The following land subdivision principles, standards and requirements
shall be applied by the Clinton Township Planning Commission (and
Board of Supervisors) in evaluating the plans for proposed subdivisions
and land development and shall be considered as minimum requirements.
In reviewing plans, the Clinton Township Planning Commission (and
Board of Supervisors) may refer the plan to the Butler County Planning
Commission for recommendations concerning the adequacy of existing
and proposed community facilities to serve the additional dwellings
proposed by the development. Subdividers shall be requested to show
that adequate consideration has been given to the provision of adequate
rights-of-way and paving on existing streets, and reserving areas
and easements for facilities normally required in residential sections,
including parks, playgrounds and playfields, schools, libraries, churches,
and other public buildings; shopping and local business centers; right-of-way
and easements for storm and sanitary sewer facilities in those areas
that cannot be immediately joined to the existing storm and sanitary
sewer systems of the municipality.
A.
Land shall be suited for the purpose for which it is to be developed
in accordance with the interest and the purpose of the Township. Land
subject to hazards of life, health and safety shall not be subdivided
until such hazards have been reviewed or corrected.
B.
Land susceptible to flooding, exceptionally high water table, unstable
subsurface conditions, steep or unstable slopes, presence of high
voltage or high-pressure overhead or underground utilities, etc.,
shall not be approved for subdivision or development unless the hazards
have been eliminated or unless the proposed plan shows adequate safeguards
to protect the proposed use of the land.
C.
Subdivisions and land developments shall be laid out so as to avoid
the necessity for excessive cut or fill unless specifically warranted
by terrain or locations.
D.
Whenever possible, applicants shall preserve trees, groves, watercourses,
scenic points, historic spots and other community assets and landmarks.
All portions of a tract being subdivided or developed shall be taken
up in lots, streets, public lands or other proposed uses so that remnants
and landlocked areas shall not be created.
A.
General requirements.
(1)
Adequate easements or dedications for public service utilities shall
be provided for sewer, water, electric power and gas lines, and similar
services; and no structure or obstruction of any kind shall be placed
or allowed to be placed where it will interfere in any way with an
easement.
(2)
No development plan shall be approved or construction commenced unless
the public service utility involved has had ample time to review and
approve the plan. It is the developer's responsibility to contact
and provide the plan of the development to the utility. Exact details
of service and easement requirements shall be supplied by the utility.
B.
Electric utilities.
(1)
The developer shall comply with the Pennsylvania Public Utilities
Commission (PUC) order of July 8, 1970, which requires the electric
service to residential developments to be placed underground. All
subdivisions and land developments in Clinton Township shall comply
with this order.
(2)
The electric utility easement shall be in accordance with the right-of-way
specifications set forth by the electric utility which is to serve
the development.
C.
All telephone, broadcasting, and communication lines shall be underground.
[Amended 7-13-2020 by Ord. No. 2020-01]
D.
Natural gas, petroleum products.
(1)
The minimum distance from a natural gasline to a dwelling unit need
be only such distance as required by the applicable transmission or
distributing company. In general, there shall be a minimum distance
of 50 feet, measured in the shortest distance, between each proposed
dwelling unit and the center line of any petroleum or petroleum products,
or natural gas transmission line which may traverse the subdivision
or development. This requirement may be waived or reduced where topographic
conditions decrease the hazards involved.
(2)
The transmission line easement shall be in accordance with the right-of-way
specifications set forth by the transmission or distributing company
serving the development.
E.
Drainageway. Where a subdivision or development is traversed by a
drainageway, watercourse, channel or stream, there shall be provided
a drainage easement conforming substantially with the waterline of
such drainageway, watercourse, channel or stream, and of such width
as will be adequate to preserve the unimpeded flow of natural drainage,
or for the purpose of widening, deepening, relocating, improving or
protecting such drainage facilities or for the purpose of installing
a storm sewer.
[Amended 7-13-2020 by Ord. No. 2020-01]
The developer may cause to have installed in his subdivision
or land development, streetlights as the development is opened. The
developer shall be responsible for the payment for the streetlighting
installation as determined by the electric utility. The streetlighting
installation shall conform to accepted engineering safety standards,
the available equipment used by the electric utility and the Clinton
Township Lighting Ordinance No. 2011-01.[1] Following the sale of the subdivision by the developer,
cost of streetlight becomes the responsibility of the individual property
owners, a homeowners' association, or a similar entity created for
such a purpose.
All restrictions affecting the uses of the property shall be
detailed upon the plan, unless the same be covered by existing municipality
zoning ordinance.[1]
[Amended 7-13-2020 by Ord. No. 2020-01]
The design of new streets, or any necessary improvements to abutting streets, shall be consistent with the anticipated daily traffic volume, expressed as Average Daily Traffic (ADT). The developer shall determine ADT by the estimated number of residential lots, estimated dwelling units, or the gross floor area of nonresidential land development anticipated. The Township shall review the estimated ADT based upon Table 147-24A. At the time of application, or upon conclusion of a traffic study, the developer may furnish alternative estimates of ADT, based upon more specific information (such as more refined traffic studies prepared for similar development and included in Institute of Transportation Engineers publications, or peak hour estimates, or nonresidential development peak hour traffic generation based upon § 147-18 of this chapter). In such cases, the Township's professional consultants shall review the traffic impact for consistency with accepted standards.
|
Table 147-24A
| |
|---|---|
|
Type of Development
|
Anticipated Average Daily Traffic (ADT)
|
|
Single-family residential lots
|
10 per lot
|
|
Multiple-family residential
|
8 per dwelling unit
|
|
General office commercial
|
24 per each 1,000 square feet of gross building floor area
|
|
Shopping and retail
|
83 per each 1,000 square feet of gross building floor area
|
|
Restaurants with drive-through lanes
|
685 per each 1,000 square feet of gross building floor area
|
|
Other restaurants
|
97 per each 1,000 square feet of gross building floor area
|
|
Convenience stores and gasoline service stations
|
756 per each 1,000 square feet of gross building floor area
|
|
General industrial buildings
|
7 per each 1,000 square feet of gross building floor area
|
|
General institutional buildings
|
79 per each 1,000 square feet of gross building floor area
|
|
Upon determining the total traffic impact of the new development,
the developer shall determine the street types necessary to adequately
serve the proposed development based upon Table 147-24B.
|
|
Table 147-24B
| |
|---|---|
|
Street Type
|
Average Daily Traffic Impact (ADT)
|
|
Local street
|
0 to 1,000 maximum
|
|
Collector street
|
1,000 to 2,999 ADT
|
|
Arterial street
|
3,000+ ADT
|
A.
Street design standards:
(1)
Minimum right-of-way widths, paving widths, grading and sight distance
shall be in accordance with Table 147-24C:
|
Table 147-24C
| |||||
|---|---|---|---|---|---|
|
Street Type
|
Minimum Right-of-Way
|
Minimum Cartway Width
|
Minimum Grade
|
Maximum Grade
|
Minimum Sight Distance
(feet)
|
|
Collector street
|
60
|
24 feet with shoulder
26 feet if curbed
|
1%
|
8%
|
200
|
|
Marginal access street
|
50
|
22 feet
|
1%
|
5%
|
100
|
|
Arterial
|
Design of arterial streets shall be determined as a result of
a traffic study and prepared in concert with the Pennsylvania Department
of Transportation and the Township's professional consultants.
| ||||
(2)
Where on-street parking is proposed, additional widths shall be required
of 10 feet for each side of the street upon which parking is proposed.
B.
General street design standards.
(1)
Streets shall be extended to the boundaries of the development where
such extension will connect to an existing or recorded street in an
adjacent subdivision or development, or represents a logical connection
into undeveloped adjacent land because of topography or shape of the
adjacent land.
(2)
Streets shall be logically related to the topography so as to produce
usable lots or areas for development, reasonable grades and preserve
the amenities of the site.
(3)
Where a subdivision or development abuts or contains an existing
or proposed major street, the Planning Commission may require marginal
access streets, through lots or such treatment as will provide protection
for abutting properties, reduction in the number of intersections
with the major traffic streets, and separation of local and through
traffic.
(4)
If the lots in the development are large enough for resubdivision,
or if a portion of the tract is not subdivided, suitable access and
street openings for such resubdivision shall be provided.
(5)
In general, local and minor streets, and collector streets shall
not adjoin into the same side of a major or arterial street at intervals
of less than 800 feet.
(6)
Half streets or partial streets shall be prohibited except where
a proposed development abuts property along such a street on the abutting
property, the proposed development shall complete the street and it
shall be recorded in the plan.
(7)
Vertical curves. All changes in street grade for local streets shall
be connected by a vertical curve having a minimum length of not less
than 100 feet. Changes of street grade for collector streets shall
be connected by a vertical curve having a minimum length of not less
than 200 feet, while changes of street grade for major streets shall
be connected by a vertical curve having a minimum length of not less
than 400 feet. Except in areas where it can be demonstrated that vehicle
speeds of less than 25 miles per hour are expected, lengths of crest
vertical curves shall be a minimum of 28 times the algebraic difference
in connecting center-line grades of roadways. Lengths of sag vertical
curves shall be a minimum of 35 times the algebraic difference in
connecting center-line grades of roadway.
(8)
Street names. Streets that are extensions, or obviously in alignment
with existing named streets shall bear the name of the existing streets.
All street names shall be subject to the approval of the Clinton Township
Board of Supervisors. Additional approval must be obtained by the
Butler County Emergency Management Agency for consistency with 911
addresses.
(9)
Right-of-way required. Provisions for additional street width (right-of-way)
may be required by the Planning Commission in specific cases for public
safety and convenience; for parking in commercial and industrial areas
and in areas of high-density residential development; and for widening
existing streets (right-of-way) where the width does not meet with
the preceding requirements.
(10)
Private roads. Private roads and streets shall be permitted
only when the subdivider submits sufficient evidence to the Planning
Commission that there can be no public interest in such private road
or street. The minimum right-of-way shall be 50 feet.
C.
Street interconnectivity and dead-end streets. It is the policy of
the Township to encourage the interconnectivity of streets and to
discourage unnecessary dead-end streets. All streets shall have at
least two means of ingress or egress. Dead-end streets shall be permitted
only where the physical configuration of the property, such as a narrow
tract or documented environmentally sensitive areas prevent any other
road configuration. If necessary, developers shall reduce the number
of lots in order to avoid unnecessary dead-end streets. No dead-end
street shall terminate without a cul-de-sac. Under no circumstances
shall a dead-end street connect to another dead-end street.
(1)
The total traffic volume on a dead-end street shall not exceed 250
vehicle trips per day (based upon an objective traffic study), or
a maximum of 25 residential lots, whichever is less.
(2)
Dead-end streets, permanently designed as such, shall not exceed
1,000 feet in length, unless topography factors justify a greater
distance or whereby intersecting side streets provide additional access
to this dead-end street. The length of a dead-end street shall be
measured from its entrance to its termination. If a cul-de-sac is
so used, the length shall be the furthermore end of the turnaround
cartway.
(3)
Open or self looping dead-end streets are preferred. To encourage
self looping, ADT may be increased to a total of 300 vehicle trips
per day, or 30 residential lots. However, the applicant shall show
that turning radii for the loop will be sufficient for maintenance
vehicles and school buses.
(4)
Cul-de-sac design is not allowed.
(5)
Unless future extension is clearly impractical or undesirable, the
turnaround right-of-way shall be placed adjacent to the property line
and right-of-way of the same width as the street shall be carried
to the property line such a way as to permit future extension of the
street into the adjoining tract.
D.
Intersection design criteria.
(1)
Intersections of new local streets with other new local streets within
a subdivision may be designed for traffic calming through such techniques
as offset intersections and acute angles. The maximum angle of intersection
shall be 60°.
(2)
For the intersection of a new local street with an existing state
or Township road, or proposed collector street, streets should intersect
each other at 90° angles. When this is not possible due to some
physical condition, a fifty-foot section of the lower ordered or lower
traffic street should be angled to meet the higher volume street at
a 90° angle, or an island and additional street width shall be
installed to control turning movements.
|
(3)
Intersection sight distance. Whenever a proposed street intersects
an existing or proposed street of higher order or traffic volume,
the street of lower order or traffic volume shall be made a stop street.
The street of lower order or traffic volume shall also be designed
to provide a minimum clear line-of-sight and free sight triangle,
based upon the posted speed of traffic on the intersecting streets.
|
Posted Speed Limit
(mph)
|
Required Sight Distance
(feet)
|
|---|---|
|
25
|
280
|
|
35
|
390
|
|
40
|
445
|
|
45
|
500
|
|
55
|
555
|
(4)
Intersection curve radii. Design of curb or edge of pavement must
take into account such conditions as types of turning vehicles, likely
speeds of traffic, angle of turn, number of lanes, and whether parking
is permitted. However, curb or edge or pavement radii must not be
less than the following:
|
Intersections
|
Minimum Simple Curb Radii
(feet)
|
|---|---|
|
Arterial with arterial
|
50 or more, determined after consultation with PennDOT
|
|
Arterial with collector
|
35
|
|
Collector with collector
|
35
|
|
Collector with local
|
25
|
|
Local with local
|
20
|
Lot and block requirements for proposed subdivision and land
developments submitted to the Clinton Township Planning Commission
shall be in conformance with the Clinton Township Comprehensive Zoning
Ordinance.[1]
A.
Lot requirements.
[Amended 10-9-2012 by Ord. No. 2012-01]
(1)
All lots in all districts shall front on a public street.
(2)
Flag lots shall be permitted as set forth hereinbelow.
(a)
For the purposes of this section, a "flag lot" shall be described
as containing two parts:
(b)
Requirements for the flag:
[1]
The minimum lot area and lot width requirements of Chapter 185, Zoning, shall be measured exclusively upon the flag.
[2]
For purposes of determining required yards and setbacks, the
following shall apply:
[a]
Front yard. The area between the principal structure
and that lot line of the flag which is most parallel to the street
providing vehicular access to the site. Additionally all areas of
the pole shall be considered to be within the front yard.
[b]
Rear yard. The area between the principal structure
and that lot line of the flag that is directly opposite the front
yard, as described above.
[c]
Side yards. The area between the principal structure
and that one outermost lot line which forms the flag and pole, plus
the area on the opposite side of the principal structure.
[3]
The flag lot shall contain adequate driveway dimension for vehicular
backup so that ingress to, and egress from the lot is in the forward
direction.
(c)
Requirements for the pole:
[1]
The pole shall maintain a minimum width of 50 feet of road frontage, unless a modification is granted by the Board of Supervisors pursuant to § 147-60 of this chapter.
[3]
No part of the pole shall be used for any portion of an on-lot
sewage disposal system, nor any other improvement except a driveway
and other permitted improvements, such as landscaping, fencing, utility
connections to off-site facilities, mailboxes, and signs.
B.
Block requirements.
(1)
In general, all blocks in a subdivision shall have a maximum length
of 1,600 feet, and shall be not less than 250 feet in length. Blocks
subdivided into lots shall be two lot depths in width, except lots
along a major arterial which front on an interior street.
(2)
In commercial development areas, the block layout shall conform,
with due consideration to site conditions, to the best possible layout
to serve the buying public, to permit good traffic circulation and
the parking of cars, to make delivery and pickup efficient, to minimize
the number of traffic entrances and exits on the property, and to
reinforce the best design of the units in the commercial areas.
(3)
The block layout in industrial areas shall be governed by the most
efficient arrangement of space for present and future expansion, with
due regard for worker and customer access parking and site conditions.
(4)
In large blocks with interior parks and playgrounds, in exceptionally
long blocks where access to a school and/or shopping center is necessary,
or where cross streets are impractical or unnecessary, a pedestrian
right-of-way at least 10 feet wide may be required by the Planning
Commission near and through the center of every block over 1,000 feet
long and shall have a paved width of four feet.
A.
Land proposed for subdivision and land development shall not be developed
or changed by grading, excavating, or by the removal or destruction
of the natural topsoil, trees or other vegetative cover until an erosion
and sedimentation control plan, as required by Chapter 102 of the
Rules and Regulations of the Pennsylvania Department of Environmental
Protection, Erosion Control, has been prepared. The erosion and sedimentation
control plan shall be submitted to the Clinton Township Planning Commission
and the Butler County Conservation District for review and approval,
unless a determination has been made by the Clinton Township Planning
Commission that a plan is not required.
B.
In addition to preparing an erosion and sedimentation control plan,
all persons undertaking an earthmoving activity for a subdivision
or land development shall obtain a land disturbance permit before
commencing any earthmoving activity, as required by Chapter 102 of
the Rules and Regulations of the Pennsylvania Department of Environmental
Protection, Erosion Control. Where an earthmoving activity involves
one acre or more, a land disturbance permit shall be obtained from
the Clinton Township Planning Commission and the Butler County Conservation
District.
[Amended 7-13-2020 by Ord. No. 2020-01]
[Amended 7-13-2020 by Ord. No. 2020-01]
A.
The Township may enter into an agreement with the developer to satisfy the recreational use and open space/green area public dedication requirements prescribed in this section upon payment to the Township of the sum of $500 for each dwelling unit in a residential development plan or $500 for each lot in a residential subdivision or mobile home park. The above fee may be adjusted from time to time for inflation, and the current applicable fee shall be indicated in the Township schedule of fees, adopted by resolution. Payment of fees shall be in accordance with Subsections C and D of this section.
B.
Criteria for site selection of land for recreational use.
(1)
The land proposed for parks, playgrounds or other recreational use
shall be accessible to the residents of the Township. At least one
side of the proposed site shall abut a public street, for a minimum
distance of 50 feet, unless an easement at least 50 feet in width
and dedicated for access to the recreational land is provided.
(2)
The land proposed for parks, playgrounds or other recreational use,
if sloped, may not exceed an eight-percent maximum slope either in
its natural state or after grading by the developer. The shape shall
be suitable for the proposed use, considering the size of the property,
the proximity of the development to other park facilities and the
recommendations contained in the Recreation and Open Space Plan for
Clinton Township, as amended, and as supplemented by the list of needed
improvements developed by the Park Advisory Board.
(3)
Land intended for parks or playgrounds shall include at least five
contiguous acres. Land intended for continued agricultural green area
purposes shall be in contiguous tracts of no less than 20 acres each,
and shall be accessible and usable for the intended purpose. Farmland
tracts shall be within agricultural security areas or active prime
farmland or other soils of statewide significance, and shall have
been planted in forage, row crops, or vegetables in at least three
of the last five years. Land intended for forest green area shall
be in contiguous tracts of no less than 25 acres each and capable
of growing mature trees of hardwood native species.
(4)
Land intended to be used for parks and playgrounds shall not be burdened
with an undue number of restrictions such as mining conditions, overhead
or underground utilities, stormwater management facilities, wetlands,
etc., that would interfere with the proposed use of the property.
(5)
For phased plans, all land to be set aside shall be situated in the
first phase, unless otherwise approved by the Township Board of Supervisors.
Delivery of deed describing land proposed for dedication to the Township
shall be completed prior to plan recordation.
C.
Fee in lieu of required recreational land.
(1)
If land offered to meet the criteria of sites for parks, playgrounds
or other recreational use is not consistent with the recommendations
of the Parks Commission and the Planning Commission, or if the Comprehensive
Plan or Recreation and Open Space Plan for the Township of Clinton
indicate that such land offered cannot be properly located in the
proposed development or subdivision because the future inhabitants
of the development and surrounding area are to be served by recreational
land/facilities established or to be established by the Township in
the subject locality, or if the conditions to render the site suitable
for the use intended cannot be agreed upon, then, upon agreement with
the applicant or developer, the payment of fees in lieu of the land
offered or a combination of fees and land, shall be required as a
condition precedent to preliminary or final plan approval.
(2)
The amount of the fee shall be $500 per dwelling unit in a residential
site development or $500 per lot in a residential subdivision. The
above fee shall be adjusted for inflation annually, and the current
applicable fee shall be as set by the Township by resolution. It is
intended that the amount of the fee shall be substantially equal to
the anticipated costs to the Township in providing for recreational
use lands and facilities that have a reasonable relationship to the
use thereof by future inhabitants of the development or subdivision.
(3)
The fee in lieu of required land shall be paid to the Township prior
to release of the plan for recordation or as specified in a schedule
of payment agreed upon by the Township Supervisors.
(4)
All fee payments received pursuant to this section shall be used
solely and exclusively for the acquisition of land for parks, playgrounds
or other recreational sites and the construction of improvements thereon,
and for costs incidental and ancillary to such purposes, including
but not necessarily limited to planning, engineering and design of
recreational space and improvements, utility relocation, provision
of pedestrian and/or vehicular access and purchase of park equipment.
Unless otherwise agreed to by the Township and the developer, payments
received pursuant to this section shall only be used for land or improvements
specifically included in the Recreation and Open Space Plan for the
Township of Clinton, as amended, and as supplemented by the list of
needed park improvements developed by the Park Advisory Board, and
the Comprehensive Plan. Such park and recreational facilities shall
be accessible to the subject development or subdivision.
D.
Disposition of fees. All fees-in-lieu paid to the Township shall
be placed in a capital reserve fund established as provided by law,
which shall clearly identify the facility or area for which the fee
was collected. Interest earned on the capital reserve fund shall become
part of the capital reserve fund. Fees collected shall be expended
only in proper allocable proportions of the cost incurred to construct
or purchase the specific recreational facilities for which the funds
were collected.
