The standards, regulations and requirements of this article shall govern all developments. Specifications and construction standards as set forth in Chapter 29, Part 2, Public and Private Improvements, and/or Chapter 116, Stormwater Management, as may in the future be amended, shall control construction of all required improvements.
A. 
General design and standards.
(1) 
All streets shown on any plan shall be of sufficient width and proper grade and shall be so located to accommodate the probable volume of traffic thereon, facilitate fire protection, provide access of firefighting equipment to buildings and provide a coordinated system of streets conforming to the Township's Comprehensive Plan and Official Map.
(2) 
The plan of streets shall be logically related to the topography of the land, especially with regard to grades and stormwater runoff.
(3) 
Appropriate provision for completion and/or extension of existing dedicated and/or constructed streets shall be made.
(4) 
Streets shall be located to allow for the proper development of surrounding land. No development shall be approved that will land-lock any adjacent parcel. Access and street openings to the boundary line(s) of adjacent undeveloped land shall be assured, with easements as required to be obtained for turnarounds.
(5) 
Dead-end streets are prohibited, excepting only those assuring access to adjacent undeveloped land and, in these circumstances, easements as required shall be obtained for the necessary turnaround.
(6) 
Every street shall connect with another street, unless the Board of Supervisors should find that such connection is impossible or impracticable as a result of topographical or other physical conditions unique to the land.
(7) 
No public street shall be less than 250 feet in length in total, nor longer than 1,600 feet in length between intersections.
(8) 
Where only one entrance to a residential development having 75 or more dwelling units is proposed and, where the Board of Supervisors should deem the same necessary in a subdivision of 50 or more dwelling units, a boulevarded entrance/exit with a minimum cartway width of 16 feet on each side shall be required.
(9) 
Local residential streets shall be designed so as to discourage use by nonlocal traffic.
(10) 
Reasonably meandering design to lessen and discourage excessive speed of vehicular traffic is encouraged.
(11) 
Lots with direct vehicular access to an arterial or collector street will not be authorized unless the developer establishes that no alternative access is possible.
(12) 
Requirements for issuance of access permits to state highways and Township streets must be complied with.
(13) 
Blocks subdivided into lots shall be two lot depths in width, except along a state highway or arterial Township street which fronts on an interior street.
B. 
Functional classification of streets.
(1) 
The design of a street system shall include the classification of the streets based on their functions of projected traffic as determined by the Township Engineer.
(2) 
The classification of each street shall be based upon the projection of traffic volumes 10 years after their completion, as set forth in a traffic engineering study to be submitted by the developer. Traffic volumes shall be calculated in accordance with trip-generation rates published in the most recent edition of the Institute of Transportation Engineers (ITE) Trip Generation Manual or alternate source acceptable to the Township Engineer, and shall consider all traffic likely to use each street.
(3) 
Each street shall be designed for its entire length to meet the standards for its classification.
C. 
Intersections.
(1) 
Streets shall intersect as nearly at right angles with each other as is practicable. Intersecting street lines having an intersection angle less than 90° shall be rounded by a curve tangent to both street lines and having a radius of not less than 20 feet. The angle of intersection shall not be less than 70°.
(2) 
Center lines of streets opening into opposite sides of an intersecting third street shall either meet at a point or be separated from one another by not less than 200 feet.
(3) 
Multiple intersections involving the junction of streets from more than four directions are prohibited.
(4) 
The minimum distance between center lines of parallel or approximately parallel streets intersecting a cross street from opposite directions shall be as follows:
(a) 
Arterial streets: 800 feet.
(b) 
Collector streets: 300 feet.
(c) 
Local streets: 125 feet.
(5) 
Intersecting local and collector streets shall not open into the same side of a state highway or arterial street at intervals of less than 800 feet.
(6) 
Street curb intersections shall be rounded by a tangential arc with a minimum radius of 20 feet for local streets and 30 feet for those which include a state highway or a secondary or primary Township street. Radius corners or diagonal cutoffs shall be provided on property lines substantially concentric with or parallel to the chord of the curb radius corners.
D. 
Special purpose streets.
(1) 
Half streets. Half streets shall not be authorized unless the developer establishes that a half street is essential to allow reasonable development of the property in conformity with the other provisions of this chapter. If dedication of a half street is authorized, adequate provision for the concurrent dedication of the remaining half of the street must be furnished by the developer. Where an authorized half street exists in an adjoining development, the remaining half street shall be constructed by the adjoining development.
(2) 
Temporary dead-end streets. Any street temporarily dead-ended at the boundary line of the authorized stage of development shall be provided with a paved turnaround meeting Township requirements to be guaranteed to the public until such time as the road is extended.
(3) 
Alleys. Alleys may be provided to provide access to the rear of properties, and shall be provided if required by the Board of Supervisors.
E. 
Cul-de-sac streets.
(1) 
Through streets are preferred. Cul-de-sac streets will not be approved unless the Board of Supervisors concludes that, by reason of topography, shape of the lot or other physical condition, a cul-de-sac street is more practicable than is a through street.
(2) 
No street ending in a cul-de-sac or turnaround shall exceed 500 feet in length; provided, however, that the Board of Supervisors may grant a variance allowing a length not exceeding 800 feet if and to the extent it determines that topography or other physical conditions warrant relief, that such variance improves the development's design, that the variance results in a better relationship to the topography and that such relief does not create a hardship for the Township, residents or occupants of the proposed development and/or those persons likely to use said street.
F. 
Access streets.
(1) 
Where a proposed development abuts or contains an existing state highway or arterial street, the Board of Supervisors may require construction of one or more marginal access streets, reverse frontage lots and/or such other measures as it deems necessary to protect abutting properties, separate local and through traffic, ensure proper traffic flow and/or reduce the number of intersections with such highway or major street.
(2) 
Where a development borders on or contains a railroad right-of-way or a limited access highway right-of-way, the Board of Supervisors may require construction of a street approximately parallel to and on each side of such right-of-way for such distance as the Board deems necessary to ensure appropriate use of the intervening land. Such distance shall be determined after consideration of the use, the requirements of approach grades and future grade separations.
(3) 
Where a proposed development or lots therein abut a state highway or a collector or arterial Township street and the Board of Supervisors finds that a potential traffic hazard exists, construction of a service road shall be required as a condition of plan approval.
(4) 
Cross streets shall be placed at convenient intervals consistent with topography, so as to provide convenient cross-circulation between longitudinal streets.
(5) 
Where a proposed development includes, abuts or otherwise affects a planned or proposed street on the Township's Transportation Plan and Official Map, the fact of such involvement shall be noted prior to action by the Board of Supervisors, and rights-of-way for planned streets shall be preserved in accordance with the Transportation Plan.
G. 
Discharge of water onto street prohibited. The dumping or discharge of downspout, surface drainage and/or subsurface water onto the surface of any street is prohibited.
H. 
Driveway aprons. Driveway aprons shall be constructed not nearer than two feet from the edge of any storm basin grate.
A. 
The minimum radius at the center line for horizontal curves shall be:
(1) 
For primary (arterial) Township streets: 500 feet.
(2) 
For secondary (collector) Township streets: 300 feet.
(3) 
For local Township streets: 150 feet.
(4) 
For private streets in all developments, unless otherwise provided: 100 feet.
B. 
Except for local Township streets, there shall be a tangent of not less than 100 feet, measured at the center line between all horizontal curves turning in opposite directions.
C. 
All streets shall have a minimum grade of 0.8% and a maximum grade of 6%. Upon a finding that the topography or other physical conditions of the property render strict compliance with these requirements impossible or substantially impracticable, the Board of Supervisors, upon request, may grant a variance from this regulation, provided that such variance shall not exceed 500 feet of street distance and that the maximum grade under a variance shall not exceed 9% for local streets and 8% for arterial and collector streets.
D. 
Vertical curves shall be used in grade differentials exceeding an algebraic difference of 2%, and shall be designed for maximum visibility.
(1) 
Intersections shall be approached on all sides by leveling areas; and
(2) 
No street shall have a grade exceeding 3% at a point 50 feet back from the intersection of the center line of a local street and a local or collector street, or 60 feet back from the intersection of any street with a highway or arterial street.
E. 
On all curves of less than 600 foot radius at center line on arterial streets, the cartway shall be super-elevated in accordance with current AASHTO/PennDOT standards and as approved by the Board of Supervisors.
A. 
The minimum sight distance at and from street intersections shall be:
(1) 
At the intersection of local streets, 75 feet in each direction;
(2) 
At the intersection of a local street with a collector street, 75 feet from the intersection on the local street and 150 feet on the collector street in each direction;
(3) 
At the intersection of two collector streets, 150 feet in each direction.
B. 
Sight distances shall not be less than specifications in Chapter 29, Part 2, Public and Private Improvements, or then-current AASHTO/PennDOT specifications, and shall be calculated based on a reasonable speed as approved by the Township Engineer. If such specifications are greater than the minimums established in this section, the greater specifications shall control.
C. 
No lot shall be provided with direct vehicular access to an arterial or collector street unless specifically approved and authorized by the Board of Supervisors when no alternative is found to be available or practicable.
(1) 
Normally, only one street, driveway or point of vehicle access shall be permitted.
(2) 
Two or more streets, driveways or points of vehicular access may be authorized by the Board of Supervisors if it finds that allowance of more than one point of access will improve traffic safety and circulation in the area.
D. 
Sight distances at all intersections and access points not specifically addressed in this section shall be as established by then existing AASHTO/PennDOT specifications, and the Board of Supervisors may require greater sight distances than those in the specifications if it finds such greater distances to be necessary due to physical conditions of the site.
E. 
No fences, hedges, shrubbery, walls, planting or other obstructions, except for trees, grass and traffic signage authorized by the Township shall be located within the right-of-way. A clear-sight triangle shall be maintained at all intersections in accordance with Chapter 29, Part 2, Public and Private Improvements.
A. 
Minimum street and right-of-way distances shall be as established in § 29-39, Streets, of Chapter 29, Part 2, Public and Private Improvements.
B. 
Wider street right-of-way widths up to a maximum of 120 feet may be dedicated by the developer if approved by the Board of Supervisors, or required by the Board of Supervisors if such wider width is deemed necessary to ensure proper effect of the transportation plan, existing street or highway planning, ensure safe flow of traffic and/or where drainage easements should be reasonably parallel with such street(s).
C. 
Cul-de-sac and dead-end streets as allowed shall be provided according to standards therefor established in Chapter 29, Part 2, Public and Private Improvements.
D. 
The width of the cartway portion of a street shall be not less than 22 feet. The Board of Supervisors shall have authority to require a wider cartway where it deems it appropriate due to physical conditions, the volume or nature of anticipated traffic or other factors relating to public welfare and safety.
A. 
The developer may choose names for streets within the development, subject to approval by the Board of Supervisors; provided, however, that no street, other than an extension of an existing street, shall be given a name identical to, or closely similar to that of an existing street within the greater Erie metropolitan area.
B. 
The developer shall be required to provide and to install street name, regulatory warning and traffic regulation signs of the type approved by the Township on such streets and in such locations as the Township shall designate.
C. 
Street name signs approved by the Township shall be required at all intersections.
A. 
Blocks shall be not less than 500 feet nor more than 1,600 feet in length.
B. 
In blocks greater than 1,200 feet in length or in any long block where additional access to a school, shopping center or bus stop is deemed necessary, the Board of Supervisors may require the developer to provide and construct one pedestrian right-of-way not less than eight feet in width and having a paved walkway not less than five feet in width per block, extending transversely through the block at the critical location.
A. 
Landmarks and monuments shall be of a type and shall be set and installed in strict accordance with the standards set forth in Chapter 29, Part 2, Public and Private Improvements (§ 125-44, Monuments and markers, and Figure MM-1, attached to Chapter 29).
B. 
No monument shall be set on the outside edge of a sidewalk.
C. 
The location of all monuments shall be shown on the final plan application, and double monuments shall be identified as such on the plan.
(1) 
Where all monuments required have been set as of the date the final plan is prepared, the engineer's or surveyor's certification shall be set forth on the plan.
(2) 
Where all required monuments have not been set as of the date the final plan is prepared, they shall be installed prior to the date set for completion of required improvements and, prior to release by the Township of the security for completion of improvements, the monumentation certification shall be filed with the Township.
A. 
Minimum-use drives and access. In addition to the general standards established in Article VIII of this chapter, regulations in Chapter 145, Zoning, and construction standards established in Chapter 29, Part 2, Article VI, Construction Standards for Public and Private Improvements, no permit for access to a Township street for minimum volume traffic use shall be issued unless the following requirements are complied with:
(1) 
All driveway aprons shall be set at the finished elevation of the accessed street's asphalt wearing course;
(2) 
No drive, street, drive or driveway apron shall be installed within two feet from the outside edge of an existing catch basin or basin grate;
(3) 
No approach or curb cut shall begin closer to an intersecting street than the street line extended of such intersection street or 15 feet from the line of the intersection curb, whichever is greater;
(4) 
The width of any entrance driveway shall not exceed 35 feet, measured at right angles to the axis of said driveway;
(5) 
No two driveways serving one property shall be placed within 15 feet of each other at their intersection with the street line;
(6) 
No entrance driveway shall intersect a street line at an intersection angle of less than 45°;
(7) 
Driveway approaches shall be flared at their intersection with the street or highway, with radii not exceeding 20 feet, and the entire flare shall fall within the right-of-way;
(8) 
The drive or driveway must have a minimum of 20 feet tangent distance in curbed area or 30 feet minimum tangent distance in uncurbed area between the drive and the nearest intersection;
(9) 
The difference between cross slope of the roadway and the drive grade shall not exceed 8%; and
(10) 
The drive or driveway must be paved from the edge of the street pavement to the right-of-way line.
B. 
Low-volume drives and streets. In addition to the general standards established in § 125-54, design standards in this article, regulations in Chapter 145, Zoning, and construction standards established in Chapter 29, Part 2, Article VI, Construction Standards for Public and Private Improvements, no permit for access to a Township street for low-volume traffic use shall be issued unless the following requirements are complied with:
(1) 
All requirements set forth in § 125-82A as apply;
(2) 
Measures required or recommended under the development's traffic study as accepted by the Township, together with other requirements established by the Township shall be implemented.
C. 
Medium-volume drives and streets. In addition to the general standards established in § 125-54, design standards in this article, regulations in Chapter 145, Zoning, and construction standards established in Chapter 29, Part 2, Article VI, Construction Standards for Public and Private Improvements, no permit for access to a Township street for medium-volume traffic use shall be issued unless the following requirements are complied with:[1]
(1) 
All requirements set forth in § 125-82A as apply;
(2) 
Measures required or recommended under the development's traffic study as accepted by the Township, together with other requirements established by the Township shall be implemented.
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
D. 
High-volume drives and streets. In addition to the general standards established in § 125-54, design standards in this article, regulations in Chapter 145, Zoning, and construction standards established in Chapter 29, Part 2, Article VI, Construction Standards for Public and Private Improvements, no permit for access to a Township street for high-volume traffic use shall be issued unless the following requirements are complied with:[2]
(1) 
All requirements set forth in § 125-82A as apply;
(2) 
Measures required or recommended under the development's traffic study as accepted by the Township, together with other requirements established by the Township shall be implemented.
[2]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
A. 
Sidewalks shall be constructed and required on both sides of all streets in all developments, in accordance with standards in Chapter 29, Code Enforcement, Public and Private Improvements, and in regulations under the Americans With Disabilities Act.[1] Where a development abuts one side of an existing or proposed street, sidewalks shall be constructed on that side of the street which is located within the development.
[1]
Editor's Note: See 42 U.S.C. § 12101 et seq.
B. 
Sidewalks shall connect with those in adjacent developments.
C. 
Sidewalk width shall be a minimum of five feet; provided that within residential (local) streets' rights-of-way, the minimum width shall be four feet.
D. 
Sidewalks shall commence at the right-of-way line and extend toward the curbline and shall be located within the street right-of-way, unless otherwise required by the Board of Supervisors.
E. 
Where location of sidewalks in the public right-of-way pursuant to this section and Chapter 29, Code Enforcement, Public and Private Improvements, is not possible because of existing site constraints, the sidewalks shall be located within a dedicated public pedestrian easement immediately adjacent to the street right-of-way, subject to approval by the Township. In such cases, the pedestrian easement shall:
(1) 
Be a minimum of 15 feet in width; and
(2) 
Be dedicated for such purpose on the final development plan or by a recorded written easement, at the election of the Board of Supervisors.
F. 
At street intersections, sidewalks shall be extended to the edge of the paved street or curb. Sidewalks at street intersections shall be ramped for accessibility as specified in Chapter 29, Code Enforcement, Public and Private Improvements.
G. 
Regulations established in Chapter 121, Streets and Sidewalks, Article V, Sidewalks Construction and Maintenance, shall apply unless expressly provided otherwise in this chapter.
H. 
Consistent with these regulations, the Board of Supervisors may modify design regulations in connection with approval of a conservation design residential development providing for a system of walking and biking paths.
A. 
Defined. Paths are for connections through open space, communal and recreation areas and adjacent path or trail systems, and to allow access to watercourses, scenic vistas or other sites as to which the public or residents of a development are intended to have access. Paths are distinct from sidewalks, which are adjacent to roadways and are required to allow pedestrian circulation along streets, and from trails, which are authorized only through open, wooded and natural areas within a development to allow residents an opportunity to experience nature. All paths and trails shall be constructed in accordance with standards in Chapter 29, Part 2, Public and Private Improvements.
B. 
Paths shall be laid out and designed in such a way as to provide logical connections to collector walkways and to pedestrian destinations such as parks, common areas, natural vistas, watercourses, bus stops and schools.
C. 
When a subdivision or development is traversed by or abuts an existing walking and biking path, the developer shall provide for the continuation of the path through the proposed development. Points at which the path enters and exits the development shall remain unchanged.
D. 
All residential developments shall provide for paths which allow for safe walking and bicycling circulation throughout the development and which provide connections to common areas, natural vistas, watercourses and streets serving the development. Paths shall not be deemed a substitute for sidewalks along a street right-of-way, unless otherwise authorized by the Township for good cause shown.
E. 
Paths shall be owned by the developer/owner or, in the alternative, may upon completion of construction be conveyed to a condominium or property owners' association which shall then be responsible for their proper condition and maintenance.
A. 
Hiking trails shall be provided, as appropriate, throughout open, wooded and natural areas within a residential development so as to provide residents the opportunity to experience nature.
B. 
Logical and safe connections to hiking trails shall be provided from walking and biking paths within the development.
C. 
Except as otherwise provided, design and construction standards shall be in accordance with Chapter 29, Part 2, Public and Private Improvements.
A. 
Installation and maintenance of street trees within and adjacent to the right-of-way of a street is encouraged but is not mandated.
B. 
Minimum standards regarding tree selection, spacing, planting and quality control are set forth in Chapter 29, Part 2, Public and Private Improvements. Allowance in spacing to adjust for streetlighting or driveways may be authorized by the Board of Supervisors.
C. 
Street trees shall be selected, installed and maintained so as to protect against damage to paved streets, sidewalks or paths and to protect against obstruction of or interference with pedestrian and vehicular traffic. Street trees shall further not interfere with clear sight triangles or visibility of pedestrians.
Minimum use driveways located within the right-of-way of a Township street shall be designed and constructed in accordance with the standards in § 29-44, Driveways, of Chapter 29, Part 2, Public and Private Improvements.
A. 
All developments subject to the requirement in Chapter 116, Stormwater Management, that a stormwater management plan be submitted, certified and implemented shall submit and implement such plan, subject to the regulations of Chapter 116, Stormwater Management, construction standards established in Chapter 29, Part 2, Article VI, Construction Standards for Public and Private Improvements, and the regulations in this section and in § 125-36B and in Article IX of this chapter.
B. 
Even where construction or a development is not required to submit and implement a stormwater management plan, the standards governing stormwater management, storm sewers and stormwater facilities established in this chapter and in Chapter 116, Stormwater Management, shall control, and shall be complied with in connection with implementation of a grading plan and conditions upon a building or zoning permit.
C. 
All stormwater runoff collection, conveyance, detention and management facilities shall be designed in accordance with the standards and criteria set forth in Chapter 116, Stormwater Management, and Chapter 29, Part 2, Article VI, Construction Standards for Public and Private Improvements, as may in the future be amended. Subject to said standards and criteria:[1]
(1) 
The Board of Supervisors may authorize connection of residential downspouts and sump discharges to a storm sewer catch basin, and with respect to such allowed connections, piping shall be connected to the catch basin approximately three feet below the street grade, and a road bond shall be required prior to performance of any excavation work involving Township streets.
(2) 
The Township Engineer may approve direct connection of a residential downspout or sump discharge to stormwater piping or storm sewers, provided that such connection is deemed appropriate in the circumstances and that a conventional pipe saddle connection or other approved method is utilized.
(3) 
Discharges of residential downspouts and/or sumps to an existing drainage ditch, conveyance facility or stream may be authorized by the Engineer if deemed suitable for such purpose in the circumstances and if such discharge does not violate Chapter 116, Stormwater Management.
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
D. 
No discharge of stormwater shall be routed to any street underdrain, street surface or sanitary sewer.
E. 
Cleanouts and downspout protectors shall be utilized at appropriate locations.
A. 
Except where expressly authorized by the Board of Supervisors in accordance with the requirements of § 125-55, each lot shall abut on a public street, with access adequate for the use of public safety vehicles.
B. 
Side lines of lots shall be approximately at right angles to street lines on straight streets and radial to street lines on curved streets wherever feasible. Pointed, wedge-shaped or very irregular lots shall be avoided unless such variations shall improve the overall neighborhood design.
C. 
Corner lots abutting two streets shall be of sufficient width to ensure compliance with the applicable building line along the longest dimensioned frontage of the lot.
D. 
Depth of lots shall not exceed three times their width, unless the Board of Supervisors shall authorize a variance from this regulation.
E. 
Minimum lot depth shall be 120 feet. For lots having irregular sides, depth shall be deemed the average of the two opposite long sides.
F. 
No remnants of land which are not buildable in accordance with Chapter 145, Zoning, shall be permitted. All portions of a plan shall be incorporated into existing or proposed lots unless special usage is applied as part of a development proposal.
G. 
Where wooded lots consist of trees three inches or larger in trunk diameter, the lot depth shall be increased to a minimum of 145 feet in order to establish and preserve a natural buffer area along the rear of said lots. In such cases, a natural buffer easement shall be shown on the plan and defined in the declaration of easement, and trees and vegetation within the buffer area shall be preserved absent the Board of Supervisors' express prior approval to the contrary.
H. 
Where open space is being set aside and preserved in connection with a development, the Board of Supervisors shall have authority to grant modifications of this requirement as it determines are reasonable in the circumstances.
I. 
Lot size and area regulations established in Chapter 145, Zoning, and/or this chapter shall be calculated by developable land and, for purposes of minimum lot size and/or density of development calculations, shall not include lands not within the definition of developable land. In addition to the above, the area of a residential lot for purposes of calculating minimum lot size shall exclude land having a slope in excess of 5%.
J. 
The Board of Supervisors shall not approve any development plan which proposes density of development in excess of the maximums established in Chapter 145, Zoning, and/or this chapter.
K. 
Flag lots, defined as those whose building area is 50% or more of the area used to access the building area or whose width of building area parallel to the right-of-way exceeds 150% of the road frontage, are prohibited generally; provided, however, that the Board of Supervisors may authorize flag lots in connection with modification of regulations granted to a residential development which sets aside and preserves open space and where deemed necessary as a result to enable reasonable development.
(1) 
Flag lots shall not be approved where they are not specifically authorized or to avoid general regulations.
L. 
Double frontage lots, extending through a block from street to street, are prohibited unless expressly authorized by the Board of Supervisors for good cause shown.
M. 
The minimum building and yard setback regulations established in Chapter 145, Zoning, for the district in which the land is situated shall be complied with in the development plan, unless modifications are authorized under § 125-38 and this article.
N. 
When a tract is subdivided into lots larger than the minimum lot regulations and there is no covenant on the plan or in connection with plan approval prohibiting resubdivision of all or any of the lots, the lots shall be so arranged as to permit logical location and opening of future streets and future resubdividing, and so as to assure adequate utility connections to all present and potential future lots.
O. 
The Board of Supervisors shall not approve any proposed subdivision or replot of a lot or lots where such lot(s) is or are located in a subdivision of record and the proposed replot or subdivision would create lots smaller than the typical or average size of lots as shown in such recorded subdivision. This prohibition is expressly intended to protect those persons who purchase lots in reliance upon lot sizes and configurations as shown on an approved and recorded development plan.
[Amended 9-20-2011 by Ord. No. 2011-9]
A. 
Minimum lot sizes and authorized density of development shall be as set forth in Chapter 145, Zoning, for all zoning classifications. In all cases, such minimum lot size shall be exclusive of land not within the definition of "developable land" under this chapter.
B. 
Where all lots are served by public sewer and public water, minimum lot sizes and maximum density in RR Residential, R-1 Residential, R-2 Residential, R-3 Residential and R-4 Residential zoning districts shall be as follows:[1]
Zoning District
Minimum Lot Area Per Unit
Maximum Density Per Developable Acre
RR Residential
100 feet x 150 feet
(15,000 square feet)
2.5
R-1 Residential
60 feet x 120 feet
(7,200 square feet)
4.25
R-2 Residential
80 feet x 120 feet
(9,600 square feet)
8.0
R-3 Residential
50 feet x 100 feet
(5,000 square feet)
8.5
R-4 Residential - where development has sole access upon one or more state highways or Township arterial or urban collector streets:
1-bedroom
2,000 square feet
18.0
2-bedroom
2,400 square feet
15.5
3+-bedroom
2,800 square feet
13.0
R-4 Residential - where development has access upon a Township street other than one developed as an arterial or urban collector street:
1-bedroom
2,700 square feet
11.5
2-bedroom
3,240 square feet
10.0
3+-bedroom
3,780 square feet
8.5
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
C. 
The minimum lot area for a permitted or authorized use in the R-4 Residential District shall be 9,600 square feet if served by public water and sewer.
D. 
The minimum lot area for a permitted or authorized use shall in each case be such as to comply with applicable lot, area, density and other regulations governing the proposed use or development.
E. 
If a development involves less than one acre of developable land and meets the regulations of this section, minimum lot area per unit as set forth above, together with other applicable requirements of this section, shall determine allowed density without regard to the stated maximum density above.
F. 
Where both water supply and sewage disposal is to be provided on the lot in an R-1 Residential, R-2 Residential or RR Residential District:
(1) 
Minimum lot area shall be 20,000 square feet; and
(2) 
Minimum lot width at the right-of-way line shall be 100 feet; provided, however, that as to lots fronting on a cul-de-sac or on a Township street having a center line radius of 200 feet or less, the minimum width shall be measured on the building line.
G. 
Where public water will serve the lot in an R-1 Residential, R-2 Residential or RR Residential lot, but on-lot sewage disposal is provided:
(1) 
Minimum lot area shall be 15,000 square feet; and
(2) 
Minimum lot width shall be 80 feet; provided, however, that as to lots fronting on a cul-de-sac or on a Township street having a center line radius of 200 feet or less, the minimum width shall be measured on the building line, and the lot width at the right-of-way line shall not be less than 60 feet.
H. 
Where public sewer will serve the lot in the R-1 Residential, R-2 Residential or RR Residential District, but on-lot water supply is provided:
(1) 
The minimum lot area shall be 10,500 square feet; and
(2) 
Minimum lot width shall be 70 feet; provided, however, that as to lots fronting on a cul-de-sac or on a Township street having a center-line radius of 200 feet or less, the minimum width shall be measured on the building line, and the lot width at the right-of-way line shall not be less than 60 feet.
I. 
Supplemental lot area and width regulations.
(1) 
With respect to manufactured home parks in the R-3 Residential District:
(a) 
Minimum area of the manufactured home park shall be five acres of developable land; and
(b) 
Where public water and public sewer will be provided to the lot, the minimum lot width shall be 50 feet.
(2) 
With respect to lots in Commercial, Light Industry and Heavy Industry districts:
(a) 
Minimum lot area shall be 7,500 square feet of developable land; and
(b) 
Where public water and public sewer will be provided to the lot, the minimum lot width at the right-of-way line shall be 50 feet.
(3) 
With respect to lots in the Industrial Park District:
(a) 
Minimum industrial park area shall be 50 acres.
(b) 
Minimum lot area per unit shall be one acre of developable land.
(c) 
Minimum lot width shall be 200 feet.
[Amended 9-20-2011 by Ord. No. 2011-9]
A. 
The developer shall effect such grading and stormwater facilities to all lots as is required under the approved stormwater management plan or grading plan in order to comply with stormwater management regulations. Grading, swales and other stormwater management improvements or facilities effected pursuant to an approved development plan or building permit shall constitute permanent improvements, and shall not be altered, modified or changed by the developer, any successor owner of the land or other person without the prior approval of the Board of Supervisors.
B. 
The developer shall provide to all lots in a development electric, gas, telephone, cable television or like service and lines, which shall conform to regulations and requirements of the providing utility or supplier.
(1) 
Utility distribution lines shall be installed underground within public rights-of-way or within property easements, subject to the laws of the commonwealth and regulations governing identified floodplain areas.
(2) 
To the fullest extent possible, underground utility lines located in streets' right-of-way shall not be installed beneath existing or proposed paved areas and shall be installed prior to the placement of any paving.
(3) 
Unless a lot abuts an easement or right-of-way with existing overhead utility service lines, utility and cable service extensions and lines shall be installed underground. Cable shall be installed at a minimum depth of one foot.
C. 
Public water and public sewer service shall be provided to all developments and to all lots within a development, unless upon good cause shown, the Board of Supervisors shall find that public service is not reasonably accessible and that such public service is not necessary for the proposed development and/or future development of lands in the vicinity of the development.
D. 
All off-street parking required shall be constructed and provided, in accordance with standards in Chapter 145, Zoning, and Chapter 29, Part 2, Public and Private Improvements.
E. 
Discharge of water from sump pumps, downspouts and land onto streets and/or state highways, or into the sanitary sewer system is prohibited.
F. 
Absent the express written consent of the Township, no trees, buildings, structures or other impediments shall be constructed or allowed to remain upon lands identified as subject to easements granted to the Township under an approved plan and/or declaration of easement.
[Amended 9-20-2011 by Ord. No. 2011-9]
A. 
R-4 Residential District.
(1) 
Minimum lot width: 80 feet at the right-of-way line.
(2) 
Minimum lot depth: 120 feet.
(3) 
Maximum lot coverage.
(a) 
Not more than 30% of the total lot area shall be covered by buildings.
(b) 
Dwelling buildings shall be separated from one another and from any other building by at least 14 feet.
(4) 
Maximum height of buildings.
(a) 
Three stories or 40 feet, whichever is less.
(b) 
Buildings or structures exceeding 35 feet in height shall conform to applicable regulations of the Federal Aviation Administration and the Pennsylvania Bureau of Aviation regarding objects affecting navigable air space and to Chapter 70, Part 2, Airport Zoning, of the Code of the Township of Millcreek.
(c) 
For each foot a building or structure exceeds 35 feet in height, the distance of its offset from a front, side and rear property line shall be increased by one foot over the required minimum.
B. 
Streets in R-3 and R-4 Residential developments.
(1) 
Minimum width of cartways of all streets shall be 20 feet.
(2) 
Maximum grade of streets shall not exceed:
(a) 
Within 150 feet of the intersection with any public or private street: 3%;
(b) 
Except as provided above: 9%.
(3) 
Maximum horizontal curve radius: 100 feet.
(4) 
Sight distance clearance shall be in accordance with Millcreek Township design and construction standards for streets.
[Amended 9-20-2011 by Ord. No. 2011-9]
A. 
RR Residential and R-1 Residential Zoning Districts. If public water and sanitary sewer is available to serve all lots and open space is thereby provided, the Board of Supervisors may grant under this section and § 125-38B a modification from lot and area requirements governing land situated in the RR Residential and R-1 Residential zoning districts, subject to the following minimum requirements, which may be supplemented by the Board of Supervisors:
(1) 
The amount of open space provided in the development shall equal or exceed the total area by which lots in the development would be reduced below the applicable minimum lot area requirements in Chapter 145, Zoning;
(2) 
The open space provided by the modification shall be developable land;
(3) 
The open space provided by the modification shall be dedicated in perpetuity as nondevelopable open space;
(4) 
No single area of open space shall be less than one acre in size;
(5) 
Township standards for open space, including but not limited to those in § 125-64 of this chapter, shall be complied with;
(6) 
No density of development per acre of developable land greater than that authorized in § 125-90 of this chapter shall be approved; and
(7) 
The Board of Supervisors approves the development plan proposed.
B. 
Modifications in R-4 Residential Zoning District. If public water and sanitary sewer is available to serve all lots and open space is thereby provided, the Board of Supervisors may grant under this section and § 125-38B a modification from regulations governing maximum number of stories of any building within the R-4 Residential Zoning District, subject to the following minimum requirements, which may be supplemented by the Township:
(1) 
No density of development greater than that authorized generally for the proposed use or development shall be allowed.
(2) 
If additional building stories are authorized, open space in excess of the minimum required shall be set aside and dedicated permanently as undevelopable open space, as necessary to meet maximum density and other applicable regulations.
(3) 
The Board of Supervisors shall not authorize additional height or number of stories of buildings if such additional height would obstruct views by adjacent properties or uses of Lake Erie, streams, historical or natural landmarks or conservation areas.
(4) 
No building in excess of six stories shall be authorized.
(5) 
The applicant shall establish good cause for allowing in excess of three stories in building height and for the number of stories proposed. Mere economic benefit shall not constitute good cause.
C. 
Other modifications. In appropriate circumstances, the Board of Supervisors may authorize modifications of lot or other regulations in accordance with standards in § 125-38B of this chapter, so long as all of the following requirements are met:
(1) 
No density or development greater than that authorized generally for the proposed use or development shall be allowed.
(2) 
No reduction in the minimum amount of open space required to be permanently set aside shall be authorized.
(3) 
The Board may require that developable land open space in excess of the minimum otherwise required be permanently set aside and/or developed for the recreational use and enjoyment of residents.
(4) 
The modification would not injure rights of adjacent uses or lots.
D. 
Modifications pertaining to open space. Where open space in excess of the minimum otherwise required is required under a modification to be set aside and/or developed for use of residents:
(1) 
All open space provided by the modification shall be developable land.
(2) 
No single area of open space shall be less than one acre in size.
(3) 
The open space shall be accessible to all residents of the development or to such lesser defined portion thereof as the Board may allow.
(4) 
In appropriate circumstances, the Board of Supervisors may agree to accept dedication of open space deemed by it suitable for public use.
E. 
Authority of Board of Supervisors. All modifications from the lot, area and other requirements established in this chapter shall be considered upon and determined solely by the Board of Supervisors in its regulation of development under this chapter.