Township of Jackson, PA Design Standards

Where the provisions of this chapter require the developer and/or landowner to construct and/or improve public streets, sewers, traffic control devices and other public improvements as a result of a subdivision and/or land development, the developer and/or landowner shall, as a condition of final approval of the subdivision and/or land development plan, agree to construct these improvements at the developer's/landowner's cost. As an alternative, the Township Board of Supervisors may waive the requirement that one or more of these improvements be constructed and/or rehabilitated, provided that the developer and/or landowner:

Files a waiver application in accordance with § 22-309 of this chapter; and

Pays a fee in lieu of the improvement construction and/or rehabilitation to the Township in an amount equal to the cost of the required improvement construction and/or rehabilitation as approved by the Township Engineer.

The fees collected by the Township pursuant to this subsection shall be deposited into a capital improvements account and utilized and expended for general Township road, traffic, sewer, sidewalk, trail, park, and pedestrian access improvements and other related municipal purposes in a time period determined by the Township.

§ 22-602 Streets, private streets, alleys and driveways.

General.

Proposed streets shall further conform to such county and state street and highway plans as have been prepared, adopted and/or filed as prescribed by law.

Streets shall be designed with consideration to both existing and planned streets, both within and adjacent to the property being developed. All streets shall be arranged to conform as closely as possible to the original topography. New streets shall be connected with streets of similar function, to form continuations thereof. Local streets shall be laid out to discourage use by through traffic. Streets shall be laid out to provide convenient and safe access to the property. The rigid rectangular street pattern need not be adhered to; the use of curvilinear streets may be provided when their use will result in a more desirable layout. Where a development abuts an existing or proposed major street, the Board may require the use of marginal access streets, or such other treatment that will provide protection for abutting properties, reduce the number of intersections with the major street and separate the local and through traffic.

All design elements of all streets, including horizontal and vertical alignment, sight distance and super elevation are subject to review and approval by the Township. When reviewing the design of streets, in addition to the standards in this chapter, the Township Construction Standard Details and the Rural Design Criteria in the Pennsylvania Department of Transportation Design Manual Part 2, Highway Design, latest edition, and a Policy on Geometric Design of Highways and Streets, AASHTO, latest revision, shall be consulted to assure that the road design is in accordance with acceptable engineering practice.

[Amended 10-11-2012 by Ord. No. 12-06]

Streets shall be logically related to the topography so as to produce reasonable grades, satisfactory drainage and suitable building sites.

Wherever there exists a dedicated or platted area reserved for future street usage along the boundary of a tract being developed, the adjacent street shall be extended into the proposed project.

When existing streets or temporary cul-de-sac streets adjoin the tract to be developed, they shall be extended into the site and made part of the proposed street layout. Where a temporary cul-de-sac is being extended, the bulb shall be reconstructed to Township street specifications, as set forth in the Township Construction Standard Details, any existing sidewalk extended through the area and the remaining areas shall be regraded and seeded.

[Amended 10-11-2012 by Ord. No. 12-06]

Areas shall be reserved for future street usage in conjunction with the development of adjacent tracts. A sketch plan and/or other information may be required to demonstrate the feasibility of future expansion of the street system. Streets within the reserved areas shall be constructed to the full standards of this chapter, including extensions of underground utilities, unless a waiver is granted. If a waiver to construct the cartway is granted, these areas shall be reserved for street improvements to be provided by the developer of the adjacent tract. When reservations for future streets will adjoin lots to be developed prior to the construction of the streets, the subdivider shall determine the proposed grades of the future streets and the extent of the area necessary for the construction of those streets. If the area necessary for the construction of the streets extends beyond the proposed street necessary for the roads beyond the right-of-way, lines shall be done as required improvements in conjunction with the subdivision which contained the adjoining lots. Where reservations for future streets intersect existing streets, radii shall be provided for the reservations such that the requirements of this chapter could be met for a street to be constructed in the future.

The extension of existing streets which are presently constructed with a cartway different from current Township standards shall be provided with a transition area, the design of which is subject to Township approval.

If a subdivision or land development abuts an existing street which has a right-of-way width of less than the required right-of-way width set forth in Subsection H of this section and the Township Construction Standard Details, the developer shall lay out as a street on the plat the additional amount of land necessary so that the distance from the center line of the street to the edge of the right-of-way abutting the proposed development is 1/2 the right-of-way width required by Subsection H. Any such expanded street right-of-way width shall be improved in accordance with Subsection A(10) of this section, unless exempted by Subsection A(10)(e) of this section. The developer may dedicate and the Township or other governmental entity may accept any such expanded right-of-way width in accordance with applicable law. For purposes of calculating any applicable yard and bulk requirements, the area of the expanded street right-of-way shall not be considered a portion of the lot.

[Amended 10-11-2012 by Ord. No. 12-06]

(10)

Except as set forth in Subsection A(10)(e) below, the following requirements shall apply to all subdivisions and land developments:

The street on which the subdivision or land development bears frontage shall be improved in accordance with the standards set forth in this chapter to the full minimum width set forth in Subsection H of this section and the Township Construction Standard Details.

[Amended 10-11-2012 by Ord. No. 12-06]

Where a subdivision or land development is situated on one or both sides of an existing street that exceeds the minimum width required by Subsection A(10)(a) of this section, the street shall be improved to the existing width notwithstanding the remaining applicable requirements referenced in Subsection A(10)(a).

[Amended 10-11-2012 by Ord. No. 12-06]

Where a traffic study is required under § 22-406 of this chapter, the developer shall construct or implement, at developer's cost, all improvements recommended by the study, including, but not limited to, any required traffic signals, traffic control devices, additional traffic and turning lanes, traffic dividers, highway markings, regulatory signs or other traffic improvements.

In the event the Township determines that the improvements required by this Subsection A(10) are not feasible at the time of development, the applicant shall deposit with the Township an amount equal to 110% of the projected cost of the improvements computed in accordance with Part 5 of this chapter.

Exemptions from street improvement requirements.

Residential exemption. A subdivision or land development shall be exempt from the requirements of Subsection A(10)(a) and (b) of this section, provided that all of the following criteria are met:

[a]

All portions of the tract, parcel or lot of which the subdivision or land development constitutes all or a portion thereof, as that tract, parcel or lot existed on May 19, 2005 (the "parent tract"), is used solely for residential purposes.

[b]

The development of the parent tract involves, cumulatively, since May 19, 2005, five or fewer dwelling units.

[c]

The development of the parent tract involves, cumulatively, since May 19, 2005, five or fewer lots.

[d]

A condition of approval shall be that no further subdivision or land development of the parent tract shall be permitted unless the entire parent tract either complies with the exemption requirements of this Subsection A(10)(e) or the requirements of Subsection A(10)(a) and (b) are met for the entire parent tract. Further, the following note shall be affixed to the recording plan: "Subdivision and land development limitation. No further subdivision or land development of the subject property and the parent tract, as it existed on May 19, 2005, shall be permitted unless the entire parent tract, as it existed on May 19, 2005, either complies with the exemption requirements of § 22-602A(10)(e) of Chapter 22, Subdivision and Land Development, of the Code of Jackson Township, Butler County, Pennsylvania, as amended, or the requirements of § 22-602A(10)(a) and (b) of Chapter 22, Subdivision and Land Development, of the Code of Jackson Township, Butler County, Pennsylvania, as amended, are met for the entire parent tract, as it existed on May 19, 2005."

[e]

Compliance with Subsection A(9) of this section.

Unmanned communications tower and essential services exemption. A subdivision or land development shall be exempt from the requirements of Subsection A(10)(a) and (b) of this section, provided that all of the following criteria are met:

[a]

The subdivision or land development relates solely to a communications tower or essential services [as those terms are defined by the Zoning Ordinance (Chapter 27)].

[b]

The communications tower or essential services are unmanned.

[c]

The subdivision or land development does not require or include any sanitary sewage facility.

[d]

Compliance with Subsection A(9) of this section.

(11)

Where a proposed subdivision or land development is adjacent to or within a reasonable distance of a street where public transit service is provided, or may be provided in the future, the street and/or plan design requirements may be required to be adjusted for bus lanes, passenger waiting areas, shelters or other amenities. All improvements shall be reviewed and approved by the transit authority.

(12)

When the proposed development requires construction within an existing street right-of-way, such as sewer, water or stormwater lines, the Township may require construction of a new wearing course along the frontage and/or disturbed area.

(13)

If lots resulting from original subdivision are large enough to permit resubdivision or if a portion of the tract is not subdivided, adequate rights-of-way for streets and other required improvements shall be provided as necessary to permit further subdivision.

(14)

As a minimum, all new streets shall be graded to the right-of-way line. All cut and fill banks shall not exceed a maximum of 2:1 slope.

(15)

Streets, access drives, and parking compounds shall be designed to preclude or minimize the need for a guide rail. The Township may, however, require a guide rail to be placed for protection on embankments when a barrier is indicated, as warranted in Design Manual Part 2, Highway Design, by PennDOT, as amended, or where otherwise deemed necessary. The design and selection of a guide rail shall be in accordance with the standards in Design Manual Part 2, Highway Design, as amended, and Publication No. 72, Standards for Roadway Construction; however, the Township shall approve all guide rail systems.

(16)

Streets that are extensions of or obviously in alignment with existing streets shall bear the names of the existing streets. Subdivision plans and road plans creating new streets shall provide proof of the following in a form acceptable to the Township Engineer and Township Zoning Officer, prior to final plan approval:

Approval of proposed street names from the Butler County Department of Emergency Services; and

Approval of proposed address numbers from the Butler County Department of Emergency Services.

(17)

Street name signs shall be installed at all intersections, and their design shall be approved by the Township and meet PennDOT standards. All signing shall identify both intersecting streets. Regulatory signs shall be installed at all locations identified by a traffic circulation study prepared by the developer. Standard traffic signs shall be approved by the Township, meet PennDOT standards, and shall be supplied and installed in accordance with Township regulations.

(18)

The Township may require that all new streets be provided with streetlighting. When streetlighting is required, the cost of maintenance shall be the responsibility of a homeowners' association or other approved entity. Streetlighting shall be installed per a plan approval by, or supplied by, the electric service provider. Where streetlighting is provided, it shall be of a type approved by the Board of Supervisors. All plans shall be approved by the Township.

(19)

All proposed streets, whether or not offered for dedication, shall be designed and constructed in accordance with the design and construction standards for public streets under this chapter and the Township Construction Standard Details. Where a waiver of this subsection is granted by the Township, all private streets shall conform to the requirements of Subsection I of this section.

[Amended 10-11-2012 by Ord. No. 12-06]

(20)

All streets shall be designed and constructed in accordance with Township Construction Standard Details and PennDOT specifications, including, but not limited to, Publication No. 72 and Publication No. 408, as amended. All materials used for construction shall be supplied from PennDOT preapproved manufacturers or suppliers; verification shall be provided to the Township.

[Amended 10-11-2012 by Ord. No. 12-06]

(21)

Where, in the opinion of the Township, unique site conditions are present, the applicant shall provide a street pavement structure in accordance within an approved design performed by an engineer in accordance with PennDOT Publication 70, Guidelines for the Design of Local Roads and Streets; however, under no circumstance shall the approved section be less than Township Construction Standard Details.

[Amended 10-11-2012 by Ord. No. 12-06]

(22)

All subdivisions and land developments shall comply with the requirements of the Township Driveway and Street Access Ordinance (Chapter 21, Part 1).

Horizontal alignment.

Horizontal street alignments shall be measured along the center line. Horizontal curves shall be used at all angle changes.

The center line of the street cartway shall correspond with the center line of the street right-of-way.

Plans with street locations along the perimeter of a property shall be required to show building setback lines and clear site triangles within the adjacent properties. Written permission from the effected adjacent landowner shall be provided prior to preliminary plan approval.

There shall be a tangent of at least 100 feet between reverse curves for all local and collector streets.

Horizontal curve center-line radii shall be designed in coordination with vertical geometry, subject to the approval of the Township Engineer. Generally, however, the minimum acceptable center-line radii shall be 150 feet.

Vertical alignment.

Vertical curves shall be used in all changes of grade.

The minimum vertical grade for all streets shall be 1.5%; the maximum vertical grade shall be 12% for arterial, collector, and alley or service streets and 14% for local streets.

[Amended 10-11-2012 by Ord. No. 12-06]

The minimum length of vertical curve for all streets shall conform to the standards established by "A Policy on Geometric Design of Highways and Streets," latest edition, published by the American Association of State Highways and Transportation Officials (AASHTO).

[Amended 2-18-2019 by Ord. No. 19-05]

At street intersections, there shall be a level area on each street within which no grade shall exceed a maximum of 8% for a minimum distance of 100 feet (measured from the intersection of the center lines of the streets).

Notwithstanding the above minimum length of vertical curve, the actual length of vertical curve shall be based on the formula L = KA, where "L" is the minimum length of curve in feet, "K" is the length of vertical curve per percent change in "A," and "A" is the algebraic difference in grade (in percent). Values for "K" shall be based upon those specified in "A Policy on Geometric Design of Highways and Streets," 2004 Edition, published by the American Association of State Highways and Transportation Officials (AASHTO). The design speed to be referenced shall be as defined in § 22-202.

Cul-de-sac and dead-end streets.

The use of cul-de-sac streets shall not be permitted when, in the sole opinion of the Township, the use of through streets or loop streets can be utilized.

The center-line distance of permanent cul-de-sac streets shall be greater than 250 feet in length and shall not exceed the following lengths as long as adequate fire hydrant locations are provided in accordance with § 22-611:

For cul-de-sac streets serving single-family detached dwellings: 800 feet in length; and

For cul-de-sac streets serving all other uses: 1,600 feet in length.

The length of the cul-de-sac street shall be measured from the center-line intersection of an intersecting street which is not a dead end or cul-de-sac to the center of the cul-de-sac turnaround. Permanent cul-de-sac streets must be provided with a paved turnaround with a minimum cartway diameter of 80 feet and a minimum right-of-way diameter of 100 feet.

[Amended 2-18-2019 by Ord. No. 19-05]

Unless future extension is clearly impractical or undesirable, in the opinion of the Township, a temporary cul-de-sac shall be provided. The turnaround right-of-way shall be placed adjacent to the tract boundary with sufficient additional width provided along the boundary line to permit extension of the street at full width.

Temporary culs-de-sac shall be constructed to the same standards as required for permanent culs-de-sac. Temporary easements shall be provided for the affected adjoining properties until such time that the street is extended.

Dead-end streets are prohibited unless designed as cul-de-sac streets, provided that, in the case of streets which are planned for future extension into adjoining tracts and which will be no longer than the depth of one lot, and which will not be the primary means of access to any lot or dwelling unit, the Township may waive the requirements of providing a turnaround.

Any street temporarily dead-ended in order to provide for future continuation of the street into adjoining property or for authorized stage development shall be fully constructed and all utilities installed. A barricade to prevent vehicular access to adjoining property shall be constructed at the termination point of the street. The barricade shall be designed and constructed in accordance with PennDOT Publication 72, "Standards for Roadway Construction, RC-63."

Where any adjacent dead-end street is not proposed for extension as a through street, a cul-de-sac shall be constructed in compliance with Township standards, including without limitation the Township Construction Standard Details.

[Amended 10-11-2012 by Ord. No. 12-06]

All permanent culs-de-sac shall be designed with a snow removal easement at the terminus. The easement shall extend outward from the street right-of-way. The easement should be centered on the projected center line of the street. The final plan shall contain a note stating that the easement shall be maintained as open space and no improvements or obstructions such as driveways, mailboxes, fences or landscaping shall be permitted.

[Amended 2-18-2019 by Ord. No. 19-05]

Street intersections.

Intersections involving the junction of more than two streets are prohibited.

The distance between the center line of streets opening onto the opposite sides of existing or proposed streets shall be no less than 150 feet between center lines, measured along the center line of the street being intersected.

Intersections with arterial and collector streets shall be located not closer than 1,000 feet and 600 feet, respectively, measured from center line to center line along the center line of the arterial or collector street being intersected.

Right angle intersections shall be used.

The cartway edge at street intersections shall be rounded by a tangential arc with a minimum radius of 25 feet for local streets, private lanes or alleys and 35 feet for intersections involving arterial and collector streets. The right-of-way radii at intersections shall be substantially concentric with the edge of the cartway. The Township may require larger radii based on the largest design vehicle using the intersection.

[Amended by 2-18-2019 by Ord. No. 19-05]

All streets intersecting a state highway shall be subject to the approval of PennDOT.

There shall be provided and maintained at all intersections a clear sight triangle. Clear sight triangles shall be indicated on all plans. No building or other obstruction that would obscure the vision of a motorist shall be permitted within these areas.

Proper safe stopping sight distance shall be provided with respect to both horizontal and vertical road alignments at all intersections. Sight distance at street intersections shall be such to provide the following minimum stopping distance for a vehicle traveling on an approaching street which has no stop or signal control:

Calculation of safe stopping sight distance.

Street intersections shall be located at a point which provides optimal sight distance in both directions.

For each intersection, the available sight distance in each direction shall equal or exceed the stopping sight distance computed from the following formula:

SSD = 1.47 Vt + V²/30(f±G)

Where:
	SSD	=	minimum safe stopping sight distance (feet).
	V	=	velocity of vehicle (miles per hour).
	t	=	perception time of driver (2.5 seconds).
	f	=	wet friction of pavement (0.30).
	G	=	percent grade of roadway divided by 100.

The velocity (V) shall be based on a minimum design speed of 10 miles per hour above the posted speed limit. If the 85th percentile speed varies by more than 10 miles per hour from the speed limit, the Township may require the 85th percentile speed to be used to determine stopping distance.

[4]

The Appendix depicts stopping sight distance for selected design speeds. The designer may use this table in lieu of the above formula. The design speed utilized shall be based on the above criteria.

Measurement of sight distance at intersections.

The correct measurement of available sight distance at each proposed street intersection shall be the responsibility of the applicant.

For the purpose of measuring available sight distance, the height of the driver's eyes shall be 3.5 feet above the road surface, and the height of the object shall be 3.5 feet above the road surface. The lateral placement of vehicles on the roadway and at the proposed access point shall be consistent with the operation of the access and roadway.

For each direction, the shortest of the following measurements shall be considered the available sight distance for that direction:

[a]

The maximum length of roadway along which a driver at the proposed street intersection can continuously see another vehicle approaching on the roadway. The driver's eyes at the proposed point of access shall be 10 feet back from the near edge of the closest travel lane in the center of the intersection land.

[b]

The maximum length of roadway along which a driver on the roadway can continuously see a vehicle which is located in his travel lane on the roadway in order to make a left turn into the proposed access or as a result of a left or right turn out of the proposed access.

[c]

The maximum length of roadway along which the driver of a vehicle intending to make a left turn into the proposed access can continuously see vehicles approaching from the other direction. This is measured from the point where the left turning vehicle stops.

Inadequate sight distance remedies. If it is impossible to achieve required safe stopping sight distance in both directions, the Township may:

Prohibit left turns by entering or exiting vehicles.

Require alteration of the horizontal or vertical geometry of the roadway or access; all such work shall be at the expense of the applicant.

Require removal of physical obstruction from the line of sight, at the expense of the applicant.

[4]

Require installation of a separate left turn standby lane at the expense of the applicant.

[5]

Deny access to the roadway.

Where a proposed street intersects an existing Township road, the proposed street shall be designed to prevent any runoff from entering the Township right-of-way.

[Added 2-18-2019 by Ord. No. 19-05]

Traffic signals.

Emergency traffic preemption system.

All traffic signals installed and/or erected in the Township shall be equipped with an emergency traffic preemption system.

The emergency traffic preemption system shall at a minimum be an acoustical system capable of detecting yelp, wail and hi-lo sirens. The unit shall also be capable of adjusting for siren frequency and period, vehicle distance and siren type. The unit shall maintain a log of events which shall be remotely retrievable via a Windows-based program designed to operate with the unit. The unit shall include the necessary microphone detectors or other equipment to operate the system properly.

Confirmation lights for all approaches are also required, and they shall flash during preemption. Confirmation lights shall be white LED. The emergency preemption system shall be supplied to ensure that the preemption system and controller unit work together.

Alleys.

Alleys shall have the following characteristics:

A property which utilizes an alley shall maintain frontage along a public or private street.

An application that proposes alleys shall be accompanied by an agreement which shall be recorded with the final plan and which shall establish the conditions under which the alleys will be maintained.

The final plan, for recordation with the Recorder of Deeds, shall include a plan note which identifies the specific alleys; the recorded maintenance agreement; and a notification that the alleys do not qualify for dedication to the Township and that the Township will not assume any responsibility for their maintenance.

The cartway of all alleys shall be constructed in accordance with § 22-603A(8) of this chapter.

No part of any structure shall be located within 30 feet from the cartway edge of an alley.

The horizontal and vertical alignments of alleys shall conform to the specifications for local streets as stated in Subsections B and C, respectively.

Alleys and their intersections shall conform to the specifications for local streets as stated in Subsections E and F.

Alleys which form a cul-de-sac shall not exceed 400 feet in length, measured from the center-line intersection of a street or private street which is not a cul-de-sac. Alley culs-de-sac which do not terminate in a parking compound shall be provided at the terminus with a fully paved turnaround. The turnaround shall be designed in accordance with one of the following methods:

An eighty-foot paved diameter.

T-shaped turnaround with a twelve-foot width and the flared portions rounded by minimum radii of 20 feet.

All alleys shall be privately maintained. The plan shall contain a note which shall state that the alley shall not be offered for dedication and shall be privately maintained.

If an alley is to be for the common use of two properties, the applicant shall provide for the maintenance of such alley. The applicant shall provide for private maintenance through the formation of a homeowners' association or through the setting forth of the maintenance responsibilities in easements in the deeds to the lots which have the right to use the alley. If a homeowners' association is formed, a document setting forth the maintenance responsibilities of such association and the right of such association to assess lots within the development shall be recorded at the same time as the final plan is recorded. All such documents shall be in a form acceptable to the Township Solicitor.

All persons who shall purchase a lot abutting or having the right to use an alley shall be given a copy of the final plan and, if a homeowners' association has been formed, shall be given a copy of all such documents relating to the maintenance responsibilities of such homeowners' association.

(f)

All alleys and associated parking areas shall be located outside the minimum required rear yard and side yard setbacks.

Right-of-way and cartway widths.

[Amended 10-11-2012 by Ord. No. 12-06]

The minimum street rights-of-way and cartway widths for new streets shall be as follows:

Street Classification	Minimum Cartway	Minimum Right-of-Way
Arterial street (highway)		80 feet to 120 feet
	Or as determined by the governmental entity having jurisdiction over the subject street (PennDOT, Butler County or the Township)
Collector street		60 feet
Local street		50 feet
Turnaround cul-de-sac	80 feet in diameter	100 feet
Alley or service street	24 feet	N/A

Cartway widths shall be constructed in accordance with the Township Construction Standard Details. Increased cartway and right-of-way widths may be required by the Township Board of Supervisors to promote emergency vehicular access along the streets, to promote public safety and convenience when special conditions require it, and/or to provide parking space in areas of intensive use.

Private streets.

General. Private streets, with the exception of private lanes, shall meet all the design standards for public streets as required by this chapter and the Township Construction Standard Details. Private lanes shall meet the design standards set forth in Subsection I(2) below. Applications which propose a private street shall include an access and maintenance agreement, in a form acceptable to the Township, which shall be recorded with the Recorder of Deeds as part of the final plan. Reference to this recorded access and maintenance agreement shall be provided in the deeds of the lots having use of the private street. This access and maintenance agreement shall establish the conditions under which the private street will be constructed and maintained, as well as conditions controlling an offer of dedication, and shall stipulate:

[Amended 10-11-2012 by Ord. No. 12-06]

Which lots will have use of the private street and set forth the rights of access.

That the private street shall be constructed and maintained to conform to the provisions of this chapter.

The method of assessing maintenance and repair costs for the private street.

That an offer for dedication of the private street shall be made only for the street as a whole.

That the owners of the abutting lots will include with any offer of dedication sufficient funds, as estimated by the Township, to restore the private street to the prevailing Township standards for a public road.

(f)

That an agreement by the owners of 51% of the front footage thereon shall be binding on the owners of the remaining lots.

Private lane exception. Private lanes shall meet the following design standards:

Private lanes shall be located in order to provide the required minimum safe stopping sight distance under this chapter at intersections with streets and shall not be located within any required clear sight triangle in accordance with Subsection E of this section. Access to the private lane should be provided to the street of lesser classification when there is more than one street classification involved. Private lanes shall not interfere with the normal traffic movement or be inconsistent with the design, maintenance and drainage of the accessing street.

Private lanes shall have a minimum cartway width of 16 feet.

Private lanes shall have a minimum right-of-way width of 26 feet.

Private lanes shall have a minimum grade of 1.5% and a maximum grade of 14%.

[Amended 10-11-2012 by Ord. No. 12-06]

Clear sight triangles shall be provided and maintained at any intersecting street. Clear sight triangles shall be indicated on all plans. No structure or other obstruction that would obscure the vision of a motorist shall be permitted within the clear sight triangle.

(f)

Private lanes shall comply with the street intersection requirements of Subsection E of this section.

(g)

Private lanes shall be constructed in accordance with the Township Construction Standard Details.

[Amended 10-11-2012 by Ord. No. 12-06]

(h)

Private lanes shall include stormwater management facilities when required by the Stormwater Management Ordinance (Chapter 26, Part 1).

(i)

Private lanes shall comply with the requirements of Subsection A(16) and (17) related to street names and street signs.

(j)

Private lanes shall require an access and maintenance agreement which complies with the requirements for such agreement set forth in Subsection I(1) above.

(k)

A private lane shall comply with the Township Driveway and Street Access Ordinance (Chapter 21, Part 1).

(l)

A private lane is limited to providing access to no more than five abutting lots that are utilized for single-family detached dwellings and/or agricultural operations, unless the entire private lane is improved to the design standards for public streets as required by this chapter and the Township Construction Standard Details.

[Amended 10-11-2012 by Ord. No. 12-06]

A note to this affect, similar to the following note, shall be affixed to the recording plan in a manner acceptable to the Township: "Private lane restriction. The private lane shown on this plan is strictly limited to providing access to no more than five abutting lots that are utilized for single-family detached dwellings and/or agricultural operations, unless the entire private lane is improved to the design standards for public streets required by Chapter 22, Subdivision and Land Development, of the Code of Jackson Township, Butler County, Pennsylvania, as amended."

A note to this affect shall also be included in any deed of conveyance for property which contains a private lane and/or has vehicular access via a private lane.

(m)

A private lane must be clearly labeled on the recording plat as a private lane. The Township shall have no express or potential liability to maintain the private lane or accept dedication of the private lane.

A note to this affect, similar to the following note, shall be affixed to the recording plan in a form acceptable to the Township: "Private lane release for Township. Jackson Township shall have no express or potential liability to maintain the private lane shown on this plan or to accept dedication of this private lane."

A note to this affect shall also be included in any deed of conveyance for property which contains a private lane and/or has vehicular access via a private lane.

Driveways.

Driveways shall be located as to provide minimum safe stopping sight distance at intersections with streets and shall not be located within any required clear sight triangle in accordance with Subsection E of this section. Access should be provided to the street of lesser classification when there is more than one street classification involved. Driveways shall not interfere with the normal traffic movement or be inconsistent with the design, maintenance and drainage of the street. Driveway locations shall be delineated on all plans.

Driveways shall not exceed slopes in excess of 20%. Driveways with entrances in excess of 10% shall be provided with leveling areas of sufficient space to park two vehicles outside the street right-of-way.

There shall be a minimum ten-foot tangent distance between the intersecting street radius and the radius of the first permitted driveway.

The minimum width at the street right-of-way line shall be 10 feet, and the maximum width at the street right-of-way line shall be 20 feet. The number of driveway entrances per dwelling shall be one. The Board may grant additional driveway entrances if severe topographic conditions exist and the width of the lot exceeds 150 feet at the street right-of-way line.

[Amended by 2-18-2019 by Ord. No. 19-05]

Common driveways are prohibited unless a waiver of this section is granted by the Board of Supervisors. When common driveways are permitted, an access and maintenance agreement, in a form acceptable to the Township, shall be recorded with the Recorder of Deeds. Reference to this recorded access and maintenance agreement shall be provided in the deeds of the lots having use of the common driveway.

All driveway construction activities shall conform to the Township Driveway and Street Access Ordinance (Chapter 21, Part 1) and the Township Construction Standard Details.

[Amended 10-11-2012 by Ord. No. 12-06]

Access drives.

The cartway of all access drives shall be constructed in accordance with § 22-603A(8).

Access drives do not require a specific right-of-way; however, the following standards for cartway width shall apply:

	Number of Lanes	Cartway Width (feet)
	Three lanes	36
	Two lanes	24
	One lane	16

The horizontal and vertical alignments of access drives shall conform to Subsections B and C of this section, respectively.

Access drive intersections shall conform to the specifications for streets as stated in Subsection E of this section and the Township Construction Standard Details.

[Amended 10-11-2012 by Ord. No. 12-06]

Access drives shall be located a minimum of 10 feet from side or rear property lines.

All access drives shall be designed to provide adequate access for emergency vehicles and emergency responders, as required by § 22-611 of this chapter and the Township Construction Code (Chapter 5, Part 1).

Access for a land development may be provided by no more than two access drives per lot subject to compliance with all requirements of this chapter and any applicable PennDOT regulations and requirements. An access drive shall not be located within 150 feet of another access drive. A highway occupancy permit or other applicable permit shall be obtained for each access drive from the government entity having jurisdiction over the street which intersects with the access drive (PennDOT, Butler County and/or the Township).

Where an access drive is proposed to intersect an existing or proposed curbed street, the curbing shall be removed along the entrance and replaced by curbed radii. The curbing shall be the same material as that along the street for the length of the radii.

All access drives shall be paved and constructed in accordance with the requirements of § 22-603A(8).

Visibility. No fences, hedges, shrubbery, walls, plantings or similar obstructions shall be located within the street right-of-way; no obstruction shall obscure visibility at any intersection.

§ 22-603 Vehicular parking facilities, sidewalks and curbs.

Parking facilities. Off-street vehicular parking facilities shall also be provided in accordance with the Zoning Ordinance (Chapter 27).

Parking compound dimensions shall be provided in accordance with the Zoning Ordinance (Chapter 27) and Township Construction Standard Details. An adequate number of parking spaces shall be provided in accordance with the standards of the Zoning Ordinance (Chapter 27), or in lieu of those standards, at least one space for every anticipated parked vehicle during normal peak operation.

[Amended 10-11-2012 by Ord. No. 12-06]

Buffer planting shall be provided for parking compounds and access drives which are adjacent to residential properties. The buffer planting areas shall be provided in accordance with the Zoning Ordinance (Chapter 27). Buffer plantings shall not restrict sight distances.

No portion of a parking compound will be permitted within 10 feet of side or rear property lines or street rights-of-way.

Not less than a five-foot radius of curvature shall be permitted for horizontal curves in parking areas.

All dead-end parking compounds shall be designed to provide sufficient backup area for all end stalls.

Painted lines, arrows, dividers and signage shall be provided and maintained to control parking when necessary to direct vehicular circulation.

Parking compounds, access drives, and main entrances and exits which are open to the public shall be lighted to a minimum average of two footcandles at an elevation of three feet above the surface. All lighting facilities shall conform with the Zoning Ordinance (Chapter 27). A lighting plan shall be provided to show the locations of all lighting fixtures or standards, including the delineation of isolux lighting lines and all specifications and details.

All parking compounds and access drives shall be paved to meet the following minimum standards:

Crushed aggregate base course with a minimum thickness of six inches, as specified in PennDOT Specifications, Form 408, and its latest revisions.

The bituminous surface shall consist of a minimum of two inches of superpave binder course and one inch of superpave wearing course. Material shall be equal or superior to PennDOT Specifications, Publication 408, as amended, and shall be applied in accordance with those same specifications.

All parking facilities shall be designed to provide adequate access for emergency vehicles and emergency responders, including provisions for fire lanes, as required by § 22-611 of this chapter, the Township Construction Standard Details, and the Township Construction Code (Chapter 5, Part 1).

[Amended 10-11-2012 by Ord. No. 12-06]

(10)

Access drives or travel lanes serving parking compounds of over 100 spaces shall be isolated from and extend well into the parking compound prior to permitting general access to the parking spaces. The isolation distance shall be sufficient to permit safe and efficient ingress and egress and is subject to Township approval.

(11)

All parking compounds shall make provisions to separate truck traffic from other vehicular and pedestrian circulation, when applicable in the opinion of the Township.

(12)

All common parking compounds shall be provided with a sign at the access drive ingress, which lists the range of address designations, to facilitate emergency services. Under no circumstances, however, shall a common parking compound serve more than three detached principal buildings or uses.

Sidewalks and trails. Sidewalks shall be constructed and installed within all subdivisions and land developments, with the exception of minor subdivisions and private lanes, in accordance with the requirements of this section:

General. Convenient and safe pedestrian circulation shall be provided through a system of walkways, paths and/or sidewalks between parking areas and buildings and to public transportation (where appropriate) and adjacent residential neighborhoods.

Sidewalks.

New streets. Sidewalks shall be provided along both sides of any new public or private street.

Existing streets. Sidewalks shall be provided along any side of an existing public or private street within or abutting the property which is the subject of the subdivision and/or land development.

Design requirements.

Sidewalks shall be a minimum of four feet wide and shall otherwise comply with PennDOT specifications.

Sidewalks shall be constructed in accordance with the Township Construction Standard Details.

[Amended 10-11-2012 by Ord. No. 12-06]

A grass planting strip, a minimum of three feet wide, shall be provided between the curb and sidewalk.

[4]

Curb ramps for persons with physical disabilities shall be provided in accordance with PennDOT's Roadway Construction Standards - Curb Ramps and Sidewalks (RC-76M), latest revision.

[5]

Appropriate details shall be provided on plans submitted to the Township.

Pedestrian easement option. Where location of sidewalks in the public right-of-way is not possible because of existing site constraints, then the sidewalks shall be located within a dedicated public pedestrian easement, a minimum of 15 feet wide, immediately adjacent to the street right-of-way and in a location and manner acceptable to the Township Engineer.

Trails.

Recreational trails shall be provided in all residential developments consisting of 10 or more lots and all multifamily dwelling developments.

Trails shall link internal common open space areas and peripheral open space areas, as well as nearby neighborhoods, parks and trails (existing and proposed).

Trails shall be a minimum of six feet wide and shall be designed and constructed of compacted limestone, bituminous paving, concrete, or similar material in accordance with the Township Construction Standard Details.

[Amended 10-11-2012 by Ord. No. 12-06]

The trails shall be maintained by the developer and/or the homeowners' association which represents the property owners in the development.

Curbs.

Curbs shall be required along all proposed streets in subdivisions; along all proposed streets, access drives, alleys, and parking compounds in land developments; and along all existing streets in and abutting both subdivisions and land developments where road improvements are warranted by § 22-602A(7). The developer shall submit the location and grade of all curbs to the Township for consideration.

Curbs shall be installed to the dimensions and construction standards of the Township Construction Standard Details or, in lieu of such standards, in accordance with the standards of PennDOT Publication 408, as amended.

[Amended 10-11-2012 by Ord. No. 12-06]

Standard vertical concrete curb shall be required along all state highways and along all Township streets when required by the Township. Standard asphalt wedge curb may be used for all other uses where curb is required.

§ 22-604 Blocks and lots.

General configuration. The configuration of blocks and lots shall be based upon the lot area requirements, the salient natural features, the existing man-made features and the proposed type of structure. Lot configurations should provide for flexibility in building locations while providing safe vehicular and pedestrian circulation. Lots with areas that are two or more times the minimum requirements shall, wherever feasible, be designed with configurations which allow for additional subdivision; the Township may require a sketch plan to demonstrate this.

Residential blocks. All blocks in a residential subdivision shall have a maximum length of 1,500 feet.

Nonresidential blocks. Blocks in nonresidential areas may vary from the requirement of Subsection B when approved by the Township. Adequate provisions shall be made for off-street parking, loading areas and traffic circulation.

Lot and parcel configuration.

Side lot lines shall be radial to street right-of-way lines.

In order to avoid jurisdictional problems, lot lines shall, wherever feasible, follow municipal boundaries rather than cross them. Where a lot is divided by a municipal boundary, the minimum standards of both municipalities shall apply.

Lot sizes and configurations shall conform to the Zoning Ordinance (Chapter 27). All lots must be laid out to provide adequate building sites.

All lots shall have frontage along and primary access from the right-of-way of a public street or a private street, which is constructed and maintained to the requirements of § 22-602I of this chapter.

All remnants of land (areas remaining after subdivision) shall conform to the lot area and configuration requirements.

No lot shall be bisected or separated by a street, with the exception of a private lane.

Flag lots are prohibited.

A lease parcel related to an unmanned communications tower or unmanned essential services shall not be required to comply with the lot and parcel configuration requirements of this Subsection D, provided that the entire lease parcel is located within the Township.

Lot size and/or intensity. All lot sizes shall conform to the Township Zoning Ordinance (Chapter 27).

§ 22-605 Building setback lines and building separation.

Building setback lines shall be provided for all lots in accordance with this chapter.

The distance to a building setback line shall be measured from the applicable lot line and shall comply with this chapter and the Zoning Ordinance (Chapter 27). Building setback lines on private streets shall be the required setback as per the Zoning Ordinance (Chapter 27).

All building separations and height requirements shall conform to the Zoning Ordinance (Chapter 27) and the Township Construction Code (Chapter 5, Part 1).

On any lot abutting a railroad, no dwelling shall be placed within 75 feet of any portion of the railroad right-of-way or power line.

On any lot abutting or traversed by a high-voltage transmission line, no dwelling shall be placed within 75 feet of any portion of the right-of-way.

Where application is made for the purpose of erecting more than one principal structure on a single lot (except multiple-dwelling buildings such as garden apartments or condominiums), the appropriate setback and yard requirements shall be provided for each structure as though it were on an individual lot. In each case, the Township shall require suitable provisions for utilities and access in the event of potential subdivision of the tract. The proposed structure shall also comply with applicable zoning regulations.

Where the application includes the use of groups of multiple-dwelling or nonresidential buildings on the same lot, each building must be set back a minimum of 30 feet from all other buildings. The setback area shall remain free from structures or other obstruction, to facilitate emergency service providers.

§ 22-606 Utilities and easements.

To the fullest extent possible, easements shall be adjacent to property lines.

Nothing shall be placed, planted, set or put within the area of an easement that would adversely affect the function of the easement or conflict with the easement agreement. This requirement shall be noted on the final plan and shall be included in all deeds for lots which contain an easement.

Pedestrian easements shall have a minimum width of 10 feet.

[Amended 2-18-2019 by Ord. No. 19-05]

Utility easements not contiguous to street rights-of-way shall have a minimum width of 20 feet, and all utility companies are encouraged to use common easements.

The applicant shall reserve easements where stormwater or surface water drainage facilities are existing or proposed, whether located within or beyond the boundaries of the property. Easements shall have a minimum width of 20 feet and shall be adequately designed to provide area for the collection and discharge of water; the maintenance, repair and reconstruction of the drainage facilities; and the passage of machinery for such work. The easements shall clearly identify who has the right of access and responsibility of maintenance. This requirement shall be noted on the final plan and shall be included in all deeds for lots which contain an easement.

[Amended 2-18-2019 by Ord. No. 19-05]

Where any petroleum or petroleum product transmission line traverses a subdivision or land development, the applicant shall confer with the applicable transmission or distribution company to determine the minimum distance which shall be required between each structure and the center line of such petroleum or petroleum product transmission line. Additionally, the Township will require, with the final plan application, a letter from the owner of the transmission line stating any conditions on the use of the tract which shall contain the above.

Where a subdivision or land development is adjacent to or traversed by a watercourse, drainageway, channel or stream, there shall be provided a drainage easement conforming substantially with the line of such watercourse, drainageway, channel or stream of such width as will be adequate to preserve the unimpeded flow from a one-hundred-year design rainfall.

When a subdivision proposes multifamily attached dwellings, such as townhouses, the plans shall include an access easement along the front and rear property lines of all units, and side property lines of the end units, to allow all lot owners within the unit access to front and rear yards. The access easement shall have a minimum width of six feet. This requirement shall be noted on the final plan and shall be included in all deeds for lots which contain the easement.

All utilities for all subdivisions and land developments, including sewer, water, gas, electric, telephone, cable television and the like, shall be constructed or installed as underground facilities.

Each utility serving a proposed subdivision and/or land development shall be extended to the extent determined and required by the utility service provider. The Township may require additional extensions to facilitate further development of utility services.

All utilities, including laterals, within the street right-of-way must be installed prior to the installation of the street subbase course. All service lateral stubs shall extend to a minimum of five feet outside the right-of-way.

§ 22-607 Survey monuments and markers.

Permanent concrete monuments shall be accurately placed along at least one side of each street at the beginning and end of all curves and at all angles.

Markers shall be set at all lot corners and at the points where lot lines intersect curves and/or other property lines.

Monuments shall be of concrete, with a flat top having a minimum width or diameter of four inches and a minimum length of 30 inches. Cast-in-place or precast concrete monuments shall be marked with center punch mark in a three-fourths-inch copper or brass dowel. Metallic markers shall consist of iron pins or pipes at least 30 inches long and not less than 1/2 inch in diameter. Alternative monumentation methods will be at the discretion of the Township Engineer.

All monuments and markers shall be placed by a registered engineer or surveyor so that the scored or marked point shall coincide exactly with the point of intersection of the lines being monumented or marked.

All existing and proposed monuments and lot line markers shall be delineated on the final plan.

§ 22-608 Stormwater management and floodplain controls.

All stormwater management, collection, conveyance, erosion control and floodplain considerations shall be accomplished in accordance with the provisions of the Stormwater Management Ordinance (Chapter 26, Part 1).

Stormwater management. All subdivision and/or land development applications shall include stormwater management data. The stormwater management data shall identify all proposed stormwater management facilities and supportive information as required by the Stormwater Management Ordinance (Chapter 26, Part 1).

Floodplains.

Floodplain areas shall be established and preserved as provided by the Zoning Ordinance (Chapter 27).

Whenever a floodplain is located within or along a lot, the plan shall include the boundary of the floodplain and the elevation or locational dimensions from the center line of the watercourse, a plan note that the floodplain shall be kept free of structures, fill and other encroachments and a plan note that floor elevations for all structures adjacent to the floodplain shall be two feet above the one-hundred-year-flood elevation. Prior to any construction or issuance of building permits, the delineated boundary shall be properly fenced off to prevent encroachment. A snow fence or other acceptable material shall be used (the use of silt fence is not acceptable). The fence shall be properly installed, at a minimum distance of five feet outside the delineated boundary. The fence must be properly maintained until all occupancy permits have been issued and/or for the extent of all construction.

Whenever a subdivision or land development is located within or partially within a floodplain area, all information required by the Zoning Ordinance (Chapter 27) shall be included with the submittal of the preliminary and/or final plan.

§ 22-609 Landscaping.

[Amended 10-11-2012 by Ord. No. 12-06]

All subdivision and land development applications shall include provisions for landscaping in accordance with the Zoning Ordinance (Chapter 27) or other Township requirements. Additionally, all land developments shall comply with the following landscape requirements:

Landscaping shall be used in all open areas not covered by buildings, required parking areas, sidewalks or other impervious surfaces. Landscaping shall be a mixture of high-level planting, low-level planting and ground cover that shall be of a type, size and placement compatible with the land development and the surrounding land uses.

The landscaped area shall be not less than 20% of the total disturbed area. Landscaping requirements of Part 17 of the Zoning Ordinance (Chapter 27) are in excess of this requirement and are not counted toward meeting this total required percentage.

A landscaped periphery shall be provided for a depth of 10 feet along all public rights-of-way, as measured from the property line.

Within the site area, landscaping shall be required for the following areas: the side and rear perimeters of the site; the building perimeter; parking lots; dumpsters; loading area; screening areas adjacent to residentially zoned properties; and stormwater detention facilities.

Artificial plants are prohibited as a substitute for required landscaping improvements included in this chapter.

Sight distance shall not be adversely affected by the location and size of landscaped plantings. Consideration shall be given to future growth potential of all planted materials in reviewing sight distance issues.

Nonplanted materials, such as mulch and decorative rock, shall be limited to 60% of the total ground cover at the time of planting and to 20% of the total ground cover at plant maturity.

High-level planting shall be required at the rate of one per 1,000 square feet of total landscaping. Low-level planting shall be required at the rate of one per 200 square feet of total landscaping. High-level planting (trees) and low-level planting may be grouped. All other areas shall contain ground cover. Ornamental trees may be substituted at a rate of one per 700 square feet of total landscaping.

In addition to the plantings required in Subsection H of this section, one high-level planting per 50 lineal feet or one ornamental tree per 30 lineal feet shall be planted within a minimum ten-foot-wide planting area between parking areas and adjoining access drives and streets.

The Board of Supervisors may modify or waive the landscaping standards of this chapter where one or more of the following conditions occurs:

There are special considerations of site design and/or topography.

There is existing healthy vegetation that is sufficient to meet the requirements. Existing vegetation shall be used to meet all or part of the requirements of this section wherever possible, if it satisfies the purposes as described in § 22-102 of this chapter.

There is a unique relationship to other properties.

Landscaping would interfere with utilities, easements, sight distance or other vegetation.

The site development is part of a unified development complex that includes multiple buildings and mixed uses where the developer may propose and the Board of Supervisors may approve specific standards for that complex.

Street trees. Deciduous street trees shall be provided in all land development projects when required by the Zoning Ordinance.[1]

[Amended 2-18-2019 by Ord. No. 19-05]

General requirements.

Street trees and plant materials shall not, at maturity, obstruct overhead utilities, traffic control signals and signs, street intersections, or driveway entrances.

Street trees shall be selected to minimize future maintenance costs, including, but not limited to, pruning, tree removal, and sidewalk repair.

Street trees shall be located so as to not interfere with underground utilities, sanitary, or stormwater management facilities.

Street trees shall be adaptable to the specific planting areas to achieve the design objective of the plan.

Location.

Street trees shall be located outside of the right-of-way but not greater than five feet from the property line.

Street trees should be staggered across the street and placed 50 feet on-center.

At intersections, trees shall be located not closer than 30 feet from the intersection of the curb or within the defined clear sight triangle.

Size.

Tree caliper at the time of planting, as measured four feet above ground level, shall be no less than two inches.

Street trees shall have a canopy of thirty- to fifty-foot spread at maturity.

Editor's Note: See Ch. 27, Zoning.

§ 22-610 Sanitary sewage disposal and water supply.

Sanitary sewage disposal.

All sanitary sewage facilities shall comply with the applicable federal, state, county. Township, DEP, Township Sewage Enforcement Officer and Sewer Authority laws, statutes, ordinances, resolutions and regulations.

Proof of compliance.

For every subdivision and land development, the applicant shall provide the Township with written proof in a form acceptable to the Township that:

A sanitary sewage facility planning module has been approved by the governmental agency or agencies having jurisdiction over the sanitary sewage facility (i.e., DEP, the Township Sewage Enforcement Officer, the Sewer Authority and/or the appropriate successor agency/entity); and

The sanitary sewage facility is designed in accordance with the applicable regulations of the governmental agency or agencies having jurisdiction over the sanitary sewage facility (i.e., DEP, the Township Sewage Enforcement Officer, the Sewer Authority and/or the appropriate successor agency/entity).

The proof(s) required in this section shall be in the form of a letter, certificate and/or permit executed by an authorized official of the governmental agency or agencies having jurisdiction over the sanitary sewage facility. The requirements of this subsection shall not apply to lot consolidation plans, lot line revision plans and party wall subdivision plans which do not propose new sanitary sewage facilities.

Water supply. Every lot, dwelling unit, commercial or industrial building, public or semipublic building shall be provided with a potable water supply of sufficient quality, quantity and pressure to meet the minimum standards of the Township and DEP.

The Board of Supervisors may require submittal of a feasibility study concerning the possible extension of a public water system to serve the development. The study shall be prepared by an engineer and shall be submitted in conjunction with the preliminary plan. The study shall provide a detailed representation of all possible extensions, including maps, cursory designs and estimated costs of the public water system when the site is within 3,000 feet of the public system. If the Board of Supervisors determines, at its sole discretion, that extension is feasible, the applicant shall extend to and provide public water within the proposed development.

If the applicant proposes a public or community water system, the locations and type of fire hydrants shall be in accordance with the specifications of the applicable public water utility service provider, NFPA standards, and § 22-611. A copy of the approval of such system by the applicable public water utility service provider, public utility and/or Township Police Chief, Fire Chief and Emergency Management Coordinator shall be submitted prior to final plan approval.

If the applicant proposes connection to the public water system, the final plan application shall include a statement from the Water Authority or the public utility indicating the approval of the plans for design, installation and financial guarantees.

If the applicant proposes connection to the public water system, the installation and construction shall be in accordance with the specifications of the Water Authority or the public utility. The Water Authority or the public utility shall establish requirements for the ownership and maintenance of such system.

If water is to be provided by means other than private wells owned and maintained by the individual owners of lots within the subdivision or land development, the applicant shall present evidence that the subdivision or land development is to be supplied by a certified public utility, a bona fide cooperative association of lot owners or by the Water Authority. A copy of a certificate of public convenience or an application for such certificate, a cooperative agreement or a commitment to serve the area in question, whichever is appropriate, shall be acceptable evidence.

When the Township approves the use of a community water system, its design and installation shall be in conformance with applicable specifications and regulations of the Township, Water Authority and DEP. All plans, specifications, reports, details and other documentation shall be included with all applications to the Township for approval. The applicant shall obtain all approvals and permits from the Township, Water Authority and/or DEP prior to final plan approval.

Where individual on-site water systems are to be utilized, each lot so served shall be of a size and shape to allow safe location of the system, in accordance with DEP standards. The locations of alternate sewage disposal areas shall be considered in the locating of the system. The water supply system shall be located on the same lot as the use it will serve.

§ 22-611 Emergency access.

All subdivisions and land developments, with the exception of minor subdivisions, shall provide the following in a manner acceptable to the Township Police Chief, Fire Chief and Emergency Management Coordinator:

Adequate access for emergency vehicles and emergency responders; and

Adequate fire hydrant locations.

§ 22-612 Refuse collection stations.

Outdoor collection stations shall be provided for garbage and trash removal when individual collection is not made and indoor storage is not provided.

Collection stations shall be enclosed by fencing and shall be located so as to be separated adequately from habitable buildings to avoid being offensive, but at the same time be convenient for both collectors and residents and shall be screened and landscaped adequately.

Collection stations shall be so constructed as to prevent the escape of refuse by wind, water or other natural elements and prevent animals, rodents, etc., from entering.

§ 22-613 Steep slope areas.

The purpose of the steep slope area is to conserve and protect those areas having steep slopes from inappropriate development and excessive grading, to prevent potential dangers caused by erosion, stream siltation and soil failure, to promote uses in steep slope areas that are compatible with the preservation of existing natural features, including vegetative cover, by restricting grading of steep slope areas and to promote the preservation of steep slope areas as open space.

The steep slope area shall be those areas having an original, unaltered slope of 33% or greater. The establishment of slopes shall be made by a topographic survey performed by a registered surveyor or other means acceptable to the Township.

Isolated pockets of steep slopes containing less than 2,000 square feet of surface area shall be exempt from the provisions of this section, unless they are a portion of all steep slope areas within the lot or property where the sum of all steep slope areas exceed 2,000 square feet.

All uses permitted in the underlying zoning district are permitted in steep slope areas if conducted in accordance with the following provisions:

No more than 40% of the original ground cover within any designated steep slope area on the property may be disturbed by grading, filling or other means. At least 60% of the original ground cover must remain undisturbed during the establishment, alteration or maintenance of the permitted use or activity.

At least 50% of the required minimum lot area of all proposed lots, as established by the Zoning Ordinance (Chapter 27), shall be comprised of contiguous non-steep-slope area.

No grading, filling or other alteration of the original undisturbed slopes on a property may be performed with the intent to circumvent the provisions of this section. Unauthorized grading performed within a steep slope area in order to circumvent these regulations shall be considered a violation of this chapter and shall be subject to the penalties within § 22-803.

All applications for subdivision or land development plans shall include the following:

The plans shall include a delineation of the steep slope area, as defined herein. This information may be shown on a sheet not being recorded with the final plan.

The final plan shall be recorded with a steep slope easement. The easement shall be comprised of at least 75% of the total existing area and located within the original boundaries of the steep slope area. Allocations of the easement should be made as evenly as possible throughout the lots to allow each lot adequate room for additional grading, accessory structures, etc.

The final plan shall note that no structures shall be located within the easement and that no excavation, grading, filling or other disturbance of the existing ground cover is permitted within the easement.

All deeds for lots created by subdivision shall contain language detailing the easement's location and the restrictions imposed.

§ 22-614 Vegetation and woodland preservation.

All subdivisions and land developments shall comply with the vegetation and woodland preservation requirements of the Zoning Ordinance (Chapter 27) and all other Township ordinances.

§ 22-615 Recreation impact regulations.

[Added 6-16-2016 by Ord. No. 16-02]

The provisions and requirements of this section shall apply to all land developments, subdivisions, and planned residential developments (as per §§ 27-1003, 27-1009 and 27-1010A of the Zoning Ordinance), which would, upon build-out, result in the creation of three or more dwelling units.

The developer shall dedicate land to be used for purposes of recreation and open space at a per-unit amount as specified in § 22-615M of this chapter.

Land offered for dedication shall meet the following criteria:

The land shall be physically and legally accessible to all residents of the proposed development. The land may be an integrated part of the development, within the recreational service area of the development. The land, with the approval of the Board of Supervisors, may be land provided for use by all residents of the Township. Said land shall be centrally located and dedicated for the purpose of a community center or similar centralized recreational function as recommended by the Comprehensive Parks, Recreation and Open Space Plan.

No more than 25% of the land offered for dedication shall be within an environmentally sensitive area.

No more than 50% of the land offered for dedication may possess more than five-percent slope.

At least 50% of the land offered for dedication shall be developed as active recreation with at least two types of active recreational opportunities offered. The active recreation areas must be graded to avoid any drainage problems. Additional facilities may be required by the Board of Supervisors. The Board shall apply national standards including those of the National Recreation and Parks Association to determine the needs of the assumed population of new developments and shall require corresponding facilities accordingly.

All playing fields and associated structures shall be set back at least 30 feet from all property lines.

A trail system, if accepted by the Board of Supervisors, may substitute for one of the required active recreation types.

Land offered for dedication shall, where possible, be situated such that the lot abuts adjacent open space and recreational facilities thus creating an integrated network of open space, trails, and recreational areas.

Land offered for dedication shall possess the required frontage and lot configuration standards pursuant to the requirements of § 22-604.

The minimum total acreage of contiguous tracts of land to be offered shall be equal to the minimum lot area, per the Zoning Ordinance, Chapter 27, in the district in which the plan is located.

The Township incorporates all rights granted in § 705(f) of the Municipalities Planning Code, 53 P.S. § 10705(f), regarding the maintenance of common open space including the right of the Township to maintain property which the owner or homeowners' association fails to maintain and to file liens against all properties having an interest in said association.

The dedication of land to the Township shall be by general warranty deed wherever possible. In lieu thereof, the Board of Supervisors, at its discretion, may require the creation of a homeowners' association or similar entity charged with the maintenance of the facility. The Board of Supervisors may also grant the developer permission to retain ownership. In all cases, ownership by any entity other than the Township shall require deed restrictions, requiring the maintenance of the approved facilities on the site. The Township shall be a party to an agreement providing for the enforcement of the aforesaid restrictions.

The developer may pay a fee in lieu of land dedication at a per-unit amount as specified in § 22-615M of this chapter.

The fee in lieu paid by the developer shall be offered in the form of cash, bond, cashier's or certified check, or held in an escrow account payable upon final approval of a plan. Payment of said funds shall be a condition of final approval of the plan and its release for recordation. In lieu of payment as a condition of final approval, the developer may elect to place a note on the plan which states that the issuance of a building permit for each lot or dwelling unit is conditioned upon the payment of the fee-in-lieu amount specified in this chapter at the time of final approval.

All such fees collected shall, upon receipt by the Township, be deposited in an interest-bearing account, clearly identifying the specific recreation facilities for which the fee was received. Interest earned on such accounts shall become funds of that account. Funds from such accounts shall be expended only in properly allocable portions of the costs incurred to construct the specific recreational facilities for which the funds were collected.

Upon request of any persons who paid any fees under this section, the Township shall refund such fee, plus interest accumulated thereon from the date of payment, if the Township had failed to utilize the fee paid for the purposes set forth in this section within three years from the date such fee was paid.

Use of fees collected. The Township shall use fees collected within the recreation service area from which funds were collected for the purpose of acquiring or providing land or constructing, providing, operating, or maintaining any equipment, structures, courts, fields or other recreational facilities. All improvements or purchases shall be associated with facilities accessible to the residents of the development. Fees collected may also be used for facilities accessible and designed for use by all residents of the Township. Said facilities shall be centrally located and dedicated for the purpose of a community center or similar centralized recreational function as recommended by the Comprehensive Parks, Recreation and Open Space Plan.

The allocation of all fees collected shall be based upon recommendations of the Comprehensive Parks, Recreation and Open Space Plan as well as the Recreational Capital Improvements Program.

Exemptions. The following are exempt from the mandatory land dedication requirements of this section:

Group home and group care facilities as defined in the Zoning Ordinance, Chapter 27.

Calculation of mandatory land dedication and fee in lieu thereof.

Land dedication required by dwelling units shall be 0.05 acre per dwelling unit.