this chapter.
[1]
All street inlets shall be combination inlet and hood-type in
compliance with PennDOT standards for Type C Special Inlet, with ten-inch
curb reveal. Road surface shall be sloped into the inlet to facilitate
drainage.
[2]
Minimum pipe size in public rights-of-way shall be eighteen-inch
interior diameter.
[3]
All springs and sump pump discharges shall be collected and
conveyed by pipes so as not to flow into streets or over sidewalks.
[4]
Pipes shall not be placed through street curbs.
(b)
All street pavements shall comply with the provisions of this
section, unless a specific different standard is required by PennDOT
for a state road.
[1]
All materials, construction procedures and other specifications
shall be in conformance with the latest edition of the PennDOT Publication
408, Specifications, and Publication 72, Roadway Construction Standards.
[2]
The subgrade shall be properly compacted and sloped.
[a]
The Township may require a greater depth of subbase
where necessary considering the conditions of the subgrade and subbase.
Materials that are unsuitable, wet soils and soils subject to frost
heave shall be removed and replaced, drained or otherwise stabilized
to handle anticipated loads.
[b]
The Township may require field and/or laboratory
testing of the subgrade, particularly if on-site material is proposed
to be used.
[c]
The Township may require compaction tests, with
the Township's costs reimbursed by the developer.
[d]
The subbase depth shall be in accordance with an
approved pavement design.
[3]
The base course shall be in accordance with an approved pavement
design.
[4]
Shoulders and parking lanes shall be constructed with a full
depth of pavement matching the adjacent travel lane.
[5]
All street construction materials shall be certified, in writing,
by the supplier as meeting PennDOT specifications.
(c)
Pavement base drains. Pavement base drains are required on all
streets. Pavement base drains shall conform to PennDOT Publication
408 and shall be provided with a suitable outlet.
(d)
Alleys and shared driveways. Alleys and shared driveways serving
more than one lot shall be constructed with a five-inch minimum compacted
depth stone subbase, three-inch minimum compacted depth bituminous
base course, and a one-and-one-half-inch minimum compacted depth surface
course.
(e)
Street inspections. The entity constructing a street shall provide
the Township Engineer or his/her designee with a minimum of five business
days' advance notice before the start of initial construction of improvements
and a minimum of two business days' advance notice before the following
street construction is accomplished so that an inspection may be scheduled:
(f)
Tree stumps shall not be buried within the right-of-way.
(g)
The developer shall ensure that pavement markings are applied
on streets in conformance with PennDOT specifications, if required
on the approved plan. The Township may require the installation of
delineators.
 |
(3)
Curb. Where required, curbing along streets shall meet requirements of PennDOT Publication 408, as last revised. See also the curbs section of Chapter 187, Streets and Sidewalks, of the Township Code. Gutter design shall be subject to the approval of the Township Engineer based upon standard engineering practices.
(4)
Temporary cul-de-sac.
(a)
The Township may require the construction of a temporary cul-de-sac
turnaround where a street is approved to be extended in the future.
The dimensions of a temporary cul-de-sac turnaround shall be the same
as any other other cul-de-sac. If the temporary cul-de-sac is approved
to be removed, the excess right-of-way shall revert to the adjacent
lot owners.
(b)
The temporary cul-de-sac is not required to be constructed to
Township pavement standards if the applicant provides financial security
to complete the segment of street and install any necessary permanent
turnaround. In such case, the temporary cul-de-sac may be constructed
of six-inches of well-compacted aggregate. If the street is not extended
within two-years, the Township may require the developer to improve
the cul-de-sac to meet all Township requirements.
B.
Traffic control standards.
(1)
Street signs, traffic signals, pavement markings and other traffic
control devices shall meet standards of PennDOT.
(3)
Pavement markings.
(4)
Traffic signals.
(a)
The developer shall supply and install traffic signal systems
where warranted.
(b)
All traffic signals shall meet current standards of PennDOT
and be installed in accordance with the traffic signal permit issued
by PennDOT. Materials and methods of installation must be preapproved
by the Township.
(c)
All traffic signal control equipment shall be compatible with
the Township's existing signal systems. Controllers shall be Econolite
brand.
(d)
All light sources in signal systems shall be LED type, unless
specifically approved otherwise by the Township.
(e)
All signal systems shall include emergency vehicle preemption
devices compatible with the Township's system.
(f)
All traffic signals shall be connected to the existing signal
system and the Township Municipal Services Center by suitable means
for communication.
(g)
All vehicle detection devices in signal systems shall be video
type, unless specifically approved otherwise by the Township.
(h)
All new traffic signal installations shall be equipped with
a battery backup uninterruptable power supply.
C.
Pedestrian and bicycle facility construction standards.
(1)
Sidewalks. See § 192-57C(9).
(a)
Sidewalks, where required or provided, shall be located within
the street right-of-way and no closer than five feet from the curbline.
A grass planting strip shall be planted between the curb and sidewalk.
This strip shall only be paved at driveway entrances.
(b)
Any required sidewalks shall have a minimum width of:
(c)
Where required, sidewalks shall meet requirements of PennDOT standards as last revised. See also the sidewalks section of Chapter 187, Streets and Sidewalks, of the Township Code.
(d)
Maintenance. It shall be the responsibility of adjacent landowners
to maintain, clear snow and ice from and repair sidewalks.
(2)
Access for persons with disabilities. All sidewalks and curbs at
the intersection of two or more public streets shall include a sloped
section and curb cut in accordance with U.S. Access Board requirements
and PennDOT standards.
(3)
Paved trails.
(a)
Trails shall generally be constructed in accordance with Designing
Sidewalks and Trails, U.S. Department of Transportation, September
2001, or as revised.
(b)
Trail standards:
|
Neighborhood and Minimal-Use or Short-Length Trail
|
Collector Trails Serving or Connecting More Than One Neighborhood
or Destination
|
Multiuse Trail Planned for Significant Use By Multiple
Modes
| |
|---|---|---|---|
|
Minimum pavement width (feet)
|
5
|
8
|
12
|
|
Minimum easement or right-of-way width1 (feet)
|
10
|
15
|
20
|
|
Maximum grade2
|
7.00%
|
5.00%
|
5.00%
|
|
Maximum cross slope
|
2.00%
|
2.00%
|
2.00%
|
|
Minimum vertical clearance (feet)
|
10
|
10
|
10
|
|
Minimum horizontal clearance, from each side of pavement (feet)
|
2
|
3
|
4
|
|
NOTES:
| |
|---|---|
|
1
|
Minimum two-foot-wide graded shoulder on each side.
|
|
2
|
Short sections of steeper grades may be permitted to allow design
compatible with surrounding topography.
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D.
Landscape construction standards.
(1)
Street trees.
(a)
Minimum sizes and standards. The trunk diameter (measured at
a height of 3.5 feet above the finished grade level) of deciduous
shade trees required by this chapter shall be a minimum of 2.5 inches.
The minimum height above the ground level at the time of planting
of trees required by this chapter shall be six feet.
(b)
Planting and maintenance.
[1]
Trees shall be planted in conformance with good landscaping
practices.
[2]
Trees adjacent to or within parking areas shall be properly
protected from damage by vehicles by raised curbs, raised earth, similar
devices and/or sufficient setback.
[3]
Required trees shall be properly maintained and shall not be
removed without being replaced by another tree that meets the requirements
of this section.
(c)
Required street trees shall be planted in accordance with the
Township's landscape construction standards.
(d)
Street trees shall be planted in a planting bed of structural
soil, sized to provide two cubic feet of structural soil volume per
square foot of tree crown projection. Mix design of the structural
soil shall be prepared by the design professional and approved by
the Township.
(3)
Open space and meadows. Areas identified as open space or meadow
shall be planted with specific wildflower seed mixtures designed for
that purpose. The planting plan may include other seed mixtures for
specific areas such as walking and recreational areas.
(4)
Riparian buffers.
(a)
Planting plans shall be prepared for all areas identified as riparian buffers in accordance with Chapter 220, Zoning. Plans shall include removal of existing detrimental species and replanting with appropriate plants and/or seed mixtures.
(b)
Planting plans shall generally follow industry guidelines for
riparian buffer plantings, such as USDA NA-TP-02-97 and the Chesapeake
Bay Riparian Handbook.
E.
Monuments and lot pins.
(1)
Monuments.
(a)
Location. Permanent reference monuments shall be located at
exterior corners of the subdivision or land development. A minimum
of two permanent monuments shall be required at the street right-of-way
line for each 500 feet of street length. These monument requirements
may be modified by the Township Engineer if an alternate arrangement
still permits a surveyor to stake out accurately any building lot
shown on the record plan.
(b)
Type. Reference monuments shall be constructed of steel-reinforced
portland cement concrete or other materials preapproved by the Township
Engineer and should have a minimum size of four inches at the ground
level and shall have the top flush with the grade level.
(2)
Lot pins. All lot corner markers shall be permanently located and
shall be at least a three-quarter-inch metal pin or pipe with a minimum
length of 20 inches, located in the ground to existing grade.
F.
Erosion control and grading.
(1)
Ground cover and topsoil. After completion of construction on a lot,
all exposed ground surfaces that are not paved and that are not covered
by approved gravel areas or decorative stones or similar material
shall be covered by a minimum of four inches of topsoil and an attractive
nonpoisonous vegetative ground cover that will prevent soil erosion
and the raising of dust.
(2)
Erosion control.
(a)
Any earth disturbance shall be controlled by proper measures
to prevent soil erosion and sedimentation, following PaDEP and Township
regulations and standards of the County Conservation District.
[1]
A soil erosion and sedimentation pollution control plan is required
for most types of earth disturbance.
[2]
Compliance with such plan shall be an automatic condition of
any approval or permit under this chapter.
[3]
Township permits may be suspended if earth disturbance does
not comply with such approved plan.
(b)
Both the owner of the property at the time of any earth disturbance
and the person(s)/company accomplishing the work shall be responsible
to ensure that adequate erosion control measures are used.
(c)
The Township may require the submittal of and compliance with
a suitable erosion control and grading plan for an individual lot
prior to construction of a principal building.
