The following minimum subdivision principles, standards and
requirements will be applied by Township officials in evaluating the
plans for a proposed subdivision.
A.
Land shall be suited for the purpose for which it is to be subdivided.
B.
Land subject to hazards of life, health and safety, such as strip
mine land, quarry land, open ditches and land subject to flooding
or subsidence, shall not be subdivided for residential purposes until
all such hazards have been eliminated. In the case of land falling
under the aforementioned categories, no subdivision plan shall be
approved unless accompanied by an affidavit prepared by a qualified
engineer stating that such hazards do not exist. In addition, any
subdivision falling in a flood-prone area shall be clearly delineated
on the preliminary and final plans.
[Amended 9-9-1997 by Ord. No. 59]
A traffic study shall be required for all new streets and roads
within the Township under this chapter demonstrating the following
design criteria and providing the following information:
A.
Proposed streets shall be properly related to Township, county, and
state road and highway plans which have been prepared and officially
adopted and/or filed as prescribed by law.
B.
Streets shall be logically related to the topography to achieve usable
lots and reasonable grades.
C.
Internal subdivision streets shall be laid out to discourage unnecessary
through traffic, but provisions to coordinate adjacent area streets
will be generally required. Streets, curves, intersections and driveways
shall be logically related to the speed vehicles can be anticipated
to use on the streets and roads so designed.
D.
Where a subdivision plan abuts or contains an existing or proposed
arterial street, the Board of Supervisors may require local access
streets, reverse-frontage lots or such other treatment which will
provide protection for abutting properties, reduction in the number
of intersections with arterial streets and separation of local and
through traffic. All necessary traffic control devices shall be included
in the plan and separately scheduled.
E.
New half or partial streets will not be permitted except where essential
to reasonable subdivision of a tract in conformance with the other
requirements and standards of this chapter and where, in addition,
satisfactory assurances for dedication of the remaining part of the
street is secured.
F.
Wherever a tract to be subdivided borders an existing half or partial
street, the other part of the street shall be plotted within such
tract.
G.
Cul-de-sac streets may be permitted when it is clear that through
traffic at such a street end is not essential to the existing or future
street systems in that district, or to the development of adjacent
properties in the area.
H.
If lots resulting from original subdivision are large enough to permit
additional subdivision, or if a portion of the tract is not subdivided,
adequate street rights-of-way shall be provided as necessary to allow
for future development activities.
I.
Reserve strips, restricting or controlling access to adjacent streets
or properties shall be prohibited.
J.
Maximum allowable grades; center line of streets.
|
Arterial streets
|
7%
| |
|
Collector streets
|
7%
| |
|
Local streets
|
12%
|
 |
|
Grades in excess of the standards cited herein may be approved
by the Board of Supervisors where it is clear that no traffic hazards
or maintenance problems will be created.
|
K.
Minimum grades on all streets shall not be less than 1%.
L.
Vertical curves shall be installed on all street grade changes to
provide for the following minimum sight distances:
|
Arterial streets
|
400 feet
| |
|
Collector streets
|
200 feet
| |
|
Local streets
|
150 feet
|
 |
N.
Widths.
(1)
Minimum street right-of-way widths and cartway widths shall be as
follows:
|
Type of Street
|
Cartway
(feet)
|
Right-of-Way
(feet)
| |
|---|---|---|---|
|
Local
|
20
|
50
| |
|
Collector
|
24
|
50
| |
|
Arterial
|
30
|
60
|
(2)
Additional right-of-way and cartway widths may be required by the
Board of Supervisors for the following purposes:
(a)
To promote public safety and convenience.
(b)
To provide additional circulation and parking space in commercial
and industrial development areas and in areas of high-density residential
development.
(c)
Where a subdivision abuts or contains an existing street of
inadequate right-of-way in conformance with the above standards.
O.
Street intersections.
(1)
Curbs, where required by the Board of Supervisors, shall be installed
by the subdivider along the streets or where deemed necessary for
public safety. The curbs shall be of a type and material as specified
and approved by the Board of Supervisors. All curbs at intersections
shall be rounded by a minimum radius of 20 feet.
(2)
Where the grade of any street at the approach to an intersection
exceeds 5%, a leveling area shall be provided with a transitional
grade not to exceed 2% for a distance of 25 feet from the nearest
right-of-way line of the intersection.
(3)
Multiple intersections of more than four streets shall be prohibited.
(4)
Minimum street intersection angles shall not be less than 60°.
(5)
At the intersection of two or more streets, the driver of a vehicle
shall have an unobstructed view to both his right and left of at least
75 feet as measured along the center lines of intersecting streets.
 |
(6)
Intersections of local streets with collector and arterial streets
shall be kept to a minimum, consistent with topography and other local
conditions. Intersections of less than 150 feet shall be avoided.
P.
Alleys shall not be permitted in any subdivision.
Q.
Private streets shall not be approved nor shall improvements for lots abutting private streets be approved, except as provided for in this subsection and § 245-20A(5). The creation or extension of a private street to serve no more than five lots in a residential subdivision, plus a residual parcel containing one existing residential structure, may be approved by the Board of Supervisors subject to the following requirements; however, in no case shall more than six lots front along a private street, either proposed or existing:
[Amended 12-29-2003 by Ord. No. 68]
(1)
The minimum right-of-way width for the private street shall not be
less than 50 feet.
(2)
All private streets shall end in a cul-de-sac with a minimum forty-foot
radius cartway, maintained for emergency accessibility, within a fifty-foot
minimum radius right-of-way.
(3)
All impervious surfaced driveways within the subdivision must be
designed to prevent stormwater runoff onto the private street.
(4)
Upon the initial submission of the subdivision plan involving the
creation of a new private street, an area shall be provided for stormwater
management of the roadway, to accommodate any future paving of the
cartway.
(5)
The execution of a maintenance agreement to be recorded with all
deeds for all newly created lots utilizing the private street, guaranteeing
maintenance of the private street, and shall be noted on the plan
of subdivision. This document shall be forwarded to the Township Solicitor
for review prior to any subdivision plan approval.
(6)
The entrance of each private street shall be constructed as follows:
eight inches of stone shall be applied for the first 50 feet of the
roadway and paved with three-inch BCBC and one-inch ID2 wearing, and
the remainder of the roadway shall have a minimum design criteria
of six inches of 2A Limestone. A ten-foot radius at the public roadway
and a twenty-foot-wide cartway shall be provided.
(7)
A culvert or ditch line, as permitted and approved by the Township
Engineer and Roadmaster, shall be provided to direct drainage to an
approved discharge point or stormwater management area.
(8)
Only one private street per parcel shall be permitted, effective
the date of this chapter.
(9)
All private rights-of-way for vehicular access shall abut or intersect
with a public right-of-way.
R.
Streets proposed for commercial or industrial land development purposes
shall be laid out to intersect directly with arterial and collector
streets. Insofar as possible, traffic circulation systems for commercial
and industrial subdivisions shall be designed in a manner to eliminate
or discourage traffic flow through residential areas.
S.
Driveways (site ingress and egress).
(1)
Residential driveways shall be located to provide the best visibility
possible within the limits of the property each driveway serves. Driveways
shall conform to the following tabulation:
|
Width
|
10 feet minimum
| |
|
Radius
|
10 feet minimum
|
(2)
Commercial and industrial ingress and egress (driveways) shall be
designed to provide optimum visibility and to minimize traffic congestion
in the vicinity of the development parcel. Traffic access design shall
conform to the following requirements:
(a)
(b)
Defined ingress and egress points shall be required for all
commercial and industrial development parcels.
(c)
One-way traffic driveways with access to public rights-of-way
shall have a minimum width of 12 feet.
(d)
Two-way traffic driveways with access to public rights-of-way
shall have a minimum width of 24 feet.
(e)
No traffic driveways shall exceed 30 feet in width.
(f)
Driveways at their intersections with public rights-of-way shall
be designed to provide radii at curblines of at least 40 feet.
(g)
A minimum distance of 80 feet shall be provided between all
points of ingress or egress on a development parcel.
(h)
Points of ingress or egress shall be established at a minimum
of 30 feet from a side property line. A minimum of 40 feet shall be
required from the property line of a corner lot.
(3)
All driveways shall be constructed so as not to interfere with roadway
drainage. Cross drains shall be constructed beneath the driveway where
required to provide adequate drainage.
[Amended 3-10-1992 by Ord. No. 51]
A.
The following general provisions shall apply to all subdivisions
of land:
(1)
All lot area requirements and specified minimum yard and setback
designations shall be dimensioned from public rights-of-way where
applicable. No lot area requirement or setback shall be computed from
within a public right-of-way.
(2)
The frontage width of lots abutting a cul-de-sac shall be determined
as the width at the building line. The side yard and setback requirements
will be calculated from the midpoint of the structure along the average
length of both sides of the structure.
(3)
All lot lines shall be set perpendicular or radial to the center
line of the street whenever possible.
(4)
Lots abutting local streets shall front upon the streets which parallel
the long dimension of the block, if possible.
(5)
All lots shall abut by their full frontage on a dedicated public street right-of-way, unless a private street is proposed in accordance with the requirements of § 245-19Q. Existing private streets may be extended in accordance with the requirements of § 245-19Q. Lots abutting on a private street may be approved, provided that:
[Amended 12-29-2003 by Ord. No. 68]
(a)
Any grading, drainage, road base installation or other improvements to a private street on which lots are approved for subdivision by this provision shall be carried out in a manner that is consistent with § 245-19Q. All plans for initial improvement activities and any future improvements on said private streets shall be approved by the Township Supervisors prior to installation and subject to inspection during and after completion.
(b)
Maintenance and liability associated with all private streets under this provision shall be, and remain, the responsibility of adjacent property owners of said subdivision. A maintenance agreement shall be executed and recorded as per § 245-19Q(5).
(c)
Lots shall meet all dimensional, area, land criteria and other
applicable improvement and design standards specified by this chapter.
(6)
No land shall be graded, cut or filled so as to create a slope exceeding
a vertical rise of one foot for each two feet of horizontal distance
between abutting lots, unless a retaining structure is installed in
accordance with specifications approved by the Township Engineer and
the Board of Supervisors.
(7)
The literal application of front yard, side yard and rear yard setback requirements for single-family dwellings as set forth in § 245-20B(1) of this chapter may be relaxed by the Board of Supervisors in predominantly developed areas, provided that:
(a)
Seventy-five percent or more of the established structures on
the same side of the street in the immediate vicinity have yard areas
less than required by this chapter.
(b)
For purposes of this setback relaxation, "immediate vicinity"
shall be interpreted as a block area not exceeding 800 lineal feet
which is between either two intersecting streets, or an intersecting
street and a cul-de-sac.
(c)
In the absence of typical block development in open or rural
areas, the immediate vicinity shall be determined as developed areas
within 500 lineal feet of the subject property.
(d)
Where setback relaxations are granted, the front, side and/or
rear yard setback requirements for any main or accessory building
shall be established as the average setback of all existing structures
in the immediate vicinity.
(e)
The relaxation of setback requirements under the authorization
of this section shall be employed only to achieve orderly development
and not to circumvent the purpose and intent of this chapter.
B.
C.
Lots subdivided for light commercial, heavy commercial- and industrial-related
purposes shall be subdivided in accordance with the following minimum
requirements:
(1)
Light commercial and service activities, including local and neighborhood
retail convenience outlets, gasoline stations, business offices and
related activities which utilize primary structures with a total on-site
floor area of 7,200 square feet or less:
(2)
Regional and district-oriented commercial activities, including retail
and wholesale commerce and business offices which utilize primary
structures with a total on-site floor area in excess of 7,200 square
feet and industrial-related and heavy commercial uses such as automotive
sales, construction equipment and supplies, fabrication processes
and manufacturing:
D.
The following provisions shall apply to all subdivisions of land
for light commercial, heavy commercial and industrial-related purposes:
(1)
Blocks shall be of such length and width as may be suitable for their
prospective use.
(2)
Blocks shall be designed to provide for access to all lots for parking
and loading purposes.
(3)
The Planning Commission may recommend and the Board of Supervisors
may authorize block platting in place of lot platting to provide the
developer maximum flexibility, provided that:
E.
The provisions of Chapter 149, Landscaping and Buffer Yards, shall apply to new subdivisions and new land developments.
A.
Utility and public utility easements shall have a minimum width of
20 feet and be placed at the side or rear of lots, and underground
whenever possible. When the Board of Supervisors determines that conditions
are suitable for utilities and/or public utilities, an easement reservation
will be required.
B.
Anchor easements shall be approximately four feet by 30 feet and
placed on a lot line.
C.
Aerial easements shall be in accordance with state regulatory agencies
having jurisdiction.
D.
Where a subdivision is traversed by a watercourse, there shall be
provided a drainage easement or right-of-way conforming substantially
with the line of such watercourse, and of such width as will be adequate
to preserve natural drainage and provide sufficient width for maintenance
purposes, but not less than 20 feet. Where available, federal, state
and local flood maps and data shall be employed to determine the location
of easements or rights-of-way required by this chapter.
Sidewalks and crosswalks shall be installed by the subdivider
or developer along public streets or at other locations deemed necessary
for public safety if determined necessary by the Board of Supervisors.
Reserve strips surrounding property, or areas reserved for any
purpose which shall make any area unprofitable for regular or special
assessments, or which may revert to untended nuisance area, will not
be approved by the Board of Supervisors.
[Amended 9-9-1997 by Ord. No. 59]
A.
The subdivider may choose his street names subject to the approval
of the Board of Supervisors. No street, other than an extension, may
be given the name of an existing street in the Township's postal service
area. Documentation certifying that the street names used are not
duplications of street names within the same post office service area
shall be filed by the developer.
B.
The subdivider shall secure the assignment of all lot or lot addresses
and shall show the same on each plan lot assigned and its respective
address.
In subdividing land, it shall be done in a manner that will
not have the effect of barring adjacent property owners from access
to the streets and ways of alignment or otherwise precluding the development
of surrounding land areas.
[Added 12-29-2003 by Ord. No. 68]
A.
Construction specification details are found in Appendix A and are
hereby adopted by reference.[1]
[1]
Editor's Note: Appendix A is included as an attachment to this chapter.
B.
The following standard details are found in Appendix A:
|
Exhibit 1A:
|
Typical road section w/o curbs
| |
|
Exhibit 1:
|
Typical road section w/ curbs
| |
|
Exhibit 2:
|
Walkway construction
| |
|
Exhibit 3:
|
Inlet assemblies
| |
|
Exhibit 4:
|
Precast inlet box base preparation
| |
|
Exhibit 5:
|
Type C inlet assemblies
| |
|
Exhibit 6:
|
Type M inlet assemblies
| |
|
Exhibit 7:
|
Type S inlet assemblies
| |
|
Exhibit 8:
|
Dry sump detail
| |
|
Exhibit 9:
|
On-lot stormwater sump detail
| |
|
Exhibit 10:
|
Detention sump detail
| |
|
Exhibit 11:
|
Perforated pipe chart
|
C.
The construction details found herein in Appendix A are applicable
to all subdivision and land development applications.
