A. 
Minimum standards. The standards and requirements contained in this article shall apply as minimum design standards for subdivisions and/or land developments in the Township.
B. 
Compliance with Zoning Ordinance[1] and Zoning Hearing Board Decisions. Whenever the Zoning Ordinance provides that the use proposed by the applicant for subdivision or land development approval shall constitute a use by special exception or conditional use, or when a variance from the terms of the Zoning Ordinance is required to develop in accordance with the plan, the applicant shall obtain such special exception, variance or conditional use approval from the Township Zoning Hearing Board or Board of Supervisors, as applicable, prior to the submission of the preliminary plan. The plan shall be designed and developed in accordance with any conditions which have been imposed upon the grant of such special exception, variance or conditional use by the Township Zoning Hearing Board or Board of Supervisors, as applicable.
[1]
Editor's Note: See Ch. 145, Zoning.
A. 
Conformance with adopted plans. The proposed street pattern shall be properly related to existing streets, to official maps, comprehensive plans, and to such county and state road and highway plans as have been duly adopted.
B. 
Private streets. Private streets shall meet all the design standards of public streets in accordance with the specifications of this ordinance. Applications which propose a private street shall be accompanied by an agreement which shall be recorded with the Recorder of Deeds as part of the final plan. This agreement shall establish the conditions under which the street will be constructed and maintained, as well as conditions controlling and offer of dedication, and shall stipulate:
1. 
That the street shall be constructed and maintained to conform to the Township street specifications.
2. 
The method of assessing maintenance and repair costs.
3. 
That an offer for dedication of the street shall be made only for the street as a whole.
4. 
That the owners of the abutting lots will include with any offer of dedication sufficient funds, as estimated by the Township, to restore the street to the prevailing standards.
5. 
That an agreement by the owners of 51% of the front footage thereon shall be binding on the owners of the remaining lots.
C. 
Arterial street design. The design standards for arterial streets shall be specified by the Department of Transportation and based upon the projected average daily traffic and speed limit.
D. 
Arrangement. Streets shall be designed with consideration to both existing and planned streets. All streets shall be arranged to conform as closely as possible to the original topography. Streets which serve as connector routes to population centers 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 arterial street, the Board may require use of reverse frontage lots, or such other treatment that will provide protection for abutting properties, reduce the number of intersections with the arterial street, and separate the local and through traffic.
E. 
Street provisions for future development. Where appropriate, areas shall be reserved for future street usage in conjunction with the development of adjacent tracts. Areas reserved for future rights-of-way may not be required to be improved; however, these future rights-of-way shall be reserved for street improvements to be provided by the developer of the adjacent tract. Wherever there exists a dedicated or platted area reserved for future street usage along the boundary of a tract being developed, the developer shall extend the adjacent street into the proposed development. Where appropriate, the Board may require additional cartway improvements and/or right-of-way width along existing streets.
F. 
Future rights-of-way. Future rights-of-way are rights-of-way reserved for future street improvements. They shall be designed in conformance with the design requirements of a street, and the contiguous parcels must contain proper setbacks and sight distances.
1. 
The area within the future right-of-way shall be included within the deeds to the abutting lots with an easement in favor of the Township and landowners of the land into which the future right-of-way will extend to permit the use of the future right-of-way for public street purposes should the adjoining lands be developed.
2. 
The landowners of the lots in which the future right-of-way is included shall have the duty to maintain the area included within the future right-of-way, and this duty shall be indicated in a note on the final plan and in all deeds to such lots.
3. 
The landowners of the lots in which the future right-of-way is included shall have no obligation concerning the improvement of such future right-of-way for street purposes.
G. 
Half streets. Half or partial streets (less than the required right-of-way or cartway width) will not be permitted. All plans shall be designed to provide for the entire required right-of-way and cartway.
H. 
Street names. Continuations of existing streets shall be known by the same name. Names for new streets shall not duplicate nor closely resemble names of existing streets within the Township or within the same postal area. All new street names are subject to the local postmaster granting approval with all final plan applications. All street names shall conform, where applicable, to the Township plan for street names. Street name signs shall be installed by the developer at all new street intersections. The design and placement of such signs shall be subject to approval by the Township.
I. 
Vertical alignments. Vertical street alignments shall be measured along the center line. The minimum grade of all streets shall be 1% and the maximum grade shall be 10%.
1. 
Vertical curves shall be used in changes in grade exceeding an algebraic difference of 1%. The minimum length (in feet) of vertical curves shall be 15 times the algebraic difference in grade. For example, if a 3% upgrade is followed by a 4% downgrade, the algebraic difference in grade is 7 [+3-(-4)=7]; the minimum length of the vertical curve would then be 105 feet [15x7=105].
2. 
Where the approaching grade exceeds 7% on any or all streets at a four-way street intersection, or the terminating street at a three-way intersection, a leveling area shall be provided on the street(s) with such excessive grade. Such leveling area(s) shall have a maximum grade of 4% for a minimum length of 100 feet measured from the intersection of the center lines.
3. 
The grade within the diameter of a turnaround at the terminus of a permanent cul-de-sac shall not exceed 5%.
4. 
All new streets shall be graded to the right-of-way line.
J. 
Horizontal alignments. Horizontal street alignments shall be measured along the center line. Horizontal curves shall be used at all angle changes in excess of 2°. Single long radius curves shall be used rather than a series of curves with varying radii and/or a series of short curves separated by short, tangent segments. The minimum horizontal curve center-line radius for streets shall be 150 feet.
1. 
Perimeter streets. Plans with street locations along the perimeter of a property shall be required to show building setback lines and clear sight triangles within the adjacent properties; permission shall be obtained from the adjacent landowner.
2. 
Cartway alignment. The center line of the street cartway shall correspond with the center line of the street right-of-way.
K. 
Street right-of-way and cartway widths and improvements.
[Amended 9-2-1997 by Ord. No. 7-97]
1. 
The minimum street rights-of-way and cartway widths for new streets shall be based upon the street's classification as follows:
Street Classification
Minimum Cartway
(feet)
Minimum Right-of-Way
(feet)
Arterial Street (highway)
As determined after consultation with the Lancaster County Planning Commission and the Pennsylvania Department of Transportation
Collector street
36 with curb
60
30 with 6-foot stabilized shoulder
Local street
28 with curb
50
24 with 6-foot stabilized shoulder
Turnaround of cul-de-sac
80 in diameter
100
Alley or service street
24 with curb
30
22 with 6-foot stabilized shoulder
2. 
Classification of streets. Existing streets shall be classified in accordance with the provisions of the Township Zoning Ordinance.[1] Each new street shall be classified in accordance with its function as set forth below:
Street Classification
Function
Arterial street
Provides for inter-community travel, connecting population centers and carrying large volumes of traffic at speeds higher than desirable on local or special purpose streets.
Collector street
Provides access to residential land uses with a density in excess of four dwelling units per acre, industrial land uses, and/or commercial land uses, and/or serves as the main entrance or circulation street in any development.
Local street
Provides access to residential land uses with a density of four or fewer dwelling units per acre and/or institutional land uses with restricted parking on one side of the street.
Alley/Service street
Provides the secondary means of access for two or more properties by a publicly or privately owned right-of-way. No parcel shall have its sole frontage on an alley or service street.
[1]
Editor's Note: See Ch. 145, Zoning.
3. 
Extension of existing streets. The extension of existing streets which are presently constructed with a cartway different from the standards of this ordinance shall be provided with a transition area, the design of which is subject to the Board's approval.
4. 
Street improvements. All construction shall be in conformance with the provisions and specifications of the Township as set forth herein. Concrete curbing per Township specifications is required for all new streets, and the Board may allow stabilized shoulders for low-density residential areas or industrial or commercial projects by waiver.
5. 
Dedication of additional right-of-way. If a subdivision or land development abuts an existing Township and/or state street which has a right-of-way width of less than the required right-of-way width set forth in § 602K, the developer shall dedicate to the Township or commonwealth, as applicable, that 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 ultimate right-of-way width set forth in § 602K.
6. 
Improvement of existing streets and intersections. Where a subdivision or land development abuts an existing Township and/or state street or shall have a traffic impact on an existing Township and/or state street as indicated by a traffic study required to be performed under § 403 of this ordinance, the developer shall be required to make the following improvements:
a. 
In cases where a subdivision or land development abuts an existing Township or state street, the street shall be improved to the ultimate width in accordance with § 602K.
b. 
In cases where the development is situated only on one side of an existing street, the Township may require that only that side of the street be improved.
c. 
Where the developer of the subdivision of land development is required to provide a traffic study and report under § 403 and the traffic study and report indicates that improvements are required as provided in § 403, the developer shall install improvements, including, but not limited to, traffic signals, traffic control devices, additional traffic lanes, traffic dividers and highway markings.
d. 
When the Township determines that the required improvements are not feasible at the time of development of the use, the developer shall deposit funds with the Township in the amount of 110% of the cost of the improvements computed in accordance with Article V of this ordinance. The amount of the deposit shall be submitted for approval by the Township Engineer.
L. 
Street construction specifications.
[Amended 9-2-1997 by Ord. No. 7-97]
1. 
Streets shall be surfaced to the grades and dimensions drawn on the plans, profiles and cross sections submitted by the developer and approved by the Township. Before paving the street surface, the developer shall install required utilities and provide, where necessary, adequate subsurface drainage for the streets as acceptable to the Township. The construction of all streets shall comply with current Township standards and specifications, based on the construction standards in the Pennsylvania Department of Transportation Form 408, except as modified herein.
a. 
Local streets (residential use only): Four inches crushed aggregate base course consisting of 3A modified stone; five inches of bituminous concrete base course; and one to 1 1/2 inches compacted wearing surface material (ID2).
b. 
All other streets: Six inches crushed aggregate base course consisting of 3A modified stone; five inches of bituminous concrete base course; and one to 1 1/2 inches compacted wearing surface material ID2.
2. 
For all streets, when the Township Engineer determines that soil conditions, topography, or other conditions require protection of the cartway, the developer shall install under drain pipe, in conformance with Pennsylvania Department of Transportation Form 408, one foot from the curb line in a trench at least 12 inches wide by 18 inches deep. The trench shall be filled with 1B stone aggregate.
M. 
Curbs. Curbs shall be required for all streets within the Township. All curbs shall be constructed in accordance with the specifications set forth in Appendix No. 18 herein.[2]
[2]
Editor's Note: Appendix 18 is included as an attachment to this chapter.
N. 
Sidewalks. The Township shall require installation of curbs and/or gutters and/or sidewalks in any subdivision and land development as provided herein. Sidewalks are required to provide access to and/or within a commercial, industrial, or community facility. Sidewalks which are provided as part of such nonresidential facilities shall be designed and constructed to service the projected pedestrian needs. All public areas shall be designed barrier-free in accordance with applicable federal and state standards, including but not limited to the Rehabilitation Act.[3]
1. 
Sidewalks shall be of plain concrete four inches thick, containing steel mesh of six feet by six feet by 14 gauge. Upon a properly prepared subgrade, four inches of PennDOT #2B crushed stone shall be properly compacted using a mechanical tamper. Upon the crushed stone, the sidewalks shall be constructed by pouring concrete in separate slabs 30 feet in length. The slabs shall be completely separated by 1/4 inch expansion joints and scored every five feet. The minimum bearing strength shall be 3,000 pounds per square foot. A four feet wide grass planting strip shall be provided between the curb and sidewalk.
2. 
Sidewalks shall be installed on both sides of all streets in subdivisions and land developments as herein specified. Sidewalks shall be located, if possible, within the street right-of-way line and shall be a minimum of four feet wide, except that in the vicinity of shopping centers, schools, parks, recreation areas, and other community facilities they shall be a minimum of five feet wide.
3. 
Sidewalks shall be provided in all residential projects with an average density of two or more dwelling units per acre.
a. 
Additionally, sidewalks are required in commercial and industrial zoning districts when one or more of the following characteristics are present.
(1) 
To continue existing sidewalk systems to the terminus of a service area or block.
(2) 
To provide access to vehicular parking compounds.
(3) 
Where unusual or particular conditions present with respect to prospective traffic and/or safety of pedestrians.
(4) 
In any zoning district where the proposed development is within 1,000 feet of a church, school, public park, playground, or other community facility where existing or anticipated pedestrian traffic warrants the installation of sidewalks or where pedestrian traffic in the absence of sidewalks will create a safety hazard to pedestrians.
b. 
When sidewalks are required in zoning districts other than residential, a minimum of a fifteen-foot grass or landscaped area shall be provided to the rear of the sidewalk. In the event sidewalks are not currently required, a minimum of a fifteen-foot wide grass or landscaped area shall be provided between the street cartway and any structure or parking areas on the site.
[3]
Editor's Note: See 29 USCA § 701 et seq.
O. 
Street signs. Street name signs and traffic control signs shall be installed by the developer at all new street intersections. The design and placement of such signs shall be in accordance with current PennDOT standards and approved by the Township.
P. 
Driveways. Driveways shall be located as to provide reasonable sight distance at intersections with streets and shall not be located within any required clear sight triangle in accordance with § 602R. Access should be provided to the street of lesser classifications 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 location shall be delineated on all land development plans; however, subdivision plans may delineate location or provide a notice of conformity to this specification.
1. 
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 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. Driveways constructed in areas where sidewalks are provided shall have a concrete apron between the curb and edge of the sidewalk toward the dwelling. This apron shall be constructed in accordance with applicable Township specifications requiring six inches of concrete on a four-inch stone base.
2. 
Nonresidential and multi-family use driveways shall be a minimum width of 12 feet and maximum width of 24 feet at the street right-of-way line. The driveways shall be a minimum of 10 feet from the property line and shall be defined by concrete curb radius in accordance with applicable Township specifications. One driveway shall be permitted and the Board may grant additional driveways if the width of the lot at the street right-of-way exceeds 150 feet in width. Notwithstanding the foregoing, an additional means of access shall be permitted as an emergency access if required by § 612 herein.
Q. 
Street intersections.
1. 
Intersections involving the junction of more than two streets are prohibited.
2. 
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.
3. 
Intersections with arterial streets shall be located not closer than 500 feet, measured from center line to center line, along the center line of the arterial street being intersected.
4. 
Right angle intersections shall be used whenever possible. No street shall intersect another at an angle of less than 75°.
5. 
The cartway edge at street intersections shall be rounded by a tangential arc with a minimum radius of 25 feet for local streets 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.
R. 
Clear sight triangles and stopping sight distance at street intersections.
1. 
Clear sight triangles and obstruction to vision and safety.
a. 
On any lot, no wall, fence, or other structure shall be erected, altered, or maintained, and no hedge, tree, or other growth shall be planted or maintained which may cause danger to traffic on a street by obscuring the view.
b. 
On corner lots, no such structure or growth shall be permitted above the height of 2 1/2 feet or as may result in a visual obstruction to the driver within an area which is formed by a triangle where the two legs of the triangle extended 100 feet from the center-line intersection of the two intersecting streets.
c. 
On corner lots, no posts, boulders or structures shall be permitted within the rights-of-way.
d. 
Inadequate sight distance remedies. If it is impossible to achieve required stopping sight distance in both directions, the Township may:
(1) 
Prohibit left turns by entering or exiting vehicles;
(2) 
Require alteration of the horizontal or vertical geometry of the roadway or access; all such work shall be at the expense of the applicant;
(3) 
Require removal of physical obstruction from the line of sight at the expense of the applicant; or
(4) 
Deny access to the roadway.
2. 
Proper sight distance shall be provided with respect to both horizontal and vertical road alignments at all intersections.
3. 
All street intersections with a state highway shall be subject to approval of the Department of Transportation.
S. 
Cul-de-sac streets. A cul-de-sac will not be approved unless topography or land configuration make its use necessary.
1. 
Permanent cul-de-sac streets in residential developments shall not exceed a center-line distance of 600 feet in length nor be less than 250 feet in length, measured from the center-line intersection with a street which is not a cul-de-sac to the center of the cul-de-sac turnaround, and shall generate less than 250 vehicle trips per day. The latest edition of the ITE[4] Trip Generation Manual shall be used to determine the number of vehicle trips per day projected to use such cul-de-sac street.
[4]
Editor's Note: "ITE" refers to the Institute of Transportation Engineers.
2. 
Permanent cul-de-sac streets in nonresidential developments shall not exceed a center-line distance of 600 feet in length nor be less than 250 feet in length, measured from the center-line intersection with a street which is not a cul-de-sac to the center of the cul-de-sac turnaround, and shall generate less than 500 vehicle trips per day. The latest edition of the ITE Trip Generation Manual shall be used to determine the number of vehicle trips per day projected to use such cul-de-sac street.
3. 
Temporary cul-de-sac streets shall not exceed 1,000 feet in length, measured from the center-line intersection with a street which is not a cul-de-sac to the center of the cul-de-sac turnaround.
4. 
Any street which is terminated for access to an adjoining property or because of authorized stage development shall be provided with a temporary, all-weather turnaround paved in accordance with Township specifications. The use of such turnaround shall be guaranteed until such time as the street is extended.
5. 
All cul-de-sac streets, whether permanently or temporarily designed, shall be provided at the closed end with fully paved turnaround to the specifications stated in § 602K. The developer who extends a street which has been provided with a temporary turnaround shall remove the temporary turnaround and restore the area of the temporary turnaround.
6. 
All cul-de-sac streets shall be provided with a traffic control sign stating that no outlet exists. Such signs shall comply with all applicable regulations of the Pennsylvania Department of Transportation.
Off-street vehicular parking facilities shall be provided in accordance with the Zoning Ordinance.[1]
A. 
Parking compounds. Parking compound dimensions shall be no less than those listed in Appendix No. 17.[2]
[2]
Editor's Note: Appendix 17 is included as an attachment to this chapter.
B. 
Buffer planting. Buffer planting shall be provided where parking compounds are adjacent to residential properties. The buffer planting area shall be at least 15 feet wide. Buffer planting shall be installed in accordance with § 609A. Buffer plantings shall not restrict sight distances.
C. 
Horizontal curves. Not less than five-foot radius of curvature shall be permitted for horizontal curves in parking areas.
D. 
Access. All dead-end parking lots shall be designed to provide sufficient backup area for all end stalls.
E. 
Circulation. Painted lines, arrows, and dividers shall be provided and maintained to control parking when necessary to direct vehicular circulation.
F. 
Lighting. Parking areas, 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 shall be so arranged as to reflect the light away from adjoining premises and public rights of way.
[1]
Editor's Note: See Ch. 145, Zoning.
A. 
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.
B. 
Residential blocks. All blocks in a residential subdivision shall have a maximum length of 1,500 feet.
C. 
Nonresidential blocks. Blocks in nonresidential areas may vary from the requirement of § 604B when required by the nature of the use. Adequate provisions shall be made for off-street parking, loading areas, and traffic circulation.
D. 
Lot and parcel configuration.
1. 
Whenever practical, side lot lines shall be radial to street lines.
2. 
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.
3. 
All lots with a width of 60 feet or more shall contain an average depth not less than 1/2, not more than four times their width, provided that the minimum average depth shall not be less than 75 feet. All lots with a width less than 60 feet shall contain an average depth not less than 75 feet.
4. 
Lot and parcel configuration shall conform to the Zoning Ordinance.[1]
[1]
Editor's Note: See Ch. 145, Zoning.
5. 
All lots shall front on an approved public or private street and maintain a minimum lot frontage at the building setback line and street right-of-way.
6. 
Double frontage lots are prohibited, except where provided as reverse frontage lots. Reverse frontage lots are only permitted when a reduction of driveway intersections along a street with a high volume of vehicular movements is desired. All reverse frontage lots shall include an identification of the frontage for use as a road access.
7. 
All residential reverse frontage lots shall have a rear yard in accordance with the Zoning Ordinance, measured at the shortest distance from the proposed dwelling unit to the street right-of-way and shall, within each rear yard and immediately adjacent to the street right-of-way, have a planted buffer at least 10 feet in width, across which there shall be no vehicular access. (See § 609A, Buffer Planting.)
8. 
All remnants of land (areas remaining after subdivision) shall conform to the lot area and configuration requirements.
E. 
Lot size and/or intensity. All lot sizes shall conform to the Zoning Ordinance.
F. 
Flag lots. Flag lots shall not be created when lots can be designed that directly access a public or private street. The Board, at its sole discretion, may approve the plotting of a limited number of flag lots when:
1. 
The flag lots are being used for infill situations in which a court is being created by placement of two flagpoles side-by-side and up to four homes are oriented to a common street easement running over the flagpoles.
2. 
The flag lot is being created to serve one homesite in the back of an existing tract of land where there is no potential of street access to the proposed lot.
3. 
The flag lot is the result of the division of agricultural land to create an additional building site on the least suitable portion of the property for continued agricultural use.
4. 
No more than two continuous flag lots shall be permitted.
5. 
The "flagpole," or access portion of the flag lot, shall maintain a minimum width of 25 feet and shall not change direction more than once. The area of the flagpole shall not be included with the area of the "flag," or the body of the lot, in satisfying municipal zoning standards for minimum lot size.
6. 
The Board may attach any reasonable conditions to the creation of flag lots as it finds necessary or desirable to provide for the orderly development of land and street systems.
A. 
A building setback line shall be provided along each street and private street. The area in front of the building setback line shall be preserved from structural development.
B. 
The distance to the building setback line shall be measured from the street center line and shall conform to the Zoning Ordinance.[1] Setback lines on private streets shall conform to the required local street setback requirement per the Zoning Ordinance.
[1]
Editor's Note: See Ch. 145, Zoning.
C. 
In the case of corner lots, the setback from each adjacent street shall apply.
D. 
All building separations and height requirements shall conform to the Zoning Ordinance.
E. 
On any lot abutting or transversed by a railroad right-of-way, no dwelling shall be placed within 75 feet of any portion of the railroad right-of-way.
F. 
On any lot abutting or transversed by a high voltage transmission line, no dwelling shall be placed within 75 feet of any portion of the right-of-way for such high voltage transmission line.
Easements for sanitary sewer facilities, stormwater drainage facilities, public utilities, or pedestrian access shall meet the following standards:
A. 
To the fullest extent possible, easements shall be adjacent to property lines.
B. 
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.
C. 
Pedestrian easements shall have a minimum width of six feet.
D. 
Utility easements shall have a minimum width of 30 feet, and all utility companies are encouraged to use common easements.
E. 
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 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.
F. 
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 Board 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. In no instance shall any buildings or dwellings be placed within 75 feet of any portion of such right-of-way.
A. 
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.
B. 
Markers shall be set at the points where lot lines intersect curves and/or other property lines.
C. 
Monuments shall be 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 pre-cast concrete monuments shall be marked with center punch mark in a 3/4 inch copper or brass dowel. Metallic markers shall consist of Copperweld bars at least 30 inches along and not less than 3/4 of an inch in diameter. Alternative monumentation methods will be at the discretion of the Township Engineer. All monuments shall be inscribed with a proper inscription indicating the name of the surveyor responsible for the survey.
D. 
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.
E. 
All existing and proposed monuments and lot line markers shall be delineated on the final plan.
All stormwater management, collection, conveyance, erosion control and floodplain considerations shall be accomplished in accordance with the provisions of the Township Stormwater Management Ordinance[1] as well as the following:
A. 
Erosion and sedimentation. All development applications which involve grading or excavation shall conform to the requirements of Chapter 102 of the regulations of the Department of Environmental Resources,[2] as amended from time to time. It shall be the responsibility of the applicant to secure all approvals required by the Department of Environmental Resources, and approval of plans by the Board shall not be construed as approval under any regulation of the Department of Environmental Resources or other regulatory body.
[2]
Editor's Note: See 25 Pa. Code Chapter 102.
B. 
Floodplains. Floodplain areas shall be established and preserved as provided by the more restrictive of Article 600 of the Zoning Ordinance or as provided below:
1. 
A one-hundred-year floodplain shall be established for all watercourses and shall be delineated by one of the following methods:
a. 
A hydrologic report prepared by an individual registered in the Commonwealth to perform such duties.
b. 
A hydrologic report prepared by an agency of the county, state or federal government.
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 one foot above the one-hundred-year flood elevation. The foregoing shall not be construed as a prohibition of the following uses and structures, provided such uses and structures are in compliance with Subsection B(3) below and all other requirements of this ordinance and the Zoning Ordinance:
a. 
Stormwater management facilities.
b. 
Stream improvements whose sole purpose is to improve aquatic life habitat and which are approved by the Pennsylvania Fish Commission.
c. 
Farm ponds.
d. 
Flood-proofing and flood hazard reduction structures to protect existing buildings.
e. 
Public and private utility facilities, except buildings.
f. 
Water-oriented uses (except buildings) such as docks, piers, boat launching ramps, and hatcheries.
g. 
Water monitoring devices.
h. 
Culverts, bridges and their approaches for floodplain crossings by streets, alleys and driveways.
3. 
Plans for any of the uses and structures listed in Subsection B(2) above shall be incorporated into the design plans and shall be subject to approval by the Board. The plans shall demonstrate that the proposed uses or structures do not increase the height or the frequency of floodplain water; allow the unrestricted passage of floodplain water; are installed so as to withstand the maximum volume, velocity and force of the floodplain water; are floodproof and flotationproof; do not create unhealthy or unsanitary conditions; do not degrade the quality of surface or groundwater; and do not violate the provisions of the Zoning Ordinance.[3]
[3]
Editor's Note: See Ch. 145, Zoning.
4. 
The inclusion of a floodplain with lots in order to meet the minimum lot area and/or yard requirements shall be permitted, provided each such lot contains sufficient area exclusive of the floodplain for buildings and, when applicable, on-lot sewage system.
5. 
It is recommended that the five-hundred-year floodplain corridor be identified on plans and that any structures located between the one-hundred- and five-hundred-year floodplains be floodproofed to the limits of the five-hundred-year floodplain corridor.
[1]
Editor's Note: See Ch. 122, Stormwater Management.
A. 
Buffer planting. Buffer planting shall be provided along the rear of reverse frontage lots. Parking and building are prohibited within the buffer area. The use of the buffer area for accessways shall be limited. Buffer areas shall include a suitable and uninterrupted evergreen planting of a minimum height of 36 inches sufficient height and density to give maximum screening. Such screening shall be permanently maintained and replaced where necessary to present an attractive appearance. It is recommended that a landscape architect registered by the Commonwealth of Pennsylvania be utilized to ensure the proper use, arrangement, and selection of plan material and to provide an aesthetically pleasing effect.
B. 
Commercial and industrial landscaping. A completely planted visual barrier designed to reach sufficient density within five years shall be provided between any commercial or industrial use and any contiguous tracts zoned residential or rural.
1. 
Any portion of the commercial or industrial tract which is not used for buildings, structures, parking, etc., shall be planted or landscaped in accordance with an overall plan to be approved by the Board.
2. 
The perimeter of all commercial and industrial parking areas and all mechanical equipment which is not enclosed shall be screened.
C. 
Residential landscaping. Where residential uses of differing densities are proposed by a subdivision or land development plan, or where a proposed development abuts an existing residential development of differing density, landscaping in accordance with Subsection B above shall be provided.
D. 
Existing wooded areas. Existing wooded areas shall be protected to prevent unnecessary destruction. At least 25% of the number of trees (minimum trunk caliper of five inches at six inches above ground) that exist at the time of plan submission shall be maintained or replaced immediately following construction. Replacement trees shall be a minimum trunk caliper of two inches at a height of six inches above finished grade and located within unbuildable sections of the site (i.e., floodplain, steep slope, and setback areas).
E. 
Street trees. Street trees shall be required by the Township with the following standards:
1. 
The trees shall be nursery grown in a climate similar to that of the locality of the project. Varieties of trees shall be subject to the approval of the Township.
2. 
All trees shall have a normal habit of growth and shall be sound, healthy, and vigorous. They shall be free from disease, insects, insect eggs, and larvae.
3. 
The trunk diameter, measured at a height of six feet above finished grade, shall be a minimum of 1 1/2 inches.
4. 
Trees shall be planted between the street right-of-way line and the building setback line, except where the Township has authorized placement of trees within the street right-of-way. The tree growth shall not interfere with the street cartway, sidewalk, or utility line.
5. 
All planting shall be performed in conformance with good nursery and landscape practice.
6. 
Requirements for the measurements, branching, grading, quality, balling, and burlapping of trees shall follow the code of standards recommended by the American Association of Nurserymen, Inc., in the American Standard for Nursery Stock, ANSIZ60, 1-1973, as amended.
7. 
One street tree shall be provided for each building containing two or less dwelling units and two trees for buildings containing three or more dwelling units.
8. 
A minimum of one street tree shall be provided for each residential lot and spaced not less than 40 feet nor more than 60 feet apart along the entire length of each existing or proposed street. In commercial and industrial zoning districts, street trees shall be provided with each land development plan and spaced not less than 40 feet nor more than 60 feet apart along each street frontage.
9. 
Street trees shall be one of the following species:
Acer rubrum cultivars
Red Maple
Aesculus x carnea
Red Horse Chestnut
Cladrastus lutea
American Yellowwood
Fraxinus pennsylvania
Green Ash
Ginkgo biloba (males only)
Ginkgo
Gleditsia triacanthos inermis
Thornless Honey Locust
Liquidambar styraciflua
Sweet Gum
Nyssa sylvatica
Black Tupelo
Ostrya virginiana
Hop Hornbeam
Quercus acutissima
Sawtooth Oak
Quercus palustris
Pin Oak
Quercus rubra
Red Oak
Sophora japonica
Japanese Pagoda Tree
Tilia cordata
Littleleaf Linden
Tilia x euchlora
Crimean Linden
Tilia tomentosa
Silver Linden
Ulmus parvifolia
Lacebark Elm
Zelkova serrata
Japanese Zelkova
F. 
Ground cover. Ground cover shall be provided on all areas of the project to prevent soil erosion. All areas which are not covered by paving, stone, or other solid material shall be protected with a maintained vegetative growth.
A. 
Sanitary sewage disposal. Where feasible, the applicant shall be required to connect to the public sewer system. Feasibility will be determined by applicable authority standards requiring connection and/or analysis of the sewer and water feasibility study required by § 402 and connection and extension standards of this ordinance. Unless the applicant presents evidence demonstrating infeasibility, it shall be presumed that a connection within 3,000 feet of the tract is feasible.
1. 
When the Township, in accordance with the Pennsylvania Sewage Facilities Act, Act 537 of 1966,[1] as amended, determines the necessity for a sewer facilities plan revision (Planning Module for Land Development) or supplement, the Board shall require that notice of approval from the Pennsylvania Department of Environmental Resources be submitted as a condition of final plan approval.
[1]
Editor's Note: See 35 P.S. § 750.1 et seq.
2. 
If the applicant proposes connection to the public sewer system, the final plan application shall include a statement from the Township or the applicable authority indicating the approval of the plans for design, installation, and required financial security.
3. 
If the applicant proposes connection to the public sewer system, the sewerage installation shall be in accordance with the specifications of the Township or authority. The Township or authority shall establish requirements for the ownership and maintenance of such system.
4. 
If the applicant proposes to provide a community sewer system, its construction and installation shall be in accordance with the Township's general specifications for sewer system construction and all regulations of the Department of Environmental Resources. The applicant shall obtain all permits and approvals required by the Department of Environmental Resources.
B. 
Water supply. Where feasible, the applicant shall connect to the existing public water system. Feasibility will be determined by the analysis of the sewer and water feasibility study required by § 402 and connection and extension standards of this ordinance. Unless the applicant presents evidence demonstrating infeasibility, it shall be presumed that a connection within 3,000 feet of the tract is feasible.
1. 
If the applicant proposes connection to the public water system, the locations and kind of fire hydrants shall be in accordance with the specifications of the Township or applicable authority which operates such water system in concert with the local fire department thread requirements. A copy of the approval of such system by the Township or applicable authority shall be submitted.
2. 
If the applicant proposes connection to the public water system, the final plan application shall include a statement from the Township or authority indicating the approval of the plans for design, installation, and required financial security.
3. 
If the applicant proposes connection to the public water system, the installation and construction shall be in accordance with the specifications of the Township or authority. The Township or authority shall establish requirements for the ownership and maintenance of such system.
4. 
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 certificated public utility, a bona fide cooperative association of lot owners, the Township or by an 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.
5. 
If the applicant proposes to provide a community water supply system, its installation shall be in accordance with the Township's general specifications for water system construction and all regulations of the Department of Environmental Resources. The applicant shall obtain all permits and approvals required by the Township or applicable authority the Department of Environmental Resources.
C. 
On-lot sewage disposal. If the applicant proposes installation of on-lot sewage disposal and has presented documentation proving the infeasibility of connection to public or community sewer systems, the following documentation shall be provided:
1. 
Sewage testing required for all proposed lots. Each lot or lot to be created shall contain a suitable location for the installation of an initial individual on-lot sewage system, except when such lot or lots to be created are to be served by a community sewage system. The Sewage Enforcement Officer shall perform or observe all tests required by the Department and this ordinance for the location of an individual on-lot sewage system to confirm the suitability of the location.
2. 
Replacement location for on-lot sewage systems required. A replacement location shall be provided which shall comply with all regulations issued by the Department of Environmental Resources concerning individual on-lot sewage systems, including isolation distances, and with the terms of this ordinance and any other applicable Township ordinances.
3. 
Identification of replacement location.
a. 
Each applicant shall demonstrate to the satisfaction of the Sewage Enforcement Officer and/or a sanitarian certified by the Department of Environmental Resources that an area exists on the lot or on each lot to be created for an initial individual on-lot sewage system and for the replacement location. The Sewage Enforcement Officer or sanitarian shall perform all tests required by Department of Environmental Resources regulations for the location of an individual on-lot sewage system to confirm the suitability of the replacement location. Allowance of open land for the replacement location without such testing shall not constitute compliance with the requirements of this section.
b. 
The location of each initial individual on-lot sewage system and each replacement location shall be notated upon the plans, and the purchaser of each lot shall be provided with a copy of the plans. A note shall be added to the plans stating that no improvements shall be constructed upon the replacement location, and the deed to each lot created as a part of the subdivision or land development shall contain language reflecting this limitation.
c. 
Any revisions to a permit or plan affecting a replacement location which previously has been approved pursuant to the provisions of this ordinance shall be approved by the Board of Supervisors or its authorized representative.
4. 
Construction of improvements upon or disturbance of replacement location prohibited. The replacement location shall not be excavated, graded, filled or otherwise disturbed in any manner which would prevent its use as a future location for an on-lot sewage disposal system during development of the lot. No permanent or temporary improvements of any character, other than the planting of trees, shrubs, or other plant matter, shall be constructed upon the replacement location, unless the person who desires to construct such improvements shall demonstrate to the satisfaction of the Sewage Enforcement Officer that an alternate replacement location which complies with all applicable Township ordinances exists upon the lot. If such an alternate replacement location shall be identified, the alternate replacement location may be considered to be the replacement location required by this ordinance, shall be designated as the replacement location, and the plans shall be accordingly revised and submitted to the Planning Commission. The newly designated replacement location shall thereafter be considered the replacement location for the purposes of this ordinance.
The Board of Supervisors has adopted a Comprehensive Recreation and Park Plan for West Hempfield Township. To implement this Recreation and Park Plan, all residential subdivisions and land developments proposing to create 10 or more dwelling units shall be provided with park and recreation land which shall be dedicated to the Township. The developer may request that the Township not require the dedication of land, and any such request shall be accompanied by an offer to pay a fee in lieu of dedication of the land, computed in accordance with the regulations provided herein, an offer to construct recreational facilities and/or an offer to privately reserve land for park or recreation purposes.
A. 
The land reserved for park, recreation and open space usage shall be a single lot which shall comply with the requirements of this ordinance relating to length to depth ratios and which shall be accessible to the public. No more than 15% of the lot shall consist of floodplain, wetlands, or other features which shall render the lot undevelopable. No stormwater management facilities designed to retain or detain water from other portions of the development shall be permitted on such land reserved for park, recreation and open space usage.
1. 
In the event that the tract contains natural features which are worthy of preservation, the developer may request that the Board of Supervisors permit the provision of recreational land configured in such a manner as to best preserve natural features.
2. 
The park, recreation and open space land shall be accessible to utilities such as sewer, water and power that are provided with the subdivision, and, if so requested by the municipality that will accept dedication of the land, the developer shall extend such utilities to the park, recreation and open space land.
B. 
In accordance with the recommendations of the Comprehensive Recreation and Park Plan, a minimum of 0.04 acres of land shall be reserved as park or recreational land for each residential lot created in a subdivision or each dwelling unit created in a land development. Notwithstanding the foregoing, in all cases the minimum area of land reserved as park and recreation land shall be equal to the minimum lot size in the district in which the subdivision or land development is located. Such land shall be suitable for development as a children's play area if less than one acre in size or play field if greater than one acre in size.
1. 
In order to implement the recommendations of the Comprehensive Park and Recreation Plan, if the adjoining property is undeveloped land, the Board of Supervisors shall require that such land be provided at the property boundary of the development in order that it may be added to land provided for park and recreation purposes on an adjacent tract at such time as the adjoining property is developed.
2. 
If the adjoining property has previously been developed and recreational land has been provided at the boundary of that previously developed property, the Board of Supervisors shall require that the recreational land required of the development shall be located adjoining the previously provided recreational land.
C. 
The developer may request that the Board of Supervisors permit the provision of park and recreation land other than through public dedication of land as set forth above. The developer shall set forth, in writing, the means by which he/she will fulfill this requirement, which may include the payment of a fee in lieu of dedication of all or a portion of the amount of land required to be dedicated, construction of recreational facilities, the private reservation of land, or any combination of dedication, fees, construction of recreational facilities, or private reservation.
1. 
If a fee in lieu of dedication is proposed by the developer, said fee shall be the fair market value of the land required to be dedicated under Subsection B above. Payment of all such fees shall be a condition of final plan approval, and no plans shall be signed by the Board of Supervisors until such fees are paid. The developer shall provide the Board with all information necessary to determine the fair market value of the land, including, but not limited to, a copy of the agreement of sale if the developer is an equitable owner or has purchased the land within the past two years or an appraisal of the property by an MAI appraiser acceptable to the Township. Fair market value shall be computed by dividing the total price for the tract by the number of acres within the tract and then multiplying that number by the amount of land required to be dedicated. All fees shall be held and used by the Township in accordance with the requirements of Article V of the Municipalities Planning Code. It is the intent of the Board of Supervisors that such fees shall be used for one of the following purposes in accordance with Specific Goal and Policy Numbers 2 and 3 of the Comprehensive Park and Recreation Plan:
a. 
In the purchase and development of a centrally located park to serve all Township residents; or
b. 
If the development is located in the area between Oyster Point-Mountville and Columbia, in the purchase and development of a smaller, neighborhood park in accordance with standards for such park set forth in the Comprehensive Park and Recreation Plan; or
c. 
If the development is located in the area between Oyster Point-Mountville, Ironville-Farmdale and Salunga, in the purchase and development of a smaller, neighborhood park in accordance with standards for such park set forth in the Comprehensive Park and Recreation Plan.
2. 
If the developer proposes to construct recreational facilities, the developer shall present a sketch plan of such facilities and an estimate of the cost of construction.
3. 
If the developer proposes the private reservation of land, the developer shall provide for the maintenance of such land through either the inclusion of such land as common elements of a condominium or the creation of a homeowners' association which shall meet the requirements for a unit owners' association contained in the Pennsylvania Uniform Condominium Act, 68 Pa.C.S.A. § 3101 et seq. Such documentation shall be recorded, shall provide that the land cannot be further developed and shall give the Township the rights to maintain the land as set forth in Article VII of the Municipalities Planning Code, dealing with the maintenance of common open space in planned residential developments. Notwithstanding the foregoing, the developer may request that the Board of Supervisors approve transfer of the land to an organization dedicated to the conservation of natural resources with deed restrictions preventing further development acceptable to the Township Solicitor.
4. 
The developer shall enter into an agreement with the Township setting for the fees to be paid, the facilities to be constructed, or the land to be privately reserved and the method of its maintenance. All such agreements shall be in a form satisfactory to the Township Solicitor.
All subdivisions or land developments containing 50 or more dwelling units, or nonresidential buildings containing 20,000 or greater square feet of gross floor area shall be provided with at least two separate and distinct means of access of the subdivision or land development.
A. 
Access may be provided through the location of two or more public or private streets, each of which intersects with an existing public street. Such public or private streets shall meet all the requirements of this ordinance concerning design and construction.
B. 
Access for a land development may be provided through two or more driveways into the land development. Such driveways shall be separated by a distance of at least 150 feet and shall comply with all requirements of this ordinance.
C. 
If the applicant is unable to provide access to the subdivision or land development through two or more public or private streets, each of which intersect with an existing public street, or two or more driveways which intersect with one or more existing public streets, an emergency access shall be provided.
1. 
The emergency access shall be improved so that emergency vehicles may safely transverse it and shall be indicated on the plans.
2. 
The emergency access shall be acceptable to the providers of emergency services within the Township. Applicants proposing to provide emergency access shall submit evidence of such approval.
3. 
The emergency access may be located so that access to the subdivision or land development is gained from a public street at a location unsuitable for regular access with an existing public street.
4. 
The emergency access may be located so that access is gained from an adjacent tract. For example, a subdivision or land development adjoining a parking lot of another use may provide emergency access through a point with a break chain. Applicants with plans indicating emergency access through an adjoining private tract shall provide evidence that the adjoining property owner has consented to such emergency access location.