The design standards set forth by these regulations are intended
to ensure proper development in the Township.
A.
The following land subdivision principles, standards, and requirements
shall be applied by the Township in evaluating the plans for proposed
subdivisions and shall be considered minimum requirements.
B.
In reviewing subdivision plans, the Township will consider the adequacy
of existing or proposed community facilities to serve the proposed
development.
C.
The subdividing of land shall be done in a manner that will not have
the effect of denying adjacent property owners access to the streets
and ways of the allotment. The Township may require dedicated, improved,
or undedicated parcels to be provided for future access to adjacent
land.
D.
Land which is unsuited for development due to hazards such as flooding
or the presence of steep slopes shall not be developed (though such
land can be included in a subdivision), including:
(1)
Land subject to flooding or which, if developed, will aggravate flooding
conditions upon other lands.
(2)
Landslide-prone areas. In areas where soils or underlying geology
may be unstable, geotechnical investigation may be required. Said
geotechnical reports must be completed and signed by a licensed professional
engineer.
E.
Proposed subdivisions and land developments shall be coordinated
with existing nearby neighborhoods or developments so that the community,
as a whole, may develop harmoniously.
A.
Minimum street right-of-way widths and cartway widths shall be as
follows:
|
Type of Street
|
Cartway3 With
Curbs
(feet)
|
Cartway2 No Curbs
(feet)
|
Right-of-Way
(feet)
|
Shoulders
(feet)
| |
|---|---|---|---|---|---|
|
Cul-de-sac1
|
24*
|
20
|
50
|
4
| |
|
Minor/local
|
24*
|
20
|
50
|
4
| |
|
Collector
|
36
|
22
|
60
|
8
| |
|
Industrial/commercial
|
36
|
28
|
60
|
8
| |
|
Arterial
|
As prescribed by the Pennsylvania Department of Transportation's
Design Standard
| ||||
|
NOTES:
| ||
|---|---|---|
|
1Residential; other culs-de-sac follow
other commercial or industrial standards.
| ||
|
2Requires shoulders.
| ||
|
3Wedge curbs are required; shoulders
are not required.
| ||
|
*Two twelve-foot traffic lanes.
| ||
|
To determine the classification of a residential street, the
following two tables shall be used as a guide:
|
|
Projected Daily Traffic Volume (ADT)*
| ||
|---|---|---|
|
Street Classification
|
Volume
| |
|
Cul-de-sac
|
0-250
| |
|
Minor/local
|
0-1,000
| |
|
Collector
|
1,000-3,000*
| |
|
Source: Table 2-1, Residential Streets, 2nd edition, American
Society of Civil Engineers, National Association of Home Builders,
Urban Land Institute
|
|
Residential Trip Generation Rates Daily Vehicle Trips
Per Dwelling Unit*
| ||||
|---|---|---|---|---|
|
Type
|
Weekday
|
Peak Hour
| ||
|
Single-family detached Apartments
|
10.0
|
1.0
| ||
|
All
|
6.0
|
0.7
| ||
|
Low-rise
|
7.0
|
0.7
| ||
|
High-rise
|
4.0
|
0.4
| ||
|
Townhouse and single-family condominiums
|
6.0
|
0.6
| ||
|
Source: Table 2-2, Residential Streets, 2nd edition, American
Society of Civil Engineers, National Association of Home Builders,
Urban Land Institute (figures rounded)
|
|
NOTES:
| ||
|---|---|---|
|
*The Township will accept updated traffic generation data from
such sources as the Trip Generation Manual of the Institute of Transportation
Engineers.
| ||
|
Note: In the event the projected volume of a street exceeds 3,000 vehicles per day, then its design shall be based upon current PennDOT or other accepted engineering standards but in no event shall be less than the standards for a collector, as shown in § 185-28A.
|
B.
In cases where a new subdivision is planned to join the street system
on an existing subdivision, the above minimum requirements shall apply
except where the existing streets and rights-of-way are larger than
required. In this event, the Township may require that the new streets
and rights-of-way be as large as those in the existing subdivision.
Any street that is planned, though not already established, shall
be continued at not less than its width as planned.
D.
General design criteria for streets not otherwise covered in this
chapter shall be in accordance with specifications as set forth by
the Township and appropriate publications of the Pennsylvania Department
of Transportation.
E.
Culs-de-sac.
(1)
In no event shall a street be allowed to dead end without a permanent
cul-de-sac.
(2)
Residential dead-end streets (culs-de-sac) may be permitted when
it is clear that through traffic is not essential. A dead-end street
must have adequate turning space for vehicles, which shall include
a minimum right-of-way radius of 50 feet and a minimum road edge (excluding
shoulders) or curb radius of 40 feet. The entire turnaround area is
to be paved. Full pavement shall extend to the outer edge of the forty-foot
radius. In no event shall the shoulder area be considered as part
of the required minimum road width. Culs-de-sac shall be signed with
a "No Outlet" sign for ingress traffic and a "Stop" sign for egress
traffic. In no event shall a cul-de-sac serve more than 100 dwelling
units.
(3)
Culs-de-sac for commercial or industrial developments shall be designed
to allow for the turn of a full-sized tractor-trailer combination
as allowed by the Commonwealth of Pennsylvania.
F.
Street intersections shall comply with the following requirements:
(1)
(2)
Sight triangle.
(a)
When visual obstructions on any lot corner within the development
would create a traffic hazard by limiting clear vision across a corner
lot from a height of three feet above the finished paved area, at
the center line of the right-of-way, such structure and/or vegetation
shall be removed in conjunction with grading the right-of-way to provide
a minimum sight line in a clear sight triangle:
[1]
Seventy-five feet from the point of intersection of the center
lines of two streets where both are minor streets.
[2]
One hundred feet from the point of intersection of the center
lines of two streets where one is a collector street.
[3]
One hundred fifty feet from the point of intersection of the
center lines of two streets where one is an arterial street.
(b)
When an arterial, commercial, industrial or collector and a
minor street intersect, each shall retain its respective footage requirements
along the center line to form the sight triangle. No building or structure
shall be permitted in this sight triangle. Sight triangles shall be
shown on the plan. (See also the Public and Private Improvements Code.)
(3)
Where the grade of any street at the approach to an intersection
exceeds 4%, a leveling area shall be provided, with a transitional
grade not to exceed 3% for a minimum distance of 50 feet from the
nearest right-of-way line of the intersection.
(4)
Intersections of more than two streets shall not be allowed.
(5)
Minimum street intersection angles shall be 75°. Right-angle
intersections shall be used whenever possible.
(6)
Intersecting streets shall be separated by 200 feet or more, measured
between center lines along the center line of the intersected street.
G.
Horizontal curves shall be laid on all deflecting angles along the
center line of streets, and the degree of curvature shall be set to
assure the proper sight distance, as required by Table A below.
H.
Vertical curves shall be used in changes of grade exceeding 1% and
shall be designed for maximum visibility as set forth by Table A below.
I.
In general, minor and collector streets shall not join into the same
side of arterial streets at intervals of less than 800 feet.
J.
Half streets shall be prohibited.
K.
Provisions for the extension and continuation of major streets into
and from adjoining areas are required. Where a subdivision abuts or
contains an existing or proposed collector street, the Township may
require reverse-frontage lots or such treatments as will provide protection
for abutting properties, reduction in the number of intersections
with the major traffic streets, and separation of local and through
traffic.
L.
When the subdivision adjoins unsubdivided acreage, new streets or
reserved rights-of-way may be provided through to the boundary lines
of the development.
M.
If the lots in a development are large enough for resubdivision,
or if a portion of the tract is not subdivided, suitable access and
street openings for such resubdivision shall be provided.
Note: This will not apply if subject land is to be held as permanent
dedicated open space. Such access or openings shall not be less than
50 feet in width.
|
Table A
Design Criteria for Streets1
(Not to Include Intersections)
Type of Street
| |||||
|---|---|---|---|---|---|
|
Item
|
Comm./Ind.
|
Collector
|
Minor/Local
|
Cul-De-Sac4
| |
|
Maximum grade2
|
6.0%
|
6.0%
|
12.0%
|
10.0%
| |
|
Minimum grade
|
1.0%
|
1.0%
|
1.0%
|
1.0%
| |
|
Minimum center-line radius
|
500 feet
|
500 feet
|
250 feet
|
250 feet
| |
|
Minimum sight distance3
|
300 feet
|
300 feet
|
250 feet
|
250 feet
| |
|
Tangent between curves
|
150 feet
|
150 feet
|
100 feet
|
100 feet
| |
|
NOTES:
| ||
|---|---|---|
|
1For arterial roads, PennDOT standards
will apply.
| ||
|
2Grades in excess of the allowable
percentage may be approved by the Township where it is clear that
it is necessary and that no traffic hazard is or will be created thereby.
| ||
|
3Sight distance shall be measured
along the center line of the street between points where a driver's
eyes at three feet six inches in height can see an object six inches
high. Values shown are minimums. Greater values may be required depending
on site-specific criteria.
| ||
|
4Please see cul-de-sac definition;
a cul-de-sac is the entire street, not merely the vehicular turnaround.
| ||
N.
All required traffic control devices, including required signs, shall
comply with and be installed in accordance with the current Commonwealth
of Pennsylvania Department of Transportation, Title 67, Chapter 212
(or as it may be amended). Generally, it shall be the developer's
responsibility to perform all required traffic and engineering studies
in accordance with PennDOT standards.
O.
Private streets may be authorized to permit limited subdivision of
lots, subject to the following requirements:
(1)
A maximum of three lots, plus a residual parcel containing one existing
residential structure, may be approved for access on a private street.
(2)
The private street right-of-way shall be a minimum of 50 feet, except
as otherwise indicated.
(3)
The street shall be installed to provide the required minimum width with a mud-free cartway in accordance with the design standards in Subsection O(5) below, which is adequate to enable all-weather passage of vehicles.
(4)
Sales agreements for all lots abutting the private road shall include
notification to purchasers of the nonliability of the Township for
road maintenance or related improvements. In addition, a certificate
of the nonliability of the Township shall be inscribed on the plan
when submitted for municipal approvals.
(5)
The Township's Public and Private Improvements Code shall detail
the construction of these private roads. At a minimum, such roads
shall:
(a)
Have a minimum cartway width of 20 feet.
(b)
The road bed shall be composed of four inches of rolled and
compacted crushed aggregate.
(c)
Have no grade in excess of 12%.
(d)
The required cul-de-sac road bed area shall be also composed
of four inches of rolled and compacted crushed aggregate.
(e)
The right-of-way/cartway for private roads shall not be resubdivided
or diminished in any way.
(6)
A temporary turnaround for maintenance and emergency vehicles shall
be provided where future street or roadway extensions are designed
to occur; said turnaround shall have a minimum sixty-foot diameter
curb to curb and be composed of four inches of rolled and compacted
crushed aggregate.
(7)
A private maintenance agreement signed by the developer binding all
successors and assigns shall be filed with the Township prior to the
approval of the subdivision.
A.
Curbs. When curbs are installed, the following criteria are to be
followed:
(1)
Wedge curbs will be used.
(2)
Where sidewalks are installed, curbs shall be depressed at intersections
to sufficient width to accommodate wheelchairs. Depression shall be
in line with sidewalks where provided. (Note: Appropriate federal
ADA standards must be followed.)
(3)
All curbs and curb cuts shall be constructed in accordance with the
Township's Public and Private Improvements Code.
B.
Sidewalks. Sidewalks may be provided for all major subdivisions where
the average lot width is 75 feet or less and for any minor subdivisions
where sidewalks exist on abutting parcel(s). The width, depth, design
and specifications for sidewalks shall comply with the current sidewalk
standards of the Township, but in no event shall sidewalks be less
than five feet wide.
A.
Blocks shall be designed to ensure proper firesafety.
B.
In general, all blocks in a subdivision shall have a maximum length
of 1,600 feet. Blocks subdivided into lots shall be approximately
two lot depths in width, except lots along a major thoroughfare which
may front on an interior street. Block lengths shall not be less than
600 feet.
C.
In commercial areas, the block layout shall conform with due consideration
to site conditions, to the best possible layout to serve the public,
to permit good traffic circulation and the parking of cars, to make
delivery and pickup efficient, and to reinforce the best design of
the units in the commercial areas.
D.
The block layout in industrial areas shall be governed by the most-efficient
arrangement of space for present use and future expansion, with due
regard for worker and customer access parking. Of special interest
will be the accommodation of truck traffic.
A.
Double-frontage and reverse-frontage lots should be avoided except
where essential to provide separation of residential development from
traffic arterials or to overcome specific disadvantages of topography
and orientation. A planting screen easement, across which there shall
be no right of access, may be required by the Township along the line
of lots abutting such a traffic artery or other disadvantageous use.
B.
Side lines of lots, so far as practical, shall be at right angles
or radial to street lines.
C.
Lots abutting local streets shall front upon the streets which parallel
the long dimension of the block, if possible.
D.
All lots shall abut by their frontage on a publicly dedicated or
approved private street (see also the Township Zoning Ordinance).
A.
Blocks and lots shall be graded to provide proper drainage away from
buildings and to prevent the collection of stormwater in pools.
B.
Where drainage swales are used to deliver surface waters away from
buildings, their grade shall not be less than 1% nor more than 4%.
The swales shall be sodded, planted or lined as required. A grading
and drainage plan shall be required for all subdivisions and land
developments, except minor subdivisions.
C.
No final grading, fill, or cut shall be permitted with a cut face
steeper in slope than two horizontal to one vertical, except under
one or more of the following conditions:
(1)
The material in which the excavation is made is sufficiently stable
to sustain a slope of steeper than two horizontal to one vertical,
and a written statement of a geotechnical engineer, who is qualified
to prepare a geotechnical report, licensed by the Commonwealth of
Pennsylvania and experienced in erosion control, to that effect is
submitted to the Township Engineer and approved by same. The statement
shall state that the site has been inspected and that the deviation
from the slope specified hereinbefore will not result in injury to
persons or damage to property.
(2)
A retaining wall designed, certified, and sealed by a licensed professional
engineer for which plans have been submitted and approved by the Township
Engineer and written approval is provided.
D.
The top or bottom edge of cut or fill slopes shall be a minimum of
10 feet from property or right-of-way lines of streets or alleys in
order to permit the normal rounding of the edge without encroaching
on the abutting property. All property lines, or right-of-way lines,
where walls or slopes are steeper than one horizontal to one vertical
and five feet or more in height shall be protected by a protective
fence no less than three feet in height approved by the Township Engineer.
A.
Where a subdivision is traversed by a watercourse, drainageway, channel,
or stream, a drainage easement may be required that conforms substantially
with the water line of such watercourse, drainageway, channel, or
stream and of such width as will be adequate to preserve the unimpeded
flow of natural drainage, or for the purpose of widening, deepening,
relocating, improving or protecting such drainage facilities.
B.
Where desirable or necessary, adequate easements or dedications for
public service utilities shall be provided for sewer, water, electric
power, gas lines, storm drainage and similar services; and no structure
or obstruction of any kind shall be placed or allowed to be placed
where it will interfere in any way with such easements.
C.
Utility and drainage easements, where required, shall have a minimum
width of 20 feet and be placed at the side or rear of lots whenever
possible.
The developer shall work with the Postmaster and/or Fire Marshal
in assigning street names to avoid confusing or duplicated street
names.
All new roads shall provide storm drainage facilities in accordance
with specifications as set forth by the Township Engineer, Potter
Township and/or applicable state or federal law or regulation. All
subdivisions shall provide a stormwater drainage and management plan.
Gas, electric, water, telephone, and cable utilities shall be located underground in major subdivisions in accordance with utility company standards and in accordance with all other requirements of the Township (see also § 185-48).
A.
All developers are required to follow the Township or the commonwealth
floodplain regulations. In addition, when any floodplains are located
within a proposed development, they should be clearly identified on
the preliminary and final plat .The developer will use the most-recent
floodplain information for the Township, as available from the Federal
Emergency Management Agency.
Sanitary sewer systems shall follow the design and construction
criteria as set forth by the Pennsylvania Department of Environmental
Protection and the Township, or appropriate authority. All designs
must demonstrate compliance with DEP permit requirements and secure
DEP approval.
Water systems shall follow the design and construction criteria
as set forth by the Pennsylvania Department of Environmental Protection
and the Township or appropriate authority and secure all needed approvals.
All designs must demonstrate compliance with DEP and agency requirements
and/or permit standards.
If required by the Board of Township Supervisors:
A.
Any trees used as street trees shall be suited for the use intended
and the Potter Township area. The Township shall use standard references
such as "Street Trees: A Manual for Municipalities" (Richard D. Schein,
1993; Tree Works) to review tree planting proposals. Street tree calipers
shall be at least 1 1/2 inches. All landscaping shall be guaranteed
for at least one year, and any landscaping found dead or diseased
in that one-year period shall be replaced by the developer.
