[Ord. 147, 1/10/2008; as amended by Ord. 159, 4/6/2010, § 17]
1.
Minimum Standards. The standards and requirements contained in this
Part shall apply as minimum design standards for subdivision and/or
land developments in the Township. The Township may require additional
standards in unique situations to promote the purposes of this chapter.
2.
Township Engineer Review. The Township Engineer shall review all subdivision and land development applications for technical compliance with the design standards in this part, the Township's construction standards, this chapter, the Stormwater Management Ordinance [Chapter 26, Part 1] and all other applicable Township ordinances and regulations. The Township Engineer shall provide a written report containing the review as required by this chapter.
3.
Public Improvements. 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/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:
B.
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.
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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, pedestrian access improvements and other related municipal
purposes in a time period determined by the Township.
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[Ord. 147, 1/10/2008; as amended by Ord. 159, 4/6/2010, §§ 18-21]
1.
General.
A.
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.
B.
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 of Supervisors 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.
C.
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 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.
D.
Streets shall be logically related to the topography so as to produce
reasonable grades, satisfactory drainage and suitable building sites.
E.
(Reserved)
F.
(Reserved)
G.
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.
H.
When existing stub 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, any existing sidewalk extended through the area and
the remaining areas shall be regraded and seeded.
I.
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.
J.
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.
K.
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 § 22-602.7 of this chapter, 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 § 22-602.7. Any such expanded street right-of-way
width shall be improved in accordance with § 22-602.1.L
of this chapter, unless exempted by § 22-602.1.L(5) of this
chapter. 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.
L.
Except as set forth in § 22-602.1.L(5), below, the following
requirements shall apply to all subdivisions and land developments:
(1)
Where a subdivision or land development is situated on both
sides of an existing street, the street shall be improved in accordance
with the standards set forth in this chapter to the full minimum width
set forth in § 22-602.7 of this chapter.
(2)
Where a subdivision or land development is situated on one side
of an existing street, the street shall be improved to the center
line for 1/2 the full minimum width set forth in § 22-602.7
of this chapter.
(3)
Where a traffic study is required under § 22-405 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.
(4)
In the event the Township determines that the improvements required by this paragraph .L 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.
(5)
Exemptions from Street Improvement Requirements.
(a)
Residential Exemption. A subdivision or land development shall
be exempt from the requirements of §§ 22-602.1.L(1)
and (2) of this chapter provided that all of the following criteria
are met:
1)
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 January 10, 2008 (the "parent tract"), is
used solely for residential purposes.
2)
The development of the parent tract involves, cumulatively,
since January 10, 2008, five or fewer dwelling units.
3)
The development of the parent tract involves, cumulatively,
since January 10, 2008, five or fewer lots.
4)
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 § 22-602.1.L(5) or the requirements of §§ 22-602.1.L(1)
and (2) are met for the entire parent tract. The following note shall
be affixed to the approved plat:
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"No further subdivision or land development of the subject property and the parent tract, as it existed on January 10, 2008, shall be permitted unless the entire parent tract, as it existed on January 10, 2008, either complies with the exemption requirements of § 22-602.1.L(5) of Chapter 22 of the Frazer Township Code of Ordinances, Subdivision and Land Development, as amended, or the requirements of § 22-602.1.L(1) and (2) of Chapter 22 of the Frazer Township Code of Ordinances, Subdivision and Land Development, as amended, are met for the entire parent tract, as it existed on January 10, 2008."
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5)
Compliance with § 22-602.1.K.
(b)
Unmanned Communications Tower and Essential Services Exemption.
A subdivision or land development shall be exempt from the requirements
of §§ 22-602.1.L(1) and (2) of this chapter provided
that all of the following criteria are met:
1)
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]).
2)
The communications tower or essential services are unmanned.
3)
The subdivision or land development does not require or include
any sanitary sewage facility.
4)
Compliance with § 22-602.1.K.
M.
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.
N.
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.
O.
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.
P.
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.
Q.
Streets, access drives, and parking compounds shall be designed to
preclude or minimize the need for guiderail. The Township may, however,
require 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 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.
R.
Streets that are extensions of, or obviously in alignment with, existing
streets shall bear the names of the existing streets. Street names
shall not be repeated within the Township and all street names shall
be subject to the approval of the Board of Supervisors and local postmaster.
S.
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.
T.
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. Where a waiver of
this subsection is granted by the Township, all private streets shall
conform to the requirements of subsection .7, below.
U.
All streets shall be designed and constructed in accordance with
Township standards (see Appendices to this chapter) 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 pre-approved manufacturers or suppliers; verification
shall be provided to the Township.
V.
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 the Township minimum standards (see Appendices to this
chapter).
2.
Horizontal Alignment.
A.
Horizontal street alignments shall be measured along the center line.
Horizontal curves shall be used at all angle changes.
B.
The center line of the street cartway shall correspond with the center
line of the street right-of-way.
C.
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 land owner shall be provided prior to preliminary plan approval.
D.
There shall be a tangent of at least 100 feet between reverse curves
for all local and collector streets.
E.
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.
3.
Vertical Alignment.
A.
Vertical curves shall be used in all changes of grade.
B.
The minimum vertical grade for all streets shall be 1.5%, the maximum
vertical grade shall be 12%.
C.
The minimum length of vertical curve for all streets shall be 250
feet.
D.
At street intersections, there shall be a level area on each street
within which no grade shall exceed a maximum of 5% for a minimum distance
of 100 feet (measured from the intersection of the center lines of
the streets).
E.
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 Highway and Transportation Officials (AASHTO). The design speed to be referenced shall be as defined in § 22-202.
4.
Cul-de-Sac and Dead-End Streets.
A.
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.
B.
No more than 15 dwelling units shall be located on a cul-de-sac street
serving single-family detached dwellings. A cul-de-sac street serving
all other uses shall not exceed 1,600 feet in length.
C.
The center-line distance of permanent cul-de-sac streets shall be
greater than 250 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 turn-around. Permanent cul-de-sac streets must be provided
with a paved turn-around with a minimum cartway diameter of 80 feet
and a minimum right-of-way diameter of 100 feet. The use of internal
planted islands is prohibited.
D.
Unless future extension is clearly impractical or undesirable, in
the opinion of the Township, a temporary cul-de-sac shall be provided.
The turn-around 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.
E.
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.
F.
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 turn-around.
G.
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-63J."
H.
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.
I.
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 and be a minimum of 50 feet in width and 10 feet in depth.
The easement shall 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.
5.
Street Intersections.
A.
Intersections involving the junction of more than two streets are
prohibited.
B.
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.
C.
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.
D.
Right angle intersections shall be used.
E.
The cartway edge at street intersections shall be rounded by a tangential
arc with a minimum radius of 35 feet for local streets, private lanes
or alleys and 50 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.
F.
All streets intersecting a State highway shall be subject to the
approval of PennDOT.
G.
There shall be provided and maintained at all intersections a clear
sight triangle. Clear sight triangles shall be indicated on all plant
No building or other obstruction that would obscure the vision of
a motorist shall be Permitted within these areas.
H.
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:
(1)
Calculation of Safe Stopping Sight Distance.
(a)
Street intersections shall be located at a point which provides
optimal sight distance in both directions.
(b)
For each intersection, the available sight distance in each
direction shall equal to exceed the stopping sight distance computed
from the following formula:
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SSD = 1.47 Vt + V2/30(f±G)
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Where:
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SSSD
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=
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Minimum safe stopping sight distance (feet).
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V
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=
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Velocity of vehicle (miles per hour).
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t
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=
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Perception time of driver (2.5 seconds).
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f
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=
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Wet friction of pavement (0.30).
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G
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=
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Percent grade of roadway divided by 100.
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(c)
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.
(d)
Appendix 22-4 attached hereto 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.
(2)
Measurement of Sight Distance at Intersections.
(a)
The correct measurement of available sight distance at each
proposed street intersection shall be the responsibility of the applicant.
(b)
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.
(c)
For each direction, the shortest of the following measurements
shall be considered the available sight distance for that direction:
1)
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.
2)
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.
3)
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.
(3)
Inadequate Sight Distance Remedies. If it is impossible to achieve
required safe stopping sight distance in both directions the Township
may:
(a)
Prohibit left turns by entering or exiting vehicles.
(b)
Require alteration of the horizontal or vertical geometry of
the roadway or access; all such work shall be at the expense of the
applicant.
(c)
Require removal of physical obstruction from the line of sight,
at the expense of the applicant.
(d)
Require installation of a separate left turn standby lane at
the expense of the applicant.
(e)
Deny access to the roadway.
7.
Right-of-Way and Cartway Widths.
A.
The minimum street rights-of-way and cartway widths for new streets
shall be as follows:
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Street Classification
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Minimum Cartway
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Minimum Right-of-Way
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|---|---|---|---|
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Arterial Street (Highway)
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46 feet
or as determined by the governmental entity having jurisdiction
over the subject street (PennDOT, Allegheny County or the Township)
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80-120 feet
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Collector Street
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34 feet
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60 feet
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Local Street
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24 feet
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50 feet
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Turn-Around Cul-De-Sac
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80 feet in diameter
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100 feet in diameter
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Alley or Service Street
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24 feet
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N/A
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B.
Increased cartway and right-of-way widths may be required by the
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 spaces in areas of intensive
use.
8.
Visibility. No fence, hedge, shrubbery, walls, planting or similar
obstruction shall be located within the right-of-way; no obstruction
shall obscure visibility at any intersection.
[Ord. 147, 1/10/2008]
1.
Alleys shall have the following characteristics:
A.
A property which utilizes an alley shall maintain frontage along
a public or private street.
B.
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.
C.
The final plan, for recordation with the Recorder of Deeds shall
include a plan note which identifies (1) the specific alleys; (2)
the recorded maintenance agreement; and (3) 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.
2.
The cartway of all alleys shall be constructed in accordance with
§ 22-607.1.H of this chapter.
A.
No part of any structure shall be located within 30 feet from the
cartway edge of an alley.
B.
The vertical and horizontal alignments of alleys shall conform to
the specifications for local streets as stated in §§ 22-602.2
and 22-602.3, respectively.
C.
Alleys and their intersections shall conform to the specifications
for local streets as stated in § 22-602.5.
D.
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 turn-around. The turnaround shall be designed in accordance
with one of the following methods:
E.
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.
(1)
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.
(2)
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.
[Ord. 147, 1/10/2008; as amended by Ord. 159, 4/6/2010, § 22]
1.
General. Private streets, with the exception of private lanes, shall
meet all the design standards for public streets as required by this
chapter. Private lanes shall meet the design standards set forth in
§ 22-604.2 below. The developer shall provide a private
road access and maintenance agreement, in a form acceptable to the
Township, which shall, at a minimum, set forth the following:
A.
The access rights over the private street to each lot utilizing the
private street and a description of each lot that will have such access
rights.
B.
That the private street shall be constructed and maintained in accordance
with the design standards and specifications of this chapter.
C.
The method of assessing maintenance and repair costs.
D.
The conditions for any dedication of the private street to a public
entity.
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This access and maintenance agreement shall be recorded with
the Allegheny County Recorder of Deeds after recording 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.
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2.
Private Lane Exception. Private lanes shall meet the following design
standards:
A.
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 § 22-602.5 of this chapter. 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.
B.
Private lanes shall have a minimum cartway width of 10 feet for one-way
traffic and 20 feet for two-way traffic.
C.
Private lanes shall have a minimum right-of-way width of 25 feet
for one-way traffic and 35 feet for two-way traffic.
D.
Private lanes with a dead-end street configuration shall terminate
in a cul-de-sac or hammerhead turnaround which complies with the following
requirements:
E.
Private lanes shall have a minimum grade of 1.5% and a maximum grade
of 12%.
F.
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.
G.
Private lanes shall comply with the street intersection requirements
of § 22-602.5 of this chapter.
H.
Private lanes shall be constructed in accordance with the details
contained at Appendix 22-6 of this chapter. In addition, the private
lane shall be paved (in accordance with the details at Appendix 22-6
of this chapter) for a minimum of 50 feet from a street intersection
in order to prevent gravel from entering an intersecting street.
I.
Private lanes shall include stormwater management facilities when required by the Stormwater Management Ordinance [Chapter 26, Part 1].
J.
Private lanes shall comply with the requirements of §§ 22-602.1.R
and .S related to street names and street signs.
K.
Private lanes shall require an access and maintenance agreement which
complies with the requirements for such agreement set forth in § 22-604.1
above.
M.
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. A note to this affect, similar to the following note,
shall be affixed to the recording plan in a manner acceptable to the
Township.
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"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 of the Frazer Township Code of Ordinances, Subdivision and Land Development, as amended."
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N.
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.
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"Private Lane Release for Township. Frazer 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."
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[Ord. 147, 1/10/2008; as amended by Ord. 159, 4/6/2010, § 23]
1.
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 § 22-602.5.
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.
2.
Driveways shall not exceed slopes in excess of 15%. 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.
3.
There shall be a minimum ten-foot tangent distance between the intersecting
highway radius and the radius of the first permitted driveway.
4.
Single-family residential driveways shall be a minimum of three feet
from any property line. The minimum width at the street right-of-way
shall be 10 feet and the maximum width at the street right-of-way
shall be 20 feet. The number of driveway entrances per dwelling shall
be one. The Board of Supervisors 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.
5.
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 Allegheny County 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.
[Ord. 147, 1/10/2008; as amended by Ord. 159, 4/6/2010, § 24]
1.
The cartway of all access drives shall be constructed in accordance
with § 22-607.1.H.
2.
Access drives do not require a specific right-of-way; however, the
following standards for cartway width shall apply:
|
Number of Lanes
|
Cartway Width
| |
|---|---|---|
|
Three Lanes
|
36 feet
| |
|
Two Lanes
|
24 feet
| |
|
One Lane
|
16 feet
|
3.
The vertical and horizontal alignments of access drives shall conform
to §§ 22-602.2 and 22-603.3, respectively.
4.
Access drive intersections shall conform to the specifications for
streets as stated in § 22-602.5.
5.
Access drives shall be located a minimum of 10 feet from side or
rear property lines.
7.
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 governmental entity having
jurisdiction over the street which intersects with the access drive
(PennDOT, Allegheny County and/or the Township).
8.
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.
9.
All access drives shall be paved and constructed in accordance with
the minimum standards referenced in § 22-607.1.H.
[Ord. 147, 1/10/2008; as amended by Ord. 159, 4/6/2010, §§ 25,
38]
Off-street vehicular parking facilities shall be provided, designed and constructed in accordance with this chapter and the Zoning Ordinance [Chapter 27].
A.
Parking compound dimensions shall be provided in accordance with the Zoning Ordinance [Chapter 27]. 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.
B.
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.
C.
No portion of a parking compound will be permitted within 10 feet
of side or rear property lines or street right-of-ways.
D.
Not less than five-foot radius of curvature shall be permitted for
horizontal curves in parking areas.
E.
All dead-end parking compounds shall be designed to provide sufficient
back-up area for all end stalls.
F.
Painted lines, arrows, dividers and signage shall be provided and
maintained to control parking when necessary to direct vehicular circulation.
G.
Parking compounds, access drives, and main entrances and exits which are open to the public shall be lighted to a minimum average of two foot candles at an elevation of three feet above the surface. All lighting facilities shall conform with the Zoning Ordinance [Chapter 27]. A lighting plan prepared, sealed and certified by the licensed design professional of record 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.
H.
All parking compounds and access drives shall be paved and constructed
in accordance with the following minimum standards:
(1)
Light Duty Specifications. Parking compounds and access drives
which shall only be used by vehicles having a gross vehicle weight
less than five tons shall comply with the following standards:
(a)
Crushed aggregate base course with a minimum thickness, of six
inches, as specified in PennDOT Specifications, Publication 408, and
its latest revisions.
(b)
The bituminous surface shall consist of a minimum of 2 1/2
inches of Superpave binder course and one-inch 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.
(2)
Heavy Duty Specifications. Parking compounds and access drives
which shall be used by vehicles having a gross vehicle weight in excess
of five tons shall comply with the following standards:
(a)
Crushed aggregate base course with a minimum thickness of eight
inches, as specified in PennDOT Specifications, Publication 408, and
its latest revisions.
(b)
The bituminous surface shall consist of a minimum of six inches
of bituminous concrete base course and two inches 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.
J.
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.
K.
All parking compounds shall make provisions to separate truck traffic
from other vehicular and pedestrian circulation, when applicable in
the opinion of the Township.
L.
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.
[Ord. 147, 1/10/2008]
1.
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 § 22-602.1.L. The developer shall submit the
location and grade of all curbs to the Township for consideration.
2.
Curbs shall be installed to the dimensions and construction standards
of the Township or, in lieu of such standards, in accordance with
the standards of PennDOT Publication 408, as amended.
3.
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.
[Ord. 147, 1/10/2008; as amended by Ord. 159, 4/6/2010, §§ 26-30]
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:
A.
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.
B.
Sidewalks.
(1)
New Streets. Sidewalks shall be provided along both sides of
any new public or private street.
(2)
Existing Streets. Sidewalks shall not be required along an existing
public or private street.
(3)
Design Requirements.
(a)
Sidewalks shall be a minimum of four feet wide and shall otherwise
comply with PennDOT specifications.
(b)
Sidewalks shall be constructed in accordance with the detail
contained at Appendix 22-2 of this chapter.
(c)
A grass planting strip, a minimum of three feet wide, shall
be provided between the curb and sidewalk.
(d)
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.
(e)
Appropriate details shall be provided on plans submitted to
the Township.
(4)
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.
C.
Trails.
(1)
Recreational trails shall be provided in all residential developments
consisting of 50 or more lots and/or dwelling units.
(2)
Trails shall link internal common open space areas and peripheral
open space areas, as well as nearby neighborhoods, parks and trails
(existing and proposed).
(3)
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 details contained at Appendix
22-5.
(4)
The trails shall be maintained by the developer and/or the homeowner's
association which represents the property owners in the development.
D.
Multi-Purpose Trails in Lieu of Sidewalk Construction. Multi-purpose
trails may be proposed as a substitute for required sidewalks where
the Board of Supervisors agrees to the substitution and:
(1)
The proposed trail is designed for joint use by pedestrians
and bicyclists.
(2)
The proposed trail provides users equal or greater safety from
vehicular traffic.
(3)
The proposed trail provides equal or greater opportunities for
pedestrian circulation.
(4)
Proposed trails located along a public street are available
for use by the public and a pedestrian/access easement shall be recorded
in a form and manner acceptable to the Township Solicitor.
(5)
The proposed trail shall be designed and constructed in accordance
with the details contained at Appendix 22-5.
E.
Fee in Lieu of Sidewalk Construction.
(1)
General. Where a sidewalk is required to be constructed or rehabilitated,
the Township Board of Supervisors may waive the requirement that a
sidewalk be constructed or rehabilitated provided that the developer
or landowner:
(b)
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.
(2)
Applicability. The Board of Supervisors may approve a waiver
under this subsection if it determines that one or more of the following
conditions exist:
(a)
Where sidewalks or multi-purpose trails are scheduled to be
installed as part of a Township or state project which has been funded
for construction.
(b)
Where the District Engineer of PennDOT recommends in writing
that no sidewalk be constructed and the Township agrees with this
recommendation.
(c)
Where a combination of conditions (including, but not limited
to, topography, low pedestrian volumes, low vehicular volumes, hazardous
conditions, or when recommended by the Township Engineer) exist which
make it impractical or not feasible to construct a sidewalk.
(d)
For additions to existing residential neighborhoods without
sidewalks, the sidewalks would not be compatible with the existing
landscaping, architecture, design and/or pedestrian or vehicular traffic
patterns.
(3)
Fee Determination. The fee amount shall be determined on a lineal
foot basis of the required sidewalk being waived, the calculation
of which shall be reviewed and approved by the Township Engineer.
(4)
Use of Fees. All fees collected by the Township pursuant to
these provisions shall be deposited into a capital improvements account
and utilized and expended for general Township road, traffic, sewer,
sidewalk, trail, pedestrian access improvements and other related
municipal purposes in a time period determined by the Township.
[Ord. 147, 1/10/2008; as amended by Ord. 159, 4/6/2010, § 31]
1.
All subdivisions and land developments, with the exception of minor
subdivisions and private lanes, shall provide the following in a manner
acceptable to the Township Police Chief and Fire Chiefs:
2.
A fire lane at least 10 feet wide shall be provided whenever access
drives or parking areas abut a building. The required fire lanes shall
be kept free of parked vehicles and any other obstructions at all
times.
[Ord. 147, 1/10/2008; as amended by Ord. 159, 4/6/2010, § 32]
1.
The developer and/or landowner shall install street lighting on all
new streets, with the exception of private lanes, pursuant to a plan
approved by or supplied by the electric service provider and reviewed
and approved by the Township. The street lighting shall be of a type
approved by the Township.
2.
The developer, landowner, and/or applicable homeowners association
shall be responsible for the proper maintenance of the street lights
and all costs related thereto.
[Ord. 147, 1/10/2008; as amended by Ord. 159, 4/6/2010, § 33]
Shade trees, of a type approved by the Township, shall be provided
along all new streets, with the exception of private lanes, as follows:
A.
One street tree shall be planted for every 40 feet of street frontage,
with a minimum spacing of 30 feet.
B.
There shall be a planting strip of no less than four feet in width
placed between the curb and sidewalk for street tree planting.
C.
Planting strips shall contain grass or other vegetation.
[Ord. 147, 1/10/2008; as amended by Ord. 159, 4/6/2010, § 34]
1.
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.
2.
Residential Blocks. All blocks in a residential subdivision shall
have a maximum length of 1,500 feet.
3.
Nonresidential Blocks. Blocks in nonresidential areas may vary from
the requirement of § 22-613.2 when approved by the Township.
Adequate provisions shall be made for off-street parking, loading
areas and traffic circulation.
4.
Lot and Parcel Configuration.
A.
Side lot lines shall be radial to street right-of-way lines.
B.
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.
C.
Lot sizes and configurations shall conform to the Zoning Ordinance [Chapter 27]. All lots must be laid out to provide adequate building sites.
D.
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 § 22-604 of this chapter.
E.
All remnants of land (areas remaining after subdivision) shall conform
to the lot area and configuration requirements.
F.
No lot shall be bisected or separated by a street, with the exception
of a private lane.
G.
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 § 22-613.4 provided
that the entire lease parcel is located within the Township.
[Ord. 147, 1/10/2008; as amended by Ord. 159, 4/6/2010, § 35]
1.
Building setback lines shall be provided for all lots in accordance
with this chapter.
4.
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.
5.
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,
unless otherwise required by the utility provider. Written documentation
from the utility provider shall be provided to the Township which
states the specific set back requirement approved by the utility provider.
6.
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.
7.
Where the application includes the use of groups of multiple dwelling
or nonresidential buildings on the same lot, each building must be
setback 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.
[Ord. 147, 1/10/2008; as amended by Ord. 159, 4/6/2010, § 36]
1.
To the fullest extent possible, easements shall be adjacent to property
lines.
2.
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.
3.
Pedestrian easements shall have a minimum width of six feet.
4.
Utility easements not contiguous to street right-of-ways shall have
a minimum width of 20 feet, and all utility companies are encouraged
to use common easements.
5.
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 30 feet and shall be adequately designed to provide
area for (A) the collection and discharge of water; (B) the maintenance,
repair and reconstruction of the drainage facilities; and (C) 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.
6.
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.
7.
Where a subdivision or land development is adjacent to or traversed
by a water course, drainageway, channel or stream, there shall be
provided a drainage easement conforming substantially with the line
of such water course, drainageway, channel or stream of such width
as will be adequate to preserve the unimpeded flow from a one-hundred-year
design rainfall.
8.
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.
9.
All utilities, for all subdivision and land developments, including
sewer, water, gas, electric, telephone cable television and the like,
shall be constructed or installed as underground facilities.
10.
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 systems.
11.
All utilities, including laterals, within the street right-of-way
must be installed prior to the installation of the street sub-base
course. All service lateral stubs shall extend to a minimum of five
feet outside the right-of-way.
[Ord. 147, 1/10/2008]
1.
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.
2.
Markers shall be set at all lot corners and at the points where lot
lines intersect curves and/or other property lines.
3.
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 3/4-inch copper or brass dowel. Metallic markers shall
consist of iron pins or pipes at least 30 inches along and not less
than 1/2-inch in diameter. Alternative monumentation methods will
be at the discretion of the Township Engineer.
4.
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.
5.
All existing and proposed monuments and lot line markers shall be
delineated on the final plan.
[Ord. 147, 1/10/2008]
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].
A.
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].
B.
Floodplains.
(2)
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.
[Ord. 147, 1/10/2008]
All subdivision and land development applications shall include provisions for landscaping in accordance with the Zoning Ordinance [Chapter 27] or other Township requirements.
[Ord. 147, 1/10/2008; as amended by Ord. 159, 4/6/2010, § 37]
1.
All sanitary sewage facilities shall comply with the applicable Federal,
State, County, Township, DEP, ACHD and Sewer Authority laws, statutes,
ordinances, resolutions and regulations.
2.
For each subdivision and land development, the applicant shall provide
the Township with written proof in a form acceptable to the Township
that:
A.
A sanitary sewage facility planning module has been approved by the
governmental agency or agencies having jurisdiction over the sanitary
sewage facility (including, but not limited to, DEP, ACHD, the Sewer
Authority and/or the appropriate successor agency/entity).
B.
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 (including, but not limited to,
DEP, ACHD, the Sewer Authority and/or the appropriate successor agency/entity).
|
The proofs required in this section shall be in the form of
a letter, certificate and/or permit executed by an authorized official
of the government agency or agencies having jurisdiction over the
sanitary sewage facility. The requirements of this subsection shall
not apply to lot consolidation plans and lot line revision plans which
do not propose new sanitary sewage facilities.
|
[Ord. 147, 1/10/2008]
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.
A.
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.
B.
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 Water Authority or public utility and NFPA standards.
A copy of the approval of such system by the Water Authority, public
utility and/or Township Fire Chiefs shall be submitted prior to final
plan approval.
C.
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.
D.
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.
E.
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.
F.
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.
G.
When the Township approves the use of a community water system, the
developer shall be required to establish a financial guarantee to
cover operation, maintenance and capital replacement costs. The format
and terms of which shall be reviewed by the Township Solicitor and
Engineer and shall be subject to the approval of the Board of Supervisors.
The guarantee shall be established prior to final plan approval.
H.
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.
[Ord. 147, 1/10/2008]
1.
Outdoor collection stations shall be provided for garbage and trash
removal when individual collection is not made and indoor storage
is not provided.
2.
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.
3.
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.
[Ord. 147, 1/10/2008]
1.
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.
2.
The steep slope area shall be those areas having an original, unaltered
slope of 40% 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.
3.
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.
4.
All uses permitted in the underlying zoning district are permitted
in steep slope areas if conducted in accordance with the following
provisions:
A.
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.
B.
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 nonsteep slope area.
C.
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.
D.
All applications for subdivision or land development plans shall
include the following:
(1)
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.
(2)
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.
(3)
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.
(4)
All deeds for lots created by subdivision lots created by subdivision
shall contain language detailing the easements location and the restrictions
imposed.
[Ord. 147, 1/10/2008]
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.
