The design standards established in this chapter are intended
to be fundamental requirements to be applied with professional skill
in the subdividing and planning of land so as to produce attractive
and harmonious neighborhoods, convenient and safe streets, and economical
layouts of residential and other land development. The design standards
are further intended to encourage and promote flexibility and ingenuity
in the layout and design of subdivisions and land developments, in
accordance with modern and evolving principles of site planning and
development.
The following principles, standards, and requirements will be
applied by the Board of Supervisors and Planning Commission in their
review and evaluation of all subdivision and land development plan
applications:
A.
The standards and requirements contained herein shall be
considered the minimum for the promotion of the public health, safety,
convenience, and general welfare.
B.
Where literal compliance with the standards and requirements
contained herein is clearly impractical, the Board of Supervisors
may modify or waive such standards through the modification of requirements
process set forth in this chapter.
C.
Subdivision and land development plans shall be given due
consideration to "Official Plans" of the Township, Dauphin County
region, or to such parts thereof as may be adopted pursuant to statute.
The Township Greenway Plan shall also be considered in the design
and dedication of open space and recreation areas.
D.
Proposed land uses shall conform to the Lower Paxton Township
Zoning Ordinance, as amended.
E.
Land subject to hazards to life, health, or property, such
as may arise from fire, flood, disease, or other causes, shall not
be planned for development purposes unless such hazards have been
eliminated or unless the plan shall show adequate safeguards against
them, which shall be approved by the Township and/or appropriate regulatory
agencies.
F.
Whenever a subdivision or land development plat or plan
is submitted which sets forth new streets or other ways of ingress
and egress other than a single cul-de-sac street, two separate points
of ingress to and egress from the land affected, or any significant
portion thereof, must be designated thereon. Such points of ingress
and egress must be designed and built to conform to the design and
construction requirements of Lower Paxton Township for public streets.
An applicant may request a modification of this requirement and shall
in support thereof, present evidence that due to topography, site
distance, wetlands, environmental constraints, configuration of land,
distance between intersections or other unique factors not created
by the applicant, it is impractical to have a second way of ingress
and egress. Upon due consideration of these factors, the Board of
Supervisors, at their sole discretion, may grant the request for said
modification.
A.
General standards.
(1)
Proposed streets shall be properly related to
such street plans or parts thereof as have been officially adopted
by Lower Paxton Township and shall be coordinated with existing or
proposed streets in adjoining subdivisions or land developments. Further,
proposed streets shall be properly related to county, regional or
State transportation plans as have been prepared and adopted as prescribed
by law.
(2)
Streets shall be laid out to preserve the integrity
of their design. Local access streets shall be laid out to discourage
their use by through traffic and, where possible, collector and arterial
streets shall be designed for use by through traffic.
(3)
Streets shall be related to the topography so
as to establish usable and desirable lots and satisfactory street
grades.
(4)
Proposed street arrangements shall make provisions
for continuation of existing streets in adjoining areas; the proper
projection of streets into adjoining undeveloped or unplanned areas;
and the continuation of proposed streets to the boundaries of the
tract being subdivided.
(5)
New half or partial streets shall be prohibited
except where essential to the reasonable subdivision of a tract in
conformance with the other requirements and standards of these regulations
and where, in addition, satisfactory assurance for dedication of the
remaining part of the street can be obtained; a cul-de-sac shall be
constructed at the end of such half street which shall be of a permanent
nature, unless a temporary cul-de-sac is approved.
(6)
Names of new streets shall not duplicate or conflict
with existing or planned street names, or approximate such names by
the use of suffixes. Cognizance should be given to existing or planned
street names within the postal delivery district served by the local
post office. New streets shall bear the same name or number of any
continuation of alignment with an existing or planned street.
(7)
Proposed private streets (streets not offered
for dedication to the Township) are prohibited, unless they meet the
design standards of these regulations.
(8)
Streets in and bordering a subdivision and or
land development plan shall be coordinated with, and be of such widths
and grades and at such locations so as to accommodate prospective
traffic and facilitate fire and police protection.
(9)
Whenever a subdivision or land development abuts
a street which does not meet Township design criteria, the street
shall be widened to meet such criteria and provided with additional
right-of-way. The roadway shall also be provided with curbing, sidewalks,
and drainage facilities as prescribed herein.
(10)
Where a lot has more than one side of street
frontage and there is a driveway on one side, if it is necessary to
determine which side of the lot fronts for purposes of this chapter,
the lot shall be considered to front on the street on which the driveway
exists. In all other cases, the lot shall be considered to front on
the street which the lot has the greatest frontage. If the lot frontage
and driveway are not determinative, the lot shall be considered to
front on the predominant street bordering the lot.
B.
Street classification. Six functional classifications of
streets and roadways are defined by the Lower Paxton Township Comprehensive
Plan to include interstate, freeway, principal and minor arterials,
collectors and local streets. Of these classifications, freeways do
not exist in the Township, and interstates are not addressed by this
article given that these roadways are under the jurisdiction of the
Pennsylvania Department of Transportation and do not typically involve
design activities associated with subdivision and land development
applications. Also, for purposes of this chapter, local streets shall
also be referred to as "minor streets." The following classifications
represent roadways within the Township that are regulated by the provisions
of this chapter:
(1)
Arterial. This classification includes highways
which provide intracounty or intermunicipal traffic with volumes greater
than 5,000 vehicles per day. Generally, these highways should accommodate
design speeds of 55 miles per hour. The following is a list of those
streets and roadways, which for the purposes of this chapter, are
classified as arterial streets. Newly planned streets meeting this
classification shall be designed to meet arterial street design criteria.
Name of Street
|
---|
Colonial Road (SR 3017)
|
Linglestown Road (SR 0039)
|
Locust Lane (SR 3024)
|
North Mountain Road (SR 3019)
|
Nyes Road (SR 2019)
|
Rutherford Road (SR 3017)
|
U.S. Route 22 (SR 0022)
|
Union Deposit Road (SR 3020)
|
(2)
Collector. This classification is intended to
include those highways which connect minor streets to arterial highways
and serve as traffic corridors connecting residential areas with commercial,
industrial, shopping and other services. They may also penetrate residential
areas. Generally, these highways experience traffic volumes between
1,000 to 5,000 vehicles per day and shall be designed to accommodate
design speeds of 35 miles per hour. The following is a list of those
streets and roadways, for purposes of this chapter that are classified
as collector streets. Newly planned streets meeting this classification
shall be designed to meet collector street design criteria.
Name of Street
|
---|
Balthaser Street
|
Blue Mountain Parkway
|
Blue Ribbon Avenue
|
Blue Ridge Avenue (SR 2029)
|
Continental Drive
|
Crums Mill Road
|
Dartmouth Street
|
Devonshire Heights Road
|
Devonshire Road
|
Earl Drive
|
East Park Drive
|
Fairmont Drive
|
Goose Valley Road
|
Grove Road
|
Jonestown Road
|
Londonderry Road
|
Lyters Lane
|
McIntosh Road
|
North Lockwillow Avenue
|
Parkway East
|
Parkway West
|
Prince Street
|
South Arlington Avenue
|
South Houcks Road
|
Valley Road
|
Wenrich Street
|
(3)
Minor. This classification is intended to include
streets and roads that provide direct access to abutting land and
connections to higher classes of roadways. Traffic volumes are less
than 1,000 vehicles per day and travel distance is generally short.
These streets and roads shall be designed for speeds of 25 miles per
hour. For purposes of this chapter, all roadways not classified as
collector, arterial or above are classified as minor streets. Newly
planned streets meeting this classification shall be designed to meet
minor street design criteria.
C.
Street width.
(1)
Minimum street right-of-way and cartway widths
shall be required as presented in Table 503.1. Alternate street design
types may be entertained at the sole discretion of the Township under
the modification of requirements procedure based upon the type and
intensity of the development proposed, the merits of the proposed
alternative and a complete technical evaluation of all relevant information.
(2)
Provisions for additional street width (cartway
and right-of-way) including for private streets may be required when
determined to be necessary by the Board of Supervisors in specific
cases for:
(a)
Public safety and convenience.
(b)
Parking in commercial and industrial areas and
in areas of highdensity development.
Table 503.1 - Street Widths and Materials
| |||||
---|---|---|---|---|---|
Cartway Width
|
Material Specifications
| ||||
Street Classification
|
ROW Width
(feet)
|
With Curbing
(feet)
|
Base Material
|
Surface Material
| |
Arterial streets
|
As determined by the Board of Supervisors after consultation
with the Township Engineer and the Pennsylvania Department of Transportation
(PennDOT)
| ||||
Collector streets
|
60
|
36
|
SAMD HMA Base Course, PG 6422, 0.3 to < 3 million ESALS,
25.0 mm Mix, 5 inches depth
-AND-
Base (No. 2A Crushed Aggregate), 6 inches depth
|
SAMD HMA Wearing Course, PG 6422, 0.3 to < 3 million ESALS,
9.5mm Mix, 1-1/2 inches depth, SRL*
-AND-SAMD HMA Binder Course, PG 64-22, 0.3 to < 3 million
ESALS, 19.0 mm Mix, 2 two depth
| |
Minor streets (industrial/commercial use)
|
60
|
34
|
Same as collector streets
|
Same as collector streets
| |
Minor streets (residential use)
|
50
|
32
|
SAMD HMA Base Course, PG 6422, 0 to < 0.3 million ESALS,
25.0mm Mix, 3 inches depth
-AND-
Base (No. 2A Crushed Aggregate), 6 inches depth
|
SAMD HMA Wearing Course, PG 6422, 0.3 to < 3 million ESALS,
9.5mm Mix, 1-1/2 inches depth, SRL*
-AND-
SAMD HMA Binder Course, PG 64-22, 0.3 to < 3 million ESALS,
19.0 mm Mix, 2 inches depth
| |
Turnaround of cul-de-sac (diameter)
|
120
|
100
|
Same as street classification
|
Same as street classification
| |
*Skid resistance level (SRL) determination
| |||||
Average Daily Traffic
|
SRL
|
Alternates
| |||
20,000 and above
|
E
|
None
| |||
5,000 to 20,000
|
H
|
E, H, blend of E/M, blend of E/G
| |||
3,000 to 5,000
|
G
|
E, H, G blend of H/L, blend of E/L
| |||
1,000 to 3,000
|
M
|
E, H, G, M, blend of H/L, blend of G/L, blend of E/L
| |||
1,000 and below
|
L
|
Any
|
Note: All blends are 50% by weight and shall be accomplished
by an approved method.
|
SAMD HMA — Superpave asphalt mix design, hot mix asphalt
|
D.
Street pavement construction and drainage.
(1)
All streets shall be designed and constructed in accordance with the latest edition of PennDOT Publication 408, Specifications, and PennDOT Publication 72M, Standards for Roadway Construction. Reference is made to Article VIII, Improvement and Construction Requirements, of this chapter for additional requirements.
(2)
All street pavement structures shall be constructed using Superpave asphalt mix design (SAMD), hot mix asphalt (HMA) paving materials to the minimum thicknesses and proportions as referenced herein, subject however to the provisions contained in § 180-503D(3) below. Applicants shall be required to submit estimates of average daily traffic (ADT) volumes for both site generated traffic and for estimated pass through traffic from adjacent developed and undeveloped land in order to determine the roadway classification and SRL designation. Alternate pavement types such as concrete, brick pavers and the like may be approved by the Township under the modification of requirements process, either in part or in its entirety, based upon a thorough technical review of the proposed alternative as submitted by the applicant.
(3)
A pavement design, in accordance with the current
edition of PennDOT Publication 242, Pavement Policy Manual, shall
be required for all new and improved roadways that will accommodate
a total of 100 or more equivalent 18-kip single-axle loads (ESALS)
in a given weekday in all directions. The pavement design parameters
will be determined by the applicant's consultant and approved
by the Township Engineer and shall take into account the supporting
road networks' capacity to handle additional heavy vehicle loading.
No proposed pavement section determined by the pavement design may
be less than the minimum requirements contained in Table 503.1 of
this article.
(4)
If poor subgrade soils are present, the Township
may require that the applicant conduct a subgrade soils evaluation
for new, reconstructed and widened streets.
(a)
This evaluation shall include, at a minimum:
[1]
Gradation test to determine the percent of given
particle sizes of the different soil types of the project. Gradation
test results shall be used to determine the unified soils classification
for the subgrade material.
[2]
In-place moisture content and optimum moisture
content.
[3]
In-place density and dry mass density.
[4]
California bearing ratio (CBR).
(b)
These tests shall be performed on the existing subgrade
material (in-situ soils) upon which the proposed streets will be built.
Select borrow materials placed as part of the street construction
must also be tested prior to the placement of the pavement. Stabilization
measures will be required as part of the project if the tested CBR
values are equal to or less than five. Under no circumstances will
in-situ subgrade soils or select borrow materials with a CBR equal
to or less than three to be used for street construction.
(c)
The exact number of tests required will be determined
at the discretion of the Township Engineer, given the size of the
proposed project, the location of the proposed street system and existing
soil conditions. At a minimum three representative tests will be required.
All test locations must be approved by the Township Engineer and must
be documented by the applicant.
(5)
Where a new subdivision or land development proposes
a street system that ties into an existing street with a substandard
pavement section, cross slope or exhibits rutting, cracking, base
failure or other poor qualities, the Township may require the applicant
to apply remedial measures to the streets within and bordering the
subject property in order to provide proper access to the site and
to accommodate prospective traffic. Required remedial measures may
include, but shall not be limited to, milling and overlaying, placement
of HMA scratch or leveling courses, crack sealing or crack repair,
select base repair, sawcutting and pavement replacement or even pavement
reconstruction. At the time of filing the preliminary plan, or in
the absence of a preliminary plan, then the final plan, the applicant
shall evaluate the condition of the existing pavement and the Township
shall determine the need for any remedial work.
(6)
All streets shall be provided with a complete storm sewer collection and conveyance system designed in accordance with the provisions of Chapter 170, Stormwater Management, Drainage and Erosion Control.
(7)
Pavement base drains shall be designed and installed on all new, reconstructed, and widened streets to drain subsurface water beneath the pavement structure. Pavement base drains shall comply with the construction requirements as contained in Article VIII of this chapter. Combination storm sewer/underdrain may be used in lieu of base drain wherever a conflict exists between the proposed base drain and proposed storm sewer system.
E.
Off-street parking.
(1)
Private parking lots and associated access drives
for commercial, institutional, and industrial uses and for multifamily
residential facilities shall be paved in accordance with the following
minimum standard:
1" depth, SAMD HMA wearing course.
2" depth, SAMD HMA binder course.
6" depth, PennDOT No. 2A crushed aggregate base course.
Engineering judgment shall be applied in all instances in determining
the required pavement thickness based upon traffic volumes, vehicle
loadings, and soil conditions specific to the site being developed.
(2)
Alternate designs with an equal or greater structural
number will be considered by the Township.
(3)
Any and all portions of driveways within the public
right-of-way accessing parking areas shall conform to the construction
standards listed herein.
F.
Cul-de-sac or dead-end streets.
(1)
Dead-end streets are prohibited unless designed
as cul-de-sac streets or for future access to adjoining properties.
(2)
Any dead-end street, for access to any adjoining
property or because of an authorized phased development, shall be
provided with a temporary cul-de-sac, within the subdivision or land
development; and shall be provided with a temporary easement guaranteed
for public use until such time as the street is extended and dedicated
to the Township for public use. Temporary culs-de-sac shall be paved
with a minimum of six inches of PennDOT No. 2A subbase material and
two inches of either HMA binder or wearing course. The minimum diameter
of temporary culs-de-sac shall be 80 feet.
(3)
The maximum length of a dead end street or cul-de-sac
shall be no more than 600 feet and shall not furnish access to more
than 20 residential dwelling units.
(4)
The minimum length of a cul-de-sac street shall
be 250 feet.
(5)
The length of a cul-de-sac shall be measured from
the face of the curb of the nearest intersecting street at the open
end of the cul-de-sac street to the center point of the bulb of the
cul-de-sac.
(6)
Culs-de-sac shall be fully paved to Township standards
for the respective street classification.
(7)
"Eyebrow" protrusions and "hammerhead" type turnarounds
are prohibited on all streets as a type of cul-de-sac.
(8)
A second cul-de-sac shall not branch off of or
intersect from a cul-de-sac street.
(9)
Unless future extension is clearly impractical
or undesirable, the turnaround right-of-way shall be placed adjacent
to the tract boundary with sufficient additional width provided along
the boundary line to permit extension of the street at full width.
(10)
A minimum of two locations, evenly spaced around
the cul-de-sac bulb shall be signed as no parking areas to allow for
snow storage. The restricted areas shall be a minimum of 30 feet in
length and generally opposite from the entrance portion of the cul-de-sac
and shall extend from the curbline of the cul-de-sac to the right-of-way
line. The areas shall be kept free of driveways, mailboxes, landscaping,
light standards, fire hydrants and other features that would be adversely
impacted by the plowing and accumulation of snow and ice. Said restriction
areas shall be clearly labeled and noted on the plan.
(11)
Drainage of cul-de-sac streets shall preferably
be towards the open end. If drainage is toward the closed end it shall
be collected and piped away in an underground storm sewer system.
Provision shall also be made for the overland conveyance of stormwater
from storm events of greater frequency for that which the storm sewer
system has been designed.
(12)
The center line grade on a cul-de-sac street
shall not exceed 10%, and the grade of the diameter of the turnaround
portion of the cul-de-sac shall not exceed 5.0%. The minimum grade
of the cul-de-sac bulb shall be 1.0% along both the center line and
curbline.
(13)
Cul-de-sac streets serving commercial and/or
industrial uses shall be adequate for the type of use to be serviced
as approved by the Township Engineer but in no case shall exceed 800
feet in length.
(14)
Interior planting islands within the cul-de-sac
turnaround area are required; however, a perpetual maintenance agreement
is required and shall be implemented to the satisfaction of the Township.
The agreement shall provide a guarantee for the maintenance and replacement
of all planting materials and other facilities. Where islands are
provided, the design shall accommodate access and circulation for
the largest anticipated vehicle and for emergency access assuming
on-street parking of vehicles.
G.
Alleyways.
(1)
Alleyways shall not be permitted as an acceptable
form of street within the Township unless specifically authorized
by the Board of Supervisors in conjunction with the design and approval
of a Traditional Neighborhood Development (TND) in accordance with
the provisions of the Lower Paxton Township Zoning Ordinance. If authorized,
alleyways shall be privately owned and maintained; be located within
an easement or right-of-way having a minimum width of 20 feet; have
a minimum cartway width of 15 feet; meet the paving standards for
Minor Streets as contained herein; and be reviewed and approved by
the Township Engineer regarding all other design aspects.
H.
Street alignment.
(1)
Streets shall be logically related to the terrain
and topography so as to produce usable roads with reasonable alignments
and grades.
(2)
Horizontal street alignments shall be measured
along the center line. Horizontal circular curves shall be used for
all changes in direction and shall have minimum center line radii
as shown in the following table for each street classification:
Street Classification
|
Minimum Horizontal Center line Radius
(feet)
|
---|---|
Arterial
|
As required by PennDOT Design Standards
|
Collector
|
350
|
Minor or private street
|
150
|
(3)
Straight portions of the street must be tangent
to the beginning or ending of curves and there must be a tangent length
of at least 50 feet at all intersections unless the street is superelevated
then sufficient separation must be provided for proper superelevation
transition. For curves on arterials and collector streets, proper
superelevation must be provided as required by the Township and the
Pennsylvania Department of Transportation. Broken-back and compound
curves shall be prohibited.
(4)
Proper stopping sight distance must be provided
with respect to horizontal and vertical alignment, measured along
the center line, from the height of the driver's eye (3.5 feet
above grade) to the height of an object on the roadway (2.0 feet).
See the following table for the minimum stopping sight distances which
must be maintained along a roadway alignment:
Design Speed
(miles per hour)
|
Minimum Stopping Sight Distance
(feet)
|
---|---|
60
|
570
|
55
|
495
|
50
|
425
|
45
|
360
|
40
|
305
|
35
|
250
|
30
|
200
|
25
|
155
|
I.
Driveways.
(1)
Private driveways on corner lots shall be located
at least 40 feet from the nearest edge of the driveway to the point
of intersection of the nearest edge of pavement or cartway.
(2)
Driveways shall intersect streets only at right
angles.
(3)
Driveways shall not be located closer than five
feet from an inlet or fire hydrant.
(4)
Where driveways access a curbed street, the driveway
opening shall contain a depressed curb with a minimum of 1 1/2
inch curb reveal across the required width of the driveway. At each
end of the driveway opening a two-foot curb transition to full height
curbing shall be provided.
(5)
All driveways shall be located, designed and constructed
in such a manner as not to interfere or be inconsistent with the design,
maintenance and drainage of streets or the safe and convenient passage
of traffic. The number of driveways shall be kept to a minimum necessary
to serve the intended use. Multiple driveways for one lot shall be
prohibited unless it can be demonstrated that such arrangement is
necessary for safe and efficient traffic flow, capacity or unless
multiple driveways are necessary to comply with other provisions of
this chapter.
(6)
No single private driveway shall serve more than
six single-family residential units. A parking lot may serve more
than six residential units; however, any parking lot that serves more
than 24 residential units shall have a minimum of two points of access
to a public street. The two points of access must, at a minimum, be
constructed to a width of 24 feet with radii designed to accommodate
the largest anticipated vehicles.
(7)
No shared driveways shall be approved except where
governed by a recorded easement agreement at a minimum setting forth
maintenance requirements, cross access provisions, cost sharing, and
the like. Said easements must also be reflected graphically on an
approved subdivision or land development plan. Shared driveways shall
have a minimum width of 15 feet and a maximum width of 24 feet.
(8)
All new private driveways must be paved for a
minimum distance of 50 feet from the street right-of-way line with
a bituminous surface material, concrete, brick pavers or other material
acceptable to the Township. Stone, gravel, sand, dirt or other similar
type driveways shall be prohibited. The minimum paving standard for
bituminous driveways shall be six inches of PennDOT No. 2A subbase
material and 2 1/2 inches of HMA wearing course. The minimum
paving standard for concrete driveways shall be six inches of PennDOT
No. 2A subbase material and six inches of concrete. Brick pavers shall
be designed for a single axle truck wheel load condition. Driveways
within the right-of-way area must be paved to meet Township street
paving requirements for the adjoining street classification.
(9)
Residential driveways shall not be less than 12
feet in width or more than 24 feet in width within 15 feet of the
street right-of-way line except however; for single-family residential
structures having three car garages then the maximum width may be
increased to 30 feet; provided, however, that no more than 30% of
the development shall contain driveways wider than 24 feet.
(10)
Driveways shall not exceed a slope of 20% and
shall have a leveling area adjacent to the street sufficient to accommodate
the change of grade. Driveways that serve properties which are lower
than the adjacent roadway must be provided with a vertical alignment
that prohibits the collection of stormwater from the street into the
driveway and property area.
(11)
Where driveways enter a property through an
embankment condition, a retaining wall of adequate design shall be
provided, or in lieu thereof, the side slopes of the cut slope shall
be graded to no more than one-foot vertical to two feet horizontal.
Grading in the vicinity of the adjacent street shall be such that
required sight distance is provided. Lot and driveway grading shall
be conducted such that storm drainage and soil erosion do not adversely
impact adjacent streets.
J.
Street intersections.
(1)
Streets shall be laid out to intersect at right
angles.
(2)
Intersections involving the junction of more than
two streets are prohibited.
(3)
Boulevard type streets or intersections having
a center landscaped island, traffic separators, traffic calming devices
or other style medians shall be prohibited unless a perpetual maintenance
agreement is provided and implemented which shall, to the satisfaction
of the Township, provide a guarantee for maintenance and replacement
of all such areas.
(4)
Streets intersecting another street shall either
intersect directly opposite to each other, or shall be separated by
the following distances as measured along the center line of the street
being intersected.
Intersecting Street
|
Minimum Separation Distance
(feet)
|
---|---|
Arterial
|
800
|
Collector
|
600
|
Minor or private street
|
300
|
(5)
Intersections shall be approached on all sides
by a straight leveling area, the grade of which shall not exceed 4%
within 60 feet of the intersection of the nearest street right-of-way
line.
(6)
Unless required to accommodate larger vehicles,
the curb or edge of pavement radii at the intersections of streets
shall not be less than the following:
Intersection
|
Minimum Simple Curve Radii
(feet)
|
---|---|
Collector with collector street
|
35
|
Collector with minor street
|
25
|
Minor street with minor street
|
20
|
Radius corners must be provided on the property lines substantially
concentric with the curb radius.
|
(7)
Where required to accommodate turning movements
for larger vehicles, three centered compound curves along curblines
shall be permitted upon review and approval of the Township Engineer.
In the design of compound curves, the ratio of the flatter radius
to the sharper radius should not exceed 1.50. Sudden changes between
curves of widely different radii shall be prohibited.
(8)
Curb cuts and sidewalk ramps must be provided
at all corners of intersections, access to building sites and at other
locations deemed appropriate by the Township in order to provide accessibility
in accordance with the latest requirements of the Americans with Disabilities
Act (ADA).
(9)
Where required by the Township, the applicant
may be required to provide a turning analysis, turning templates or
other similar efforts to demonstrate that street and driveway intersections
have been properly designed to accommodate larger and/or emergency
vehicles.
K.
Intersection sight distance and clear sight triangles.
(1)
Adequate intersection stopping sight distance
shall be provided at all intersections of streets, and for driveways
intersecting a street. All intersections shall be designed to provide
required sight distance with regard to both horizontal and vertical
alignment in accordance with "A Policy on Geometric Design of Highways
and Streets," American Association of State Highway and Transportation
Officials (AASHTO), current edition. Applicants shall provide field-measured
available sight distances at all proposed intersections onto existing
roadways for all turning movements and provide a report documenting
the method of computation and the available and required sight distance
at all locations. Said analysis and report must be certified by a
professional engineer. For purposes of analysis and design, the posted
speed limit of the intersecting street shall be used in the computation
of required sight distance unless operating speeds exceed posted speeds
by greater than 10 miles per hour, at which time the operating speed
(85th percentile speed) shall be used. Based upon traffic patterns
and roadway operations, the Township may require the applicant to
conduct a speed study to document the 85th percentile speed if in
the opinion of the Township a study is required. Exhibit 8[2] depicts required intersection sight distances for a typical
two lane minor road, stop condition with 3% grades or less. Other
conditions must be computed in accordance with the above requirements.
[2]
Editor's Note: Exhibit 8 is included as an attachment to this chapter.
(2)
If the minimum required intersection sight distance
cannot be achieved, the applicant shall be responsible for either
relocating the site's access point to provide adequate sight
distance, restricting turning movements, if applicable, or by making
improvements such as regrading, roadway reconstruction or similar
measures in order to provide adequate sight distance in order to meet
the requirements of this chapter.
(3)
Adequate clear sight triangles (areas of unobstructed
view) shall be provided at all intersections of streets, and for driveways
(except single family residential driveways) intersecting a street.
The sight triangle shall be formed by measuring along the center line
of the cartway or driveway, from the point of intersection of the
two streets, a distance as shown in the following table for the respective
classification of the street, forming each leg of the triangle. The
sight triangle is then formed by connecting the endpoints. Structures,
vegetation, grading and other obstructions in excess of 24 inches
in height shall be prohibited within the clear sight triangle. Clear
sight triangles shall be depicted on all subdivision and land development
plans for all street and driveway intersections. Exhibit 8[3] depicts the typical configuration of clear sight triangles.
Intersecting Street Classification
|
Clear Sight Triangle Leg
(feet)
|
---|---|
Arterial or collector
|
150
|
Minor, private or driveway
|
75
|
[3]
Editor's Note: Exhibit 9 is on file in the Township offices.
(4)
If the minimum sight distance can only be achieved
by a line of sight across lands which are not public street right-of-way,
a clear sight easement shall be established on the plan and/or recorded
on each deed for all affected properties. The easement shall prohibit
the placement or existence of structures, vegetation or change of
grade, in excess of 24 inches in height within the clear sight zone.
The easement shall establish the right of the Township to enter onto
the property to clear obstructions, to trim or otherwise restore the
area to meet the required sight distance at the property owner's
expense if after being notified by the Township to remove obstructions,
the property owner has failed to respond in a timely fashion.
L.
Street grades.
(1)
The center line grades of streets shall not be
less than the minimum or more than the maximum requirements listed
below:
(2)
Vertical curves shall be provided at all changes
in grade and shall be designed in relation to the extent of the grade
change and to provide the proper minimum stopping sight distance with
respect to vertical alignment by using the following minimum K values
as shown in the table below. The minimum length of the vertical curve
shall be determined by multiplying the algebraic difference in grades
by the appropriate K value, with an absolute minimum length of vertical
curve of 50 feet.
K Value (a)
| ||
---|---|---|
Design Speed
|
Crest
|
Sag
|
60
|
151
|
136
|
55
|
114
|
115
|
50
|
84
|
96
|
45
|
61
|
79
|
40
|
44
|
64
|
35
|
29
|
49
|
30
|
19
|
37
|
25
|
12
|
26
|
NOTES:
| |
(a)
|
Values based on sight distance measured along the center line,
from the height of the driver's eye (3.5 feet) to the height
of an object on the roadway (2.0 feet).
|
(3)
On minor or private streets, continuous grades
of 10% shall not be more than 400 feet in length.
(4)
Cross slope: The cross slope or the crown on streets
shall be at least 1/4 inch per foot but not more than 3/8 inch per
foot as directed by the Township Engineer. This applies only to straight
or tangent sections of the roadway. Where a horizontal curve is required
to be superelevated to reduce lateral vehicular acceleration as required
by the design speed of the roadway, the crown requirement shall be
eliminated and the roadway provided with a superelevation design acceptable
to the Township Engineer.
M.
Street right-of-way grades.
(1)
Streets shall have a planting strip located between
the curb and the sidewalk.
(2)
Street right-of-way areas, which are not part
of the paved cartway, shall be graded to have a slope of 2% from the
top of the curb upward to a point two feet beyond the right-of-way
line.
(3)
The portion of the right-of-way which is not provided
with paving, curbing or sidewalks shall be provided with a minimum
of four inches of topsoil and seeded with PennDOT Formula B seed mixture
to establish a good stand of lawn type grass or be sodded with a similar
turf mixture.
(a)
Slopes of banks along streets. The slope of banks
along streets measured perpendicular to the street center line shall
be no steeper than the following:
[1]
One foot of vertical measurement for three feet
of horizontal measurement for fills. Fill slopes shall begin a minimum
distance of two feet behind the right-of-way line to allow for the
proper placement of the sidewalk and for rounding of the slope.
[2]
One foot of vertical measurement for two feet
of horizontal measurement for cuts. Cut slopes shall begin a minimum
distance of two feet behind the right-of-way line to allow for the
proper placement of the sidewalk and for rounding of the slope. Where
site drainage conditions dictate, additional area behind the right-of-way
line shall be provided to accommodate the placement of drainage facilities
(inlets, swales, etc.) as may be required to prevent excessive amounts
of site runoff from draining across the verge area.
N.
Traditional Neighborhood Development (TND) design standards.
(1)
Where a subdivision or land development application
proposes the design of a community meeting the requirements of a Traditional
Neighborhood Development (TND), the Township may grant a modification
of certain street design standards contained herein to allow for alternate
designs consistent with TND principles. For consideration of a modification
of street design standards, the applicant shall provide a design for
the Township Engineer's review and approval generally meeting
the design guidelines as contained in the current edition of the Institute
of Transportation Engineers' (ITE) Traditional Neighborhood Development
Street Design Guidelines, ITE Transportation Planning Council Committee
5 P-8.
Easements shall be provided for storm drainage facilities, stormwater
management areas, best management practice (BMP) areas, sanitary sewer
facilities, natural features areas, accessways, overhead or underground
public or private utility facilities, and other special purpose easements
in consultation with the Township Engineer, the Lower Paxton Township
Authority, and the various utility companies. All easements must connect
to a public street in order to provide access to said easement area.
A.
The minimum width of such drainage easements shall be 20
feet and shall be centered over the drainage or storm sewer facilities.
Additional width may be required by the Township depending on the
location, purpose, depth of facilities and use of the easement. Easement
areas shall be graded to allow for traversable and unobstructed access
by maintenance vehicles and equipment.
B.
Easements for stormwater management facilities, BMP areas
and similar structures shall encompass the formal facility to a point
10 feet beyond the high water elevation, toe of slope, or other logical
line of demarcation to allow proper operation and maintenance of the
facility.
C.
Sanitary sewer easements shall have a minimum width of
30 feet unless otherwise approved by the Lower Paxton Township Authority.
D.
Easements for the preservation of natural features areas
as required herein shall be of a sufficient size to encompass the
areas to provide for the long-term protection of said natural features.
This requirement shall also include features which are dedicated or
designed in conjunction with the Greenway Plan.
E.
Access easements shall have a minimum width of 20 feet
and shall be designed to accommodate the ingress, egress, and regress
for the intended purpose.
F.
Utility easements shall be provided as prescribed by the
individual utility company depending upon the purpose and use of the
easement. Where an existing utility easement exists within a subdivision
or land development and construction activity is proposed within said
easement, the applicant shall obtain written approval from the utility
owner authorizing the construction activity as proposed.
G.
Wherever possible such utility and drainage easements shall
be centered on the side or rear lot lines of properties.
H.
No buildings or other structures, fences, landscaping,
walls or obstructions shall be permitted within easement areas. Additionally,
no change of grade beyond that approved by the Township shall occur
within the easement area.
I.
Where a subdivision and/or land development is traversed
by a water course, drainageway, channel or stream, there shall be
provided a drainage easement, to a width to be approved by the Township
Engineer, conforming substantially with the line of such water course,
for the purpose of maintaining the unimpeded natural flow, widening,
deepening, relocating, improving or protecting such drainage facilities
or for the purpose of installing drainage facilities. Under no circumstances
shall the easement be less than 25 feet in width and shall extend
outward a minimum of 10 feet from the top of each bank.
J.
All easements shall be graphically depicted on the subdivision
or land development plans and shall clearly indicate the location,
width, purpose and beneficiary of the proposed easement. Easements
that will be conveyed to the Township shall be provided with metes
and bounds descriptions tied to the property lines of the property
which is encumbered by said easement.
K.
Where drainage easements are depicted on private property
for the benefit of Lower Paxton Township, it shall be construed to
mean that said easement is for access to and maintenance of said facility
only in the event that the landowner fails to maintain said easement
and the operation of the facility contained within said easement area
is malfunctioning, is adversely effecting adjacent or downstream properties
or is crucial for the overall public safety and welfare of the residents
of the Township. The Township will not own or maintain stormwater
or other facilities unless otherwise specifically governed by operation
of an agreement.
A.
The length, width, shape, and design of blocks shall be
determined with due regard to the provision of adequate sites for
buildings of the type proposed, to the land use and/or zoning requirements
of the Township, the topography of the land being subdivided or developed,
and the requirements for safe and convenient vehicular and pedestrian
circulation.
B.
Blocks shall not exceed 1,600 feet in length, nor be less
than 300 feet in length as measured between the center lines of the
intersecting streets.
C.
Residential blocks shall generally be of sufficient depth
to accommodate two tiers of lots, except where reverse frontage lots
bordering an arterial or collector street are used or, where due to
the contour of the land or the necessary layout of the subdivision,
there is insufficient depth between intersecting streets for such
two-tier design.
D.
Blocks for commercial and industrial areas may vary from
the elements of design contained in this Section if the nature of
the use requires other treatment. In such cases, off-street parking
for employees and customers shall be provided along with safe and
convenient limited access to the street system. Space for off-street
loading shall also be provided with limited access to the street system.
Extension of streets, railroad access rights-of-way, and utilities
shall be provided as necessary.
A.
General standards.
(1)
The size, depth, width and orientation of lots
shall conform to applicable zoning regulations of Lower Paxton Township.
(2)
Side lot lines shall, in so far as practical,
run perpendicular or radial from the street right-of-way line.
(3)
Where feasible, lot lines should follow municipal
boundaries rather than cross them, in order to avoid jurisdictional
problems.
(4)
All lots shall be provided with sewer and water
service either public or private in accordance with Township zoning
requirements for the applicable zoning district and for lot size requirements.
B.
Lot frontage.
(1)
All building lots shall abut an existing or proposed
public street. Flag lots shall not be permitted as a form of lot layout
within the Township.
(2)
Double or reverse frontage lots shall be prohibited
except where required to provide separation of residential development
from collector or arterial streets or to overcome specific disadvantages
of topography or orientation.
(3)
No residential lots shall be created which front
upon a limited access highway. Furthermore, no major subdivision and/or
land developments shall be created which front upon an arterial street.
A.
General.
(1)
Adequate site lighting as described herein shall
be required in all subdivisions and land developments. These lighting
requirements provide appropriate standards to ensure adequate nighttime
safety and security while minimizing the spillover of light and glare
on operators of motor vehicles, pedestrians, adjacent properties and
other land uses near the light source.
(2)
General requirements. Exterior lighting shall be provided along public and private streets, in parking areas, pedestrian sidewalks and walkways and nonresidential driveway intersections in accordance with the standards contained herein and in Zoning Ordnance Article V, § 203-507. Lighting used for security purposes shall also conform to the same standards.
(3)
Applicability. Outdoor lighting shall be required for safety and personal security in areas of public assembly and traverse; including but not limited to, single-family and multifamily dwelling unit developments, commercial, industrial, public recreational and institutional uses. In addition to the minimum placement requirements, the Board of Supervisors may require lighting to be incorporated for other uses or locations as they deem necessary. The glare control requirements contained herein and in Zoning Ordinance Article V, § 203-507, apply to all lighting installations, including residential applications.
B.
HIGH ACTIVITY
LOW ACTIVITY
MEDIUM ACTIVITY
Definitions.
Examples include major athletic events, major cultural or
civic events, regional shopping centers, and related uses.
Examples include small neighborhood shops, industrial employee
parking, educational facility parking, church parking, and residential
parking.
Examples include libraries, hospitals, restaurants, banks,
community recreation centers, large apartment buildings, industrial
buildings, office parks, or neighborhood retail stores.
C.
Illumination levels.
(1)
Illumination, where required by this chapter,
shall have intensities and uniformity ratios in accordance with the
current recommended practices of the Illuminating Engineering Society
of North America (IESNA), as amended. The following table outlines
the design requirements for site lighting:
Site Lighting Design Requirements
| |||
---|---|---|---|
Application
|
Maintained Footcandles
|
Uniformity Ratio - Avg./Min.
| |
Roadways, residential
|
0.4 Avg.
|
6:1
| |
Roadways, commercial/industrial
|
0.9 Avg.
|
6:1
| |
Parking, residential
| |||
Vehicular traffic
|
0.5 Avg.
|
4:1
| |
Pedestrian safety, security and orientation
|
0.2 Avg.
|
4:1
| |
Parking, commercial
| |||
Vehicular traffic, low-activity lots
|
0.50 Avg.
|
3:1
| |
Vehicular traffic, medium-activity lots
|
1.0 Avg.
|
3:1
| |
Vehicular traffic, high-activity lots
|
2.0 - 4.0 Avg.
|
3:1
| |
Pedestrian safety, security and orientation
| |||
Low-activity lots
|
0.2 Avg.
|
3:1
| |
Medium-activity lots
|
0.6 Avg.
|
3:1
| |
High-activity lots
|
0.9 Avg.
|
3:1
| |
Walkways and bikeways
|
0.5 Avg.
|
5:1
| |
Building entrances
|
5.0 Avg.
|
—
| |
Service station islands - Avg./Max.
|
20/30
|
4:1
| |
Car dealerships - front row/other
|
20/10 Max.
|
5:1 (Max./Min.)
|
Note: All roadway fixtures shall be equipped with high-pressure
sodium lighting (HPS).
|
D.
Fixture design.
(1)
Fixtures shall be of a type and design appropriate
to the lighting application, and aesthetically acceptable to the Township.
(2)
For areas such as parking lots, full-cutoff-type
fixtures shall be used.
(3)
Fixtures shall be equipped with or be capable
of being backfitted with light-directing devices such as shields,
visors or hoods when necessary to redirect offending light distribution.
E.
Control of nuisance and disabling glare.
(1)
All outdoor lighting, whether or not required
by this chapter; on private, residential, commercial, industrial,
municipal, recreational or institutional property; shall be aimed,
located, designed, fitted and maintained so as not to present a disabling
glare hazard to drivers or pedestrians, or a nuisance glare concern
to neighboring properties.
(2)
Directional fixtures such as floodlights, spotlights
and sign lights, shall be installed or aimed so that they do not shine
directly into the window of a neighboring residence, directly into
a roadway, or skyward.
(3)
Flickering, flashing or strobe-type lights shall
not be permitted.
(4)
Light sources or luminaries shall not be located
within buffer yard areas except for lighting pedestrian walkways.
(5)
Unless otherwise permitted by the Board of Supervisors,
lighting shall be controlled by automatic switching devices such as
timers, motion detectors and/or photocells, to extinguish offending
sources between 11:00 p.m. and dawn, to mitigate glare and sky-lighting
consequences.
(6)
Vegetation screens shall not be employed to serve
as the primary means for controlling glare. Rather, such control shall
be achieved primarily through the use of full-cutoff fixtures, the
appropriate application of mounting height, wattage, aiming angle,
fixture placement and fixture design, etc. and the additions of shields
and baffles as necessary.
(7)
The amount of illumination projected onto another
property shall not exceed 0.10 horizontal footcandles at the property
line for adjacent residential uses and 0.50 horizontal footcandles
at the property line for adjacent commercial and industrial uses.
(8)
Externally illuminated signs shall be lighted
by fixtures mounted at the top of the sign and aimed down rather than
by fixtures mounted at the bottom of the sign and aimed up.
F.
Installation.
(1)
Lighting fixtures shall not be mounted in excess
of 20 feet above the adjacent grade for residential projects, 35 feet
above the adjacent grade for commercial projects; and 40 feet above
the adjacent grade for industrial projects.
(2)
Electrical feeds to lighting standards shall run
underground, not overhead.
(3)
Lighting standards in public parking areas shall
be placed a minimum of three feet outside the paved area; or three
feet behind curblines or tire stop locations; or on reinforced concrete
pedestals a minimum of 18 inches in diameter and at least 30 inches
high above the pavement grade, or by other acceptable protective means
approved by the Township Engineer.
G.
Ownership and maintenance.
(1)
Lighting fixtures on private property shall be
owned and maintained by the property owner so as to always meet the
requirements of this chapter. Once approved and installed, no changes
to fixture type, wattage, illumination angle or other modifications
shall be permitted that violate the provisions of this chapter.
(2)
Generally, streetlights located within the public
street right-of-way shall be owned and maintained by the local utility
company having jurisdiction. Where applicable, the Township may require
the applicant to enter into an agreement with said utility company
regarding the payment of all costs and fees for the installation of
streetlighting facilities.
(3)
If specifically approved by the Township under
a development agreement with the applicant, the Township may, under
special circumstances, allow privately owned and maintained streetlighting
facilities within the street right-of-way line.
H.
Plan submission.
(1)
Lighting plans submitted to the municipality for
review and approval shall include a layout of the proposed fixture
locations; isofootcandle plots that demonstrate adequate intensities
and uniformity; and manufacturers' catalog cuts that present
a description of the equipment, including glare-reduction devices,
lamps, switching devices, mounting heights and mounting methods proposed.
All proposed development plans shall, at the time of preliminary plan
submittal, include lighting plans indicating proposed placement of
all lighting fixtures incorporated with the above-referenced specifications.
The lighting plans shall also provide an engineering detail of standards,
foundations, fixtures as well as information on the manufacturer,
model, and installation techniques.
(2)
Fixture location/placement. The following are
minimum requirements for placement of street and/or site lighting
fixtures within or adjacent to new subdivisions or land developments:
(a)
All intersections involving existing or proposed
collector public streets within or adjacent to the proposed development.
(b)
Along all existing or proposed collector streets
within or adjacent to the proposed development at intervals sufficient
to provide the desired lighting levels referenced herein.
(c)
All terminal ends of center median islands having
concrete curbing, trees, and/or other fixed objects not having a breakaway
design for speeds of 25 miles per hour or greater.
(d)
Any/all defined pedestrian crossings shown on
the approved plans (or required by the Township) located within the
development or along existing roads abutting the development with
said crossing located in areas other than lighted intersections.
(e)
Any signalized intersection abutting the proposed
development.
(f)
Any new traffic signal installation required by
the proposed development.
(g)
Within private parking lots and along aisleways
and access drives to provide the required lighting levels referenced
herein.
(h)
Building access points.
I.
Compliance monitoring.
(1)
If the Township judges that a lighting installation
creates a safety or personal security hazard, the person(s) responsible
for the lighting shall be notified and requested to take timely remedial
action.
(2)
Measurement. For all measurements regarding compliance,
lighting levels shall be measured in footcandles. Measurement shall
be taken with a direct reading portable light meter or other light-reading
equipment recommended by the Township Engineer.
(3)
Method. Readings shall be taken by qualified personnel
so that the light reading meter has been exposed long enough to provide
a constant reading. Measurements shall be made after dark with the
light sources in question on, then with the same sources off. The
difference between the two readings shall be compared to the maximum
permitted illumination at the property line at ground level. This
procedure eliminates the effects of moonlight and other ambient light.
J.
Nuisance glare and inadequate illumination levels.
(1)
When the Township judges that an installation
produces unacceptable levels of nuisance glare or skyward light or
that illumination levels are insufficient or not being maintained
in accordance with this chapter, the Township shall cause notification
of the person(s) responsible for the lighting and require remedial
action.
(2)
Nonconforming lighting. Any lighting fixture,
including the bulb(s), existing as of the effective date of this chapter
which does not conform with the requirements of this chapter shall
be considered a lawful, nonconforming lighting fixture. A nonconforming
lighting fixture shall be made to comply with the requirements of
this chapter when such fixture is replaced, relocated or repaired.
K.
Exemption for specified uses.
(1)
Because of their unique requirements for nighttime
visibility and their limited hours of operation, public and private
recreational uses such as ball diamonds, playing fields, tennis courts
and volleyball courts are exempt from the above requirements.
(2)
Outdoor public and private recreational uses specified
above shall not exceed a maximum permitted post height of 100 feet
above the adjacent ground surface.
(3)
Outdoor public and private recreational uses may
exceed a total cutoff angle of 90°, provided that the luminaire
is shielded to prevent light and glare spillover to adjacent residential
uses as described herein.
A.
Requirements.
(1)
Sidewalks must be installed along both sides of
all new interior streets in all residential, commercial and industrial
subdivisions and land developments within the Township unless otherwise
waived by the Township. Sidewalks must also be constructed along the
side of all exterior streets upon which the subdivision or land development
fronts. Where sidewalks are required to be installed, curbing, street
widening and drainage improvements must also be provided.
(2)
Sidewalks shall not be waived where, in the Township's
opinion, it is desirable to link sidewalks in existing, adjoining
or proposed developments or where it would be desirable to continue
sidewalks that are existing to provide access to community facilities
such as schools, bus stops, shopping areas, and recreation areas.
(3)
The Township may, in its sole discretion, waive
the requirements for sidewalks on one or both sides of the street
where alternative, private pedestrian interior pathways located off
of the street right-of-way are planned and provided or where, in the
judgment of the Township, there are unique circumstances, other hardships
or where the absence of sidewalks better serves the particular needs
of the subdivision or land development.
B.
Placement.
(1)
All sidewalks must be constructed no closer than
four inches to the street right-of-way line and extend toward the
curbline. A grass planting strip shall be provided between the curb
and the sidewalk.
(2)
Refer to Article VIII, Improvement and Construction Requirements, for sidewalk construction specifications.
(3)
Maintenance of sidewalks within the street right-of-way
shall be the responsibility of the property owner whose property abuts
the sidewalk.
C.
Pedestrian pathways and greenways. If sidewalks are waived
in favor of private pedestrian pathways considered more efficient
and desirable to provide circulation or access within the development,
and to schools, playgrounds, shopping centers, transportation, open
spaces and other facilities then the applicant must provide a plan,
accompanying the waiver request, indicating the layout and arrangement
of the proposed pathways. This provision shall not be construed as
a mechanism for developers to merely parallel street right-of-way
lines with pedestrian pathways, but shall be applied where, owing
to unique physical constraints, development theme or building placement,
an on-site pathway is more advantageous to the Township than a formal
sidewalk system. If authorized, the alternative pedestrian pathway
must meet the following general criteria:
(1)
Pathways must be located within a minimum ten-foot-wide
access easement for the benefit of the general public. Access to the
public street system must be provided at regular intervals throughout
the development not exceeding 800 feet.
(2)
Pathways must be a minimum width of six feet wide
and have a paved travel surface. The material requirements of the
travel surface for pedestrian paths shall be a minimum of six inches
of PennDOT No. 2A subbase material and 2 1/2 inches of bituminous
wearing surface or an equivalent design approved at the discretion
of the Township Engineer. The surface must be graded to provide positive
drainage at a maximum cross slope of 2%. Longitudinal slopes shall
be designed in accordance with good engineering practice such that
acceptable access by pedestrians of all types can easily traverse
the pathway.
(3)
Pathways must be privately owned and maintained
under a reliable arrangement acceptable to the Township, including
routine maintenance, trimming, mowing, snow and ice removal, overlayment
or reconstruction as required.
(4)
Pathways must be designed to provide the required
handicapped accessibility along the pathway and at all points of intersection
with public streets.
(5)
These features shall be designed in conjunction
with the Township Greenway Plan.
A.
Curbing must be installed along both sides of all new interior
streets to the proper street width in all residential, commercial
and industrial subdivisions and land developments within the Township.
Curbing, including pavement widening and drainage improvements must
also be constructed along all exterior streets upon which the property
fronts.
B.
The Township may waive the requirements for curbing and
widening along frontage roadways either in part or in full where,
in the judgment of the Township, there are unique circumstances or
other physical hardships where the absence of curbing and widening
better serves the particular needs of the subdivision or land development.
C.
Where curbing and sidewalk is required at intersections,
curb cut ramps shall be installed to provide access to building sites
and at other locations deemed appropriate by the Township accessibility
in accordance with current ADA requirements.
D.
Refer to Article VIII, Improvement and Construction Requirements, for curb construction specifications.
E.
In areas where curbing is not required to be constructed,
suitable shoulders, gutters, swales or ditches must be installed to
avoid erosion and must be of sufficient cross section to permit the
proper flow of stormwater.
A.
All proposed site excavation and grading for subdivision
and land development projects shall be clearly depicted on the preliminary
and final plan when filed with the Township for review. Grading associated
with site development activities or areas to be graded outside of
street right-of-way lines shall be clearly depicted by proposed contour
lines and spot elevations as required in this chapter and shall not
exceed a ratio of 2:1 (horizontal to vertical) for cut slopes and
3:1 (horizontal to vertical) for fill slopes. All excavation and grading
shall be governed by the requirements as contained in PennDOT Publication
408, Specifications, current edition, regarding suitable soil materials,
lift thickness, compaction criteria, soil testing and related matters.
It shall be the responsibility of the applicant to fully document
compliance with these specifications and to demonstrate the same to
the Township upon request.
A.
Each new subdivision or land development shall be provided
with adequate means for sewage disposal and the sewage disposal system
shall be either public, community, or individual on-lot systems owned,
maintained and operated by the owners of each lot. Community sewage
facilities may be located within undivided open space, with appropriate
easements, at the discretion of the Township.
B.
As applicable, all preliminary or preliminary/final plan
submissions shall include a completed Pennsylvania Department of Environmental
Protection (DEP) Sewage Facilities Planning Module for Land Development
on forms provided by DEP. The plan review process shall not commence
until a completed Planning Module or module exemption, if applicable,
has been submitted, including soil test pits (probes) and soil percolation
(perc) test information for each proposed lot when on-site systems
are proposed. The commencement of the preliminary plan or preliminary/final
plan review process shall thus coincide with the commencement of the
Planning Module review process as outlined below:
(1)
Planning Module review shall be in accordance with the Pennsylvania Sewage Facilities Act of 1965, P.L. 1535, No. 537, as amended; DEP's Chapter 71 regulations, Administration of Sewage Facilities; the Township's current Act 537 Plan; provisions for processing planning modules as outlined in Article III, § 180-303E; and this and other Township ordinances and regulations.
(2)
The developer shall provide the most advanced
and highest type of sanitary sewage disposal facility available consistent
with existing physical, geographical and geological conditions of
the site, and in conformance with all applicable Township, state,
county, and federal ordinances and/or regulations.
(3)
Based upon the results of the Planning Module,
public, community or individual on-lot sewage service facilities must
be provided.
C.
Individual on-lot sewage disposal systems.
(1)
Where public sanitary sewers are not planned, readily available or the applicant is not required to extend an existing public sanitary sewage system to the subject site based upon the criteria outlined in § 180-511D(1) below, the use of individual on-lot sewage disposal systems shall be permitted. The use of such on-lot systems is governed by regulations of the DEP and enforced by the Township Sewage Enforcement Officer (SEO).
(2)
Prior to the approval of any plan proposing individual
on-lot sewage disposal systems, the applicant shall have conducted
proper perc and probe testing performed on each lot in accordance
with DEP and Township requirements to determine the suitability for
such systems, and shall have secured the approval of the Township
SEO and/or DEP through the use of a Planning Module for Land Development.
Each on-lot sewage disposal system must be reviewed, inspected and
approved by the Township SEO prior to the issuance of a certificate
of occupancy for the structure.
(3)
An individual on-lot sewage disposal system shall
be located on the lot for which it provides service.
D.
Public sanitary sewage systems.
(1)
Any subdivision or land development plan that
is located within the ultimate public sewer service area designated
within the Township's approved Act 537 Plan and the project's
boundary is located within 1,000 feet of a public sewer system shall
connect to the public sanitary sewer system.
(2)
If such a system is not available but will, in
the opinion of the Township become available within a reasonable amount
of time, then the applicant shall install a complete sanitary sewerage
system ("dry system") including collection mains installed in the
street bed or approved right-of-way; service laterals installed to
the rights-of-way lines of streets, lot or parcel property lines or
sewer easements or rights-of-way lines, whichever pertains to individual
situations. All termini shall be capped in a manner that will insure
that all collector mains, laterals and house connections shall be
water tight pending connections with a public sanitary sewerage system.
Building laterals shall also be extended to the building unit or structure
and the internal plumbing system for said structures shall be constructed
to accommodate them as well as any individual on-lot septic system
required.
(3)
The preliminary and final plans shall contain
the complete design of the sanitary sewer system in accordance with
current Lower Paxton Township Sewer Authority (Authority) Policies,
Procedures, Rules and Regulations and Construction and Material Specifications,
including the design of all main collection lines, manholes, laterals,
pump stations, and all other appurtenances. The design of sewage facilities
shall include profiles and details to allow for the review of the
complete system. Simultaneously with the review of the subdivision
or land development plan, the Authority shall review and, if acceptable,
indicate in writing their approval of all aspects of the sanitary
sewer system design.
(4)
Fees for the review and approval of design; supervision
and inspection for services rendered by the Authority Engineer in
connection with the design and construction of the project's
sanitary sewer system shall be paid by the applicant in accordance
with the fee schedule adopted annually by the Board of Supervisors
for the Authority Engineer.
(5)
The applicant shall be responsible for obtaining
all permits and approvals necessary for the construction of the complete
sanitary sewer system as well as any easements or rights-of-way, in
a form prescribed by the Authority, necessary to construct facilities
on property not controlled by the applicant.
(6)
Approval of the proposed sanitary sewer system
by the Authority shall be required prior to, or as a condition of,
plan approval by the Township. The system must also be bonded or otherwise
secured with the Authority prior to, or as a condition of, final plan
approval.
(7)
Construction of the system shall be at the applicant's
own expense and shall not commence until application has been made
to, and written authorization to proceed with such construction has
been obtained from the Authority. The plan for the installation of
a sanitary sewer system must be prepared for the development and approved
by the Authority and the DEP, when applicable. All construction shall
be in conformance with such approved plans and specifications.
(8)
Sanitary sewers and sewage disposal systems shall
not be combined with storm sewers, and shall not be constructed to
receive effluents from any stormwater collection system.
(9)
Sanitary sewage facilities located within proposed
street rights-of-way shall be constructed, inspected and tested prior
to commencement of construction of the street.
E.
Community sewage systems.
(1)
Community sewage systems shall be permitted if
it can be shown that such an approach would provide more reliable
and effective treatment of wastewater than individual on-lot systems.
(2)
Community sewage systems may be installed only
in subdivisions of 10 lots or more. The maximum permitted building
density, as required by provisions of the Township Zoning Ordinance,
shall not be permitted to be altered by the installation of a community
sewage system.
(3)
Systems shall be designed by the applicant and
approved by DEP, the Township and the Authority and permission to
construct said facility shall be received from DEP prior to plan approval
and construction. The systems shall be compliant with the Township's
Act 537 Plan and any rules and regulations of the Authority.
(4)
The community sewage system shall be located on
a separate lot under the ownership of an organizational structure
approved by the Township. The lot shall be used solely for the community
sewage system and for no other purposes except passive or active recreation,
silviculture, horticulture and similar uses. The area of the lot shall
be of sufficient size to accommodate the system, the required area
for a complete alternate or replacement system, and all required setbacks.
(5)
All sewage facilities shall be set back a minimum
of 100 feet from the property lines of the tract, private lots or
from buildings. The limits of spray fields of a spray irrigation system
shall be set back a minimum of 200 feet from property lines of the
tract, private lots or from buildings, or the requirements of DEP,
whichever is more restrictive.
(6)
A planting screen shall be provided to fully screen
the facility from private lots, roadways and adjacent tracts in accordance
with Township landscaping requirements.
(7)
Ownership, operation and maintenance of all systems
and property shall be the responsibility of an organization legally
formed for said purpose. The organizational documents governing the
ownership, maintenance and operation of the system shall be provided
to the Township and the Authority for review and comment prior to
any plan approval. Under no circumstances will the Township or the
Authority have any ownership, operation, maintenance or financial
responsibility for any system.
(8)
The Township shall have the right to professionally
inspect and test community sewage systems at any time. The Township
may require the owner to provide the results of regular professional
testing of the system as the Township deems necessary. The costs of
inspections and testing shall be the responsibility of the system
owner.
All subdivisions and land developments shall be provided with
adequate water supply facilities as part of the subdivision or land
development plan approval process.
A.
On-lot water supply. Where there is no readily available public water supply system or the applicant is not required to extend an existing public water supply system to the subject site based upon the criteria outlined in § 180-512B(1) below, each lot in the development must be provided with an adequate individual on-lot water supply system in accordance with minimum standards approved by the Pennsylvania Department of Environmental Protection (DEP). The Board of Supervisors shall approve the use of individual on-lot water supply systems (wells) when the following criterion has been satisfied:
(1)
Information submitted by the applicant indicates
that justification of the project necessitates the use of this type
of water supply system.
(2)
The hydrogeologic analysis and water quality testing as required in Article VII of this chapter, as applicable, demonstrates that an adequate supply of potable groundwater can be provided to meet the expected demands for the type of development proposed.
(3)
The installation of such on-lot systems will not
endanger or significantly decrease or adversely affect the groundwater
supplies to adjacent properties.
(4)
That any permit or approval required from any
regulatory agency or other governmental body having jurisdiction for
withdrawing groundwater has been issued for the proposed use.
B.
Public water supply.
(1)
Where there is an existing public water supply system located within the distances outlined below from the boundary of the subdivision or land development, a complete water supply system connected to the existing public water supply system shall be provided. Fire hydrants must also be installed in accordance with the requirements of § 180-513.
(a)
For purposes of this section, the term "equivalent
residential consumption" (hereinafter "ERC") shall mean the amount
of water typically used by a residential unit during a one-day period.
Each ERC shall constitute up to 160 gallons of water use per day.
Each residential or nonresidential use shall have a minimum of one
ERC.
(b)
Depending on the number of ERCs, residential and
nonresidential development shall be required to connect to an existing
public water supply system, if the system is available within the
following distances:
Number of ERCs
|
Distance
(feet)
|
---|---|
1
|
200
|
2
|
400
|
3
|
600
|
4
|
800
|
5
|
1,000
|
6 or more
|
1,000 plus 50 additional feet for each ERC over 5
|
The above-referenced distances shall be measured from the nearest
existing public water supply system along a state, Township, or public
water utility right-of-way to which the parcel has access, to the
nearest point of the boundary of the subdivision or land development.
|
(2)
Where plans approved by a public water supplier
provide for the installation of such public water supply facilities
within one year, the applicant shall provide a complete water supply
system ready to be connected to the proposed water main supply system
in accordance with the requirements of the public utility.
(3)
Where connection to a public water supply is required,
the plan for the installation of such water supply system must be
prepared for the development with cooperation of the appropriate water
utility company and approved by the Township Engineer. The entire
water system proposed must be depicted on the preliminary and final
plan prior to approval. The layout must indicate the approximate size
and location of all water mains, hydrants, service laterals, meter
pits, storage tanks, booster pump stations, and other appurtenances.
The applicant shall be responsible for obtaining all permits and approvals
associated with the design and construction of the water main extension.
(4)
The design of the water system shall follow the
current edition of the Ten States Standards regarding the horizontal
and vertical separation of water lines and sanitary sewer lines. Water
mains shall generally be located within the street cartway five feet
from the curbline.
C.
Private centralized community water supply.
(1)
Where the applicant is not required to extend an existing public water supply system to the subject site based upon the requirements of § 180-512B(1) above and where the applicant proposes to utilize a private centralized community water supply for the subdivision or land development, the design and installation of the system shall be subject to the approval of the Township and of the Pennsylvania Department of Environmental Protection (DEP), and such system shall be further subject to satisfactory provisions for its long term ownership, operation and maintenance. Standards and materials for the construction of any central community water supply system shall meet or exceed those requirements described in the Public Water Supply Manual of the Pennsylvania Department of Environmental Protection and shall be subject to the approval of the Township Engineer. The entire water system proposed must be depicted on the preliminary and final plan prior to approval. The layout must indicate the type, size and location of all water mains, hydrants, service laterals, meter pits, storage tanks, wells, treatment facilities, booster stations, and other appurtenances. The applicant shall be responsible for obtaining all permits and approvals associated with the design and construction of the water main extension. Where a permit is required by DEP for said system, it shall be presented as evidence of such review and approval prior to or as a condition of any plan approval.
(2)
Ownership and maintenance of a centralized community
water supply and distribution system shall be the responsibility of
an organization legally formed and operated for such purpose. The
organizational documents governing the ownership, maintenance and
operation of the system as a utility shall be provided to the Township
for review prior to any plan approval. If required, the applicant
shall file and obtain any approvals by the Pennsylvania Public Utility
Commission (PUC) associated with the operation of the water system.
(3)
Wherever a central community water supply system
is proposed for a development, a distribution system shall be designed
to furnish an adequate supply of water (domestic and fire protection)
to each lot based upon the intended use, with adequate water main
sizes and fire hydrant locations to meet the current specifications
of the Township and the International Fire Code (IFC) requirements.
(4)
The applicant shall be required to show proof
through a water supply feasibility analysis that the private centralized
community water system will have an adequate supply of potable water
for domestic or other proposed use and that each unit or building
will have an adequate supply for purposes of fire protection and that
such system meets the minimum standards controlling water storage
and production capabilities for domestic and fire use. A technical
study shall be submitted for Township, Township Engineer and Township
Fire Marshal review which shall include all information as described
in the Public Water Supply Manual of the Pennsylvania Department of
Environmental Protection (DEP) as well as other information as may
be required by the Township or DEP.
A.
Wherever a centralized community or public water supply
system is provided for a subdivision or land development, fire hydrants
suitable for the coupling of equipment used by fire companies serving
the Township shall be installed in accordance with the utility company's
and/or Township's specifications. The type and location of hydrants
shall be approved by the Township upon review and recommendation by
the Township Fire Marshall or Public Safety Committee. Fire hydrants
shall meet the following general requirements.
(1)
All fire hydrants shall be located on a main water
supply line having a minimum diameter of eight inches. The minimum
size of the hydrant tee connection shall be six inches.
(2)
Hydrants shall be placed with the steamer nozzle
facing towards the vehicular travel lane and shall be located so that
they are accessible within five feet by fire apparatus. Fire hydrants
shall be placed behind the curbline of streets or within landscaped
islands for private land developments. Landscaping or other obstructions
shall not be placed in front of fire hydrants, and a clear space of
three feet shall be provided around all fire hydrants.
(3)
Fire hydrants shall be spaced in a subdivision
or land development so that all proposed buildings will be no farther
than 500 feet from the hydrant measured along vehicular travelways.
Also, a fire hydrant shall be provided at the closed end of all cul-de-sac
streets.
(4)
Hydrants shall provide two 17/32" I.D. port outlets
and one 4 1/2" I.D. steamer outlet complying with National Standard
Thread (NST) requirements and in accordance with the construction
and installation specifications of the water utility company.
(5)
The water system supplying the hydrants must be
capable of meeting maximum domestic consumption at all times plus
a minimum fire flow of 500 gallons per minute (GPM) for residential
developments and 1,000 GPM for commercial and industrial developments
at a minimum residual pressure of 20 pounds per square inch (psi)
for a minimum continuous duration of two hours.
(6)
Fire hydrants shall be installed and be fully
operational prior to the issuance of a certificate of occupancy for
any building or dwelling represented on the subdivision or land development
plan.
(7)
The placement and design of all fire hydrants
shall comply with all provisions of the International Fire Code (IFC),
current edition.
A.
General standards.
(1)
Where not prohibited by this or any other laws or ordinances, land located in any identified floodplain area or district may be planned for development with the provision that the developer construct all buildings and structures to preclude flood damage in accordance with this and any other laws and ordinances regulating such development. Reference is made to Article V, Environmental Protection, § 203-504, of the Lower Paxton Township Zoning Ordinance for Floodplain District Regulations.
(2)
Building sites for residences or any other type
of dwellings or accommodations shall not be permitted in any floodplain
area where the elevation of the structure is located below 1 1/2
feet above the regulatory flood elevation. Where no floodway has been
identified, the structure shall not be located within 50 feet from
the top of bank of any stream or water course unless a detailed hydrologic
and hydraulic analysis is provided by the applicant and approved by
the Township which demonstrates that the floodway is of a lesser width.
If fill is used to raise the elevation of a site, the fill area shall
extend out laterally for a distance of at least 15 feet beyond the
limits of any proposed structures.
(3)
All proposed subdivisions and land developments
shall provide the location of all regulatory floodplain areas clearly
delineated on the plan. Subdivision plans and other land development
plans proposing 50 or more lots or dwelling units or containing greater
than 20 acres, whichever is lesser, shall include actual 100-year
base flood elevation data, in an acceptable engineering form comparable
to United States Army Corps of Engineers, HEC-RAS, which shall be
certified as accurate by a professional engineer. The hydrologic and
hydraulic analysis shall include the entire property from the upstream
to downstream limits of all major waterways.
(4)
No new construction or development shall be permitted
within a designated floodway of a stream or waterway. When the applicant
is proposing encroachments into floodplain areas associated with a
subdivision or land development application said encroachment shall
only be permitted when in compliance with this and other ordinances
and approved by the Pennsylvania Department of Environmental Protection
(DEP). Where the applicant is proposing to modify an existing floodplain
as defined by a Federal Emergency Management Agency (FEMA) Flood Insurance
Study, the applicant shall be responsible for performing all studies,
data collection, analysis and preparing applications for the Township's
review and approval in order to secure a letter of map revision (LOMR)
for the designated waterway. The limits of the study shall be determined
in consultation with the Township and FEMA.
(5)
Buildings sites for structures or buildings other than for residential uses shall not be permitted in any identified floodway area or district. Also, such sites for structures or buildings outside the floodway shall be protected as provided for in § 180-514A(2) above. However, the Board of Supervisors may allow the subdivision and/or land development of areas or sites for commercial and industrial uses at an elevation below the regulatory flood elevation if the applicant otherwise protects the area to that height or assures that the buildings or structures will be floodproofed at least up to that height.
(6)
When an applicant does not intend to develop the
plan himself and the Township determines that additional controls
are required to insure safe development, it may require the applicant
to impose appropriate plan and deed restrictions on the land. Such
deed restrictions shall be inserted in every deed and noted on every
recorded plan.
(7)
Where any excavation or grading is proposed or
where any existing trees, shrubs or other vegetative cover will be
removed, the developer shall consult the Dauphin County Conservation
District representative concerning plans for erosion and sedimentation
control and to also obtain a report on the soil characteristics of
the site so that a determination can be made as to the type and degree
of development the site may accommodate. Before undertaking any excavation
or grading, the applicant shall obtain all necessary permits and approvals
from the Township.
(8)
Drainage facilities. Storm drainage facilities
shall be designed to convey the flow of stormwater runoff in a safe
and efficient manner. The system shall ensure proper drainage along
streets, and provide positive drainage away from buildings. Stormwater
conveyance facilities may be located within floodplain areas however;
stormwater management facilities and other best management practice
(BMP) areas shall not be located within any floodplain areas of the
Township. Plans shall be subject to the approval of the Township.
(9)
The Township may require a primarily underground
storm system to accommodate frequent floods and secondary surface
system to accommodate larger, less frequent floods. Drainage plans
shall be consistent with local and county drainage plans. The facilities
shall be designed to prevent the discharge of excess runoff onto adjacent
properties.
(10)
Street and driveways. The finished elevation
of proposed streets and driveways shall not be more than one foot
below the regulatory flood elevation. The Township may require profiles
and elevations of streets to determine compliance with the requirements.
Drainage openings shall be sufficient to discharge flood flows without
unduly increasing flood heights or damaging the roadway.
(11)
Sanitary sewer facilities. All sanitary sewer
systems located in any designated floodplain district, whether public
or private, shall be floodproofed to not less than 1 1/2 feet
above the regulatory flood elevation.
(12)
Water facilities. All water systems located
in any designated floodplain district, whether public or private,
shall be floodproofed to not less than 1 1/2 feet above the regulatory
flood elevation.
(13)
Other utilities and facilities. All other public
and private utilities including gas and electric shall be elevated
or floodproofed to not less than 1 1/2 feet above the regulatory
flood elevation.
A.
General.
(1)
The landscaping design requirements contained
within this section shall be applicable to all subdivision and land
development applications that require buffer yards and screen plantings
pursuant to the Lower Paxton Township Zoning Ordinance; require street
trees related to the construction of new streets within subdivisions;
propose new parking facilities associated with new land development
activity; and new multifamily, commercial and industrial buildings
associated with new land development activity.
B.
Design tandards for screening in required buffer yards.
(1)
No plant material within buffer yards will be
permitted in situations where it may inhibit sight distance, conflict
with the circulation and safety of pedestrians, conflict with utility
or stormwater facilities, or create potential maintenance problems.
(2)
Screen plantings shall not consist of evergreen
plant species only. A collective landscape design approach must be
used to mix and combine a variety of deciduous shade and ornamental
trees and deciduous and evergreen shrubs and groundcover. Vegetation
must be distributed throughout the entire planting buffer to achieve
a complete coverage of the buffer.
(3)
Buffers on man-made slopes shall have a maximum
slope of 25%.
(4)
One tree shall be provided for every 500 square
feet of required landscape buffer area. Trees shall be mixed evergreen
and deciduous species with no more than 30% of the screen being composed
of deciduous trees. Trees shall have a minimum height of 20 feet at
maturity.
(5)
Shrubs within buffer areas must be planted such
that one shrub is provided for each 250 square feet of buffer area.
Plantings must be staggered and arranged in combination with the required
trees to achieve a natural and pleasing appearance at maturity. Shrubs
shall be of a species as to provide screening from the ground to a
height of six feet at maturity. The ground area within the buffer
area shall be covered with grass, groundcover or mulch.
(6)
Buffers and screening shall be continuous and
no parking facilities or structures of any sort shall be permitted
within the landscape buffer areas. Buffers may be penetrated with
driveways and walkways provided that said penetrations are perpendicular
to the buffer and are minimized.
(7)
All landscaped buffer areas shall be kept clean
of all debris, litter, weeds, and tall grasses, and shall otherwise
be maintained in good form by the landowner or other entity in accordance
with the approved plan.
(8)
Existing wooded areas may meet the criteria of
the requirements of a buffer yard with the following conditions:
(a)
The existing wooded area encompasses the entire
required width of the buffer yard and no change of grade is proposed
within the buffer area.
(b)
The existing wooded area is primarily comprised
of acceptable native woody plant species as described in the Native
Plant List published by the Pennsylvania Department of Conservation
and Natural Resources (PA DCNR).
(c)
The existing wooded areas consist of a dense,
healthy stand of trees and other desirable vegetative materials and
will provide a buffer equal to or better than the required buffer
when mature.
(d)
Supplemental planting may be required to provide
the required number, species mix and visual screening required by
this section.
(e)
All invasive and noxious weeds and trees shall
be deadened and removed from the buffer area.
(9)
Decorative fencing, walls and earthen berms of
adequate height and slope are encouraged and may be substituted for
a portion of the required landscaping at the sole discretion of the
Board of Supervisors. Fences and walls shall be of a solid design
nature and consist of low maintenance materials which are aesthetically
pleasing for use in a landscaped buffer. Any walls or fencing shall
be constructed to a minimum height of six feet.
C.
Design standards for parking lots and perimeters.
(1)
In any parking lot containing 30 or more parking
spaces (excluding a parking garage), 5% of the total area of the parking
lot shall be devoted to interior landscaping. Such interior landscaping
shall be used at the end of parking space rows to break up rows of
parking spaces and to help visually define travel lanes within the
parking lot. No more than 20 parking spaces shall be placed in a row
without the use of a landscaped island.
(2)
Landscaping areas situated outside of the physical
confines of the parking lot, such as peripheral areas and areas around
buildings, shall not constitute interior landscaping. For purposes
of computing the total area of any parking lot, all areas within the
perimeter of the parking lot shall be counted, including all parking
and loading and unloading spaces, fire lanes, access and drive aisles,
islands, and curbed areas.
(3)
Perimeter plantings around parking lots shall
also be provided. Perimeter landscaped areas shall be a minimum of
five feet in width. A minimum of one deciduous or coniferous tree
and two shrubs shall be provided for each 50 feet of parking lot perimeter
provided. The balance of the perimeter shall be composed of groundcover,
grass, perennials, and the like. Earthen berms and mounds are encouraged
to screen the parking area from public streets or adjacent properties.
(4)
Ground cover alone is not sufficient to meet the
parking lot landscaping requirements. A mixed planting design of deciduous
trees, shrubs, and ground cover shall be provided within the landscaped
islands.
(5)
The following design requirements shall be adhered
to for all interior landscaping within parking lots:
(a)
Landscaping shall be provided within curbed islands
having a minimum width of six feet and a minimum area of 100 square
feet for single depth islands and a minimum width of six feet and
a minimum area of 200 square feet for islands with a depth equal to
two parking spaces.
(b)
Each landscaping island must be provided with
a minimum of one deciduous tree plus one shrub per each 100 square
feet of island area with the balance being composed of groundcover
and perennials.
(c)
Island plantings must be coordinated with the
location and height of light standards and utility lines such that
conflicts do not exist.
(d)
Landscaping materials shall be protected from
intrusion by cars by the use of curbing, bollards, wheel stops or
similar devices.
(e)
Plantings within landscaped islands shall be designed
to provide adequate vehicular sight distance within the parking lot
and for any access thereto.
D.
Design standards for site area landscaping.
(1)
All multifamily, commercial and industrial developments
shall be provided with site landscaping amenities in addition to any
required landscaping for screens, buffer yards, parking lots, parking
lot perimeters, or street trees. Site landscaping shall be provided
for the following general conditions and shall be depicted on the
landscaping plan referenced herein:
(2)
All required areas shall be landscaped to the
satisfaction of the Township with a combination of trees, shrubs,
groundcover, planting beds, annuals and perennials and other landscape
features in order to compliment the building and provide for a suitable
site design. Grass cover alone will not be sufficient to meet landscaping
requirements of this section.
(3)
Service loading and unloading areas shall be landscaped
to screen the view from adjacent streets and properties.
(4)
Where the external storage of materials is permitted
on the property, said areas shall be landscaped to screen the view
from adjacent streets and properties.
(5)
Trash disposal areas such as dumpsters or compactors
shall be screened so as not to be visible from parking areas, adjacent
streets and properties. Such areas shall be screened with a combination
of architectural masonry or fencing and landscaped with coniferous
shrubs with a height of at least six feet.
(6)
Sewage pumping stations, treatment facilities,
utility substations and similar utility structures shall be landscaped
to screen the view from surrounding areas.
E.
Design standards for street trees.
(1)
Street trees shall be required in all subdivisions
and land developments based on the following:
(a)
For existing and new arterial, collector and minor
streets, as defined herein, a quantity of one street tree for every
50 linear feet of street frontage shall be provided.
(2)
Design requirements. The following design guidelines
shall be met unless otherwise stipulated in this chapter.
(a)
Street trees shall be planted no closer than 30
feet on center or farther than 75 feet on center along each side of
the street.
(b)
All street trees shall be located within the street
verge area and be centered between the back edge of curb and the front
face of the sidewalk unless otherwise approved by the Township.
(c)
No more than 25% of one species of tree shall
be planted as street trees within a development.
(d)
If sidewalks are not required, street trees shall
be planted four feet from the back edge of the curb.
(e)
The location of street trees shall not be planted
within required clear sight triangles of intersections.
(f)
The placement of street trees shall not conflict
with the placement of underground utilities, storm sewer systems,
or other public infrastructure.
(g)
Street trees shall not be planted within 10 feet
from any storm drain inlet, fire hydrant, accessible manhole or utility
pole or structure.
(h)
Street trees shall be consistent with the procedures
and requirements of the Lower Paxton Township Zoning Ordinance.
(i)
The selection of street tree species shall be
approved only after review by the Township Shade Tree Commission.
Applicants are encouraged to meet with the Shade Tree Commission or
a representative thereto during the design process in order to solicit
input on approved species, planting location and other landscaping
design elements.
F.
Credit for preservation of existing trees in required buffer
yards.
(1)
A landscape credit can be applied toward the required
buffer yard plant material for the preservation of existing trees
provided said existing trees are of a quality native species and are
in a condition that is acceptable to the Township and are worthy of
saving and included within the required buffer area.
(2)
A credit of two shade trees can be applied to
the required landscaping for each existing tree that is at least six
inches in diameter measured at breast height and is within the required
buffer yard.
(3)
All existing trees must be healthy, vigorous,
in good form and preserved within the site's immediate developable
area. Remote stands of trees which have no buffer value will not be
eligible for consideration.
(4)
The existing trees must also be able to tolerate
any induced stresses and changes caused by the proposed development
for a one-year period after construction is completed.
(5)
Existing trees with a six-inch or greater diameter
considered for preservation shall be measured at breast height above
the existing grade. Trees targeted by the applicant to be preserved
shall be field-surveyed, identified and shown on the subdivision or
land development plan at the time of submission to the Township.
(6)
Existing trees considered for preservation shall
be field-marked by the applicant and protected from construction activities
in an acceptable and appropriate manner. No changes in grade shall
be permitted adjacent to those trees being preserved.
(7)
Existing trees considered for preservation within
the developable area shall remain undisturbed and shall be protected
and encircled with an acceptable fence for protection.
(8)
The diameter of the undisturbed area shall extend
to the drip line of the tree or by one foot of undisturbed area per
inch of tree diameter measured at breast height from the existing
grade, whichever is greater. The tree can be preserved if at least
2/3 of designated area can remain undisturbed.
(9)
Impervious or construction material shall not
be placed under the dripline or within the designated tree protection
fenced area.
(10)
If existing trees that meet the preservation
criteria but cannot be saved successfully and die within a one-year
period after completion of the project, the applicant shall be responsible
to fully remove and replace the existing tree with the required landscaping
materials.
G.
Landscaping plan requirements.
(1)
For all subdivision and land development plans
requiring landscaping design, and at the time of initial submission
to the Township, the applicant shall include a separate landscaping
plan designed by a registered landscape architect in the Commonwealth
of Pennsylvania. Said plan shall bear the seal and signature of the
registered landscape architect and be certified that the plan meets
all of the requirements of this chapter. The landscaping plan shall
contain the layout, size and identification of all required plant
materials including construction details, specifications, notes and
other information required for construction and maintenance. The plan
shall be designed to accommodate the location of all other planned
site improvements, utilities, and site grading such that conflicts
do not occur either at the time of planting or at maturity.
H.
Landscape material and planting specifications.
(1)
Installation and minimum size requirements for
all planting materials shall be performed in conformance with good
nursery and landscaping practice. All plant material must comply and
conform to the code of standards set forth and cited in the latest
edition by the American Standard Nursery Stock, ANSI Z60.1, as amended,
and meet the following requirements:
(2)
Minimum plant sizes for all landscape materials
shall be as follows:
(3)
Requirements for measurements, branching, grading,
quality, balling and burlapping shall follow the code of standards
recommended by the American Association of Nurseryman, Inc., in the
American Standard for Nursery Stock, ANSI Z60.1, current edition,
as amended.
(4)
The plant materials shall be grown in a climate
similar to that of the locality of the project and shall be appropriate
for Hardiness Zone 6 planting per U.S.D.A. requirements. All plant
materials shall have a normal habit of growth and shall be sound,
healthy, and vigorous and they shall be free from disease, insects,
insect eggs, and larvae.
(5)
All trees and shrubs shall be balled and burlapped
or be containerized. Bare root planting shall not be permitted. Trees
and shrubs shall be planted in excavations a minimum of 1 1/2
times larger than the root ball per ANSI standards and planted in
good soil conditions including the addition of peat moss, fertilizer,
and other customary soil supplements.
(6)
All trees shall be guyed or staked for one year
following planting. All guys or stakes shall be removed one year from
installation.
I.
Landscape surety.
(1)
When landscaping improvements are required by
this chapter, the estimated cost of the installation of said landscaping
improvements shall be included with the project's financial security
as described herein to guarantee the required plant materials, landscaping,
and all related appurtenances are correctly provided and installed
according to the approved plan.
(2)
No financial security will be required for the
preservation of existing trees that are credited towards the required
landscaping.
J.
Maintenance of landscaping.
(1)
The applicant shall be responsible for maintenance
of the required landscaping during all construction activity of the
subdivision or land development project and, for publicly dedicated
facilities until such time as the Township accepts ownership of said
materials. For required landscaping on private property, the landowner
shall own and maintain all materials and said landscape materials
shall not be removed or substantially altered without approval by
the Township. The Township may require landscaping easements or other
controls to assure the long-term viability of landscaping improvements.
(2)
The required landscape maintenance responsibilities
of the applicant shall include but not be limited to watering, mowing,
pruning, weeding, mulching, fertilizing and other maintenance techniques
necessary to ensure the health and long term survival of the plant
materials. The required landscaping shall be maintained and, if need
be, replaced with original plant species or an acceptable equivalent,
in order to remain in compliance with current landscape regulations
and the terms and conditions of the subdivision or land development
plan approval.
A.
General.
(1)
All subdivision or land developments shall be
provided with stop signs, street name signs, speed limit signs, no
parking signs (if applicable), and other regulatory and/or advisory
signs as may be required by the Township.
(2)
Street name and other traffic control signs located
within public rights-of-way shall be owned and maintained by Lower
Paxton Township. Signs located on private property shall be owned
and maintained in good operating condition by the landowner.
(3)
Signs and other traffic control devices within
proposed public street rights-of-way will be provided and installed
by the Township and paid for by the applicant. The estimated cost
of the signs shall be required to be included in the financial security
for the project as described in this chapter.
(4)
All required street and other traffic control
signs shall be erected prior to any street being passable and opened
for vehicular use.
(5)
All street signs shall be placed and constructed
in accordance with the Manual of Uniform Traffic Control Devices (MUTCD),
United States Department of Transportation, Federal Highway Administration,
latest edition, and the most-current requirements of the Pennsylvania
Department of Transportation (PennDOT).
B.
Street name signs.
(1)
The subdivision or land development shall be provided
with street name signs at all intersections of public streets within
the development. Street names shall be selected in accordance with
prescribed Township, United States Postal Service, or other regulatory
agency procedures and shall not conflict with existing street names
or create confusion to the traveling public. The Township shall review
and, if acceptable, approve all street names as proposed by the applicant.
C.
Stop, speed limit, no-parking, and other regulatory signs.
(1)
Stop signs, speed limit signs, no-parking signs
and other regulatory and/or advisory signs shall be placed within
the subdivision or land development as required by the Township. The
location of all required signs shall be depicted on the approved subdivision
or land development plan.
D.
Traffic signalization.
(1)
Where a subdivision or land development requires the modification of an existing traffic signal or the installation of a new traffic signal and related appurtenances to control the flow of traffic, the applicant shall prepare all required traffic studies and analyses, traffic signal warrant reports, traffic signal permit and construction plans and traffic signal permit applications for review and approval by the Township. All traffic signal design and construction shall be in accordance with the current requirements of PennDOT Publication 149, Traffic Signal Design Handbook, and Publication 148, Traffic Standards - Signals; TC - 7800. Additionally, the design and construction requirements as contained in Article VIII of this chapter shall be adhered to for the design and/or modification of all traffic signal facilities.
E.
Pavement markings.
(1)
Where pavement markings are required for the proper
channelization, control and proper operation of traffic, the applicant
shall provide pavement markings on the plan for review and approval
by the Township. Pavement markings shall include, but not be limited
to, center and edge lines, stop bars, pedestrian cross walks, through
and turn arrows, and the like. Pavement markings for stop bars, crosswalks
and directional arrows shall be thermoplastic. All pavement markings
shall conform to the latest requirements of PennDOT and the Township.
A.
Underground wiring.
(1)
All electric, telephone, cable television, and
other communication facilities, both main and service lines servicing
new subdivisions or land developments, shall be provided by underground
wiring within utility easements or within dedicated public rights-of-way
unless special conditions require otherwise. Utilities shall be installed
in accordance with the prevailing standards and practices of the utility
or other companies providing such services.
(2)
Lots which abut existing easements or public rights-of-way
where overhead electric or telephone distribution supply lines and
service connections have been previously installed may be supplied
with electric and telephone service from those overhead lines, but
any new service connections from the overhead utility lines shall
be installed underground. In the case of existing overhead utilities,
should an extension of service, or other such condition occur as a
result of the subdivision and necessitate the replacement or relocation
of such utilities, such replacement or relocation shall be underground
where practicable.
(3)
Where overhead lines are permitted as the exception,
the placement and alignment of poles shall be designed to lessen the
visual impact of overhead lines as follows: Alignments and pole locations
shall be carefully routed to avoid locations along horizons; clearing
swaths through tree areas shall be avoided by selective cutting and
a staggered alignment; trees shall be planted in open areas and at
key locations to minimize the view of the poles and the alignments;
and alignments shall follow rear lot lines and the rear of buildings
and other similar alignments where possible.
(4)
Where such utilities lie under the proposed right-of-way
or cartway, said utilities, or provisions for accommodating said utilities
(i.e., conduits, duct banks, manholes, junction boxes, etc.) shall
be installed prior to construction of the roadway. Utility systems
must also be operational before any person is permitted to occupy
any building to be served by such utility.
B.
Underground utility notifications.
(1)
In accordance with the provisions of PA Act 38,
as amended, all applicants proposing construction activities shall
contact all applicable utilities and accurately determine by field
surveying means the location, type, size and approximate depths of
all existing underground utilities within and adjacent to the tract
proposed for development and in the vicinity of any proposed off-site
improvement. A list of the applicable utilities, their telephone numbers,
and the PA One Call serial number shall appear on the subdivision
or land development plans submitted for review.
A.
For all subdivisions and land developments, the applicant
must determine if regulatory wetlands exist on the property containing
the proposed subdivision or land development. The applicant must also
determine if any wetlands will be impacted off site from the property
if off-site construction activities are proposed. This determination
shall be made in accordance with the current requirements of the Department
of Environmental Protection (DEP) and the United States Army Corps
of Engineers (USACOE) as outlined in the "Wetlands Delineation Manual,"
United States Army Corps of Engineers, 1987, or as amended.
B.
All wetlands investigations must be performed by an environmental
professional with the education and experience necessary to perform
said investigations and studies.
C.
If, after an absence/presence site investigation, it is
determined that there are no wetlands on the subject property and
no wetlands will be impacted off site, then the following certification
note must be placed on the plan:
I, (Name of environmental consultant), hereby certify that I
have conducted a wetlands investigation on (date) in accordance with
the requirements of this chapter and have determined that there are
no regulatory wetlands on the subject property; that the proposed
project will not impact any off-site wetlands and that no wetland
permits are required from any state or federal governmental agency
having jurisdiction.
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Signature & date
|
D.
If there are regulatory wetlands found on the property
and/or wetlands will be impacted off site, then a wetland delineation
report must be submitted to the Township as part of the required plan
submission materials prepared in accordance with the requirements
listed above and generally including the information required by the
USACOE as part of a jurisdiction determination (JD) review. All regulatory
wetlands must be clearly delineated on the subdivision or land development
plan. If wetlands are proposed to be impacted by project activities,
required wetland mitigation areas and construction details must also
be included with the plan set.
E.
A copy of completed permit applications such as a water
obstruction and encroachment permit or general permit from DEP and
a Section 404 permit from the USACOE shall be provided to the Township
for review.
F.
If necessary, the wetlands may be verified by the Township,
Township Engineer, or their consultants through a site visit.
G.
If there are wetlands located on the property, the following
certification note shall be placed on the subdivision or land development
plan:
I, (Name of environmental consultant), hereby certify that I
have conducted a wetlands delineation study on (date) in accordance
with the requirements of this chapter and have determined that regulatory
wetlands exist on the subject site and this plan accurately depicts
the extent of all wetlands.
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Signature & date
|
H.
Any approval by the Township shall be conditioned upon
full compliance with any requirements of any regulatory agency, and
no action by the Township shall be relied on in lieu of a permit issued
by the appropriate agency.
A.
When retaining walls are required to accommodate grade
changes as part of a subdivision or land development plan, said plan
shall contain details relating to the design and construction of the
proposed site retaining walls. Details shall include, but not be limited
to, a layout and grading plan and a site adapted typical design section
or sections showing all construction requirements.
B.
Design calculations must be provided for all design conditions
and such wall design shall be prepared and certified by a professional
engineer in the Commonwealth of Pennsylvania experienced in structural
design and geotechnical engineering principles. Design calculations
must include existing soils information; lateral soil pressure and
all loading conditions; an analysis for overturning, sliding, and
foundation bearing pressure; global stability analysis; and the design
of all structural components including the use of appropriate factors
of safety. An exemption from this requirement shall include small
landscaping, garden, or similar type walls less than four feet in
height and which do not support buildings, parking facilities, or
other structurally significant site features.
C.
Retaining walls near or adjacent to street right-of-way
lines shall be placed a minimum distance from the right-of-way line
that would allow the angle of repose of the retained soil material
to not encroach on the right-of-way and affect the roadway, right-of-way,
or public infrastructure contained therein if the retaining wall should
fail or be removed for any reason. No portion of any wall such as
foundations, reinforcing materials, railing, and the like shall be
located in any public right-of way to be owned or maintained by the
Township.
D.
Retaining walls attached to and substantially part of buildings
shall be reviewed by the Township as part of the building permit application
review process.
E.
Any retaining wall greater than four feet in height and
subject to pedestrian traffic in the vicinity of the top of the wall
shall be provided with fencing, railing or other protective measures
to the satisfaction of the Township and in accordance with any applicable
building codes.
F.
Plans containing retaining walls located on or affecting
multiple properties must provide adequate provisions for private access,
maintenance and repair.
A.
Monuments and markers shall be set at all points, as required
herein, for all new subdivision and land development plans approved
by the Township. Monuments and markers shall be set by a professional
land surveyor licensed in the Commonwealth of Pennsylvania. All monuments
and markers shall be secured as part of the project's financial
security requirements as required under this chapter. Once installed,
all monuments and markers shall be flagged and visible at the time
of inspection. The installation requirements for monuments and markers
are as follows:
B.
Monuments must be set as follows:
(1)
One monument at each intersection of all public
street right-of-way lines.
(2)
The intersections of lines forming angles or changes
in direction along the boundary of the perimeter of the parent tract
of land comprising the subdivision or land development unless said
points are already marked by monuments recognized as established survey
corners or are impractical to set due to streams, topographic conditions
or other similar constraints.
(3)
Such other intermediate points as may be required
by the Township Engineer.
D.
Monuments and markers shall be the following sizes and
made of the following materials:
(1)
Monuments shall be four inches square, octagonal
or round, and shall be 30 inches long. Monuments shall be made of
precast concrete, stone or by setting a four inch diameter metal pipe
filled with concrete.
(2)
Markers shall be 3/4 inch square or 3/4 inch in
diameter and 30 inches long. Markers shall be made of iron pipes or
iron or steel reinforcing bars.
E.
Monuments and markers must be placed so that the scored
or marked point coincides exactly with the point of intersection of
the lines being monumented. They must be set so that the top of the
monument or marker is level with or within one inch above the finished
grade of the surrounding ground. Monuments must be marked on top with
a copper or brass plate or dowel set in the concrete.
F.
Removal. Any monuments or markers that are removed must
be replaced by a professional land surveyor at the expense of the
person requiring the removal and replacement of said monument or marker.
A.
All subdivision and land development plans shall be planned
and designed without impact to and destruction of significant natural
features located on the property. Significant natural features shall
not be physically disturbed or used for any other uses other than
public or private conservation areas and uses for the conservation
of open space, water, soil and wildlife resources; educational facilities
of an environmental nature, and private, passive recreation except
to the extent that it is necessary to provide ingress and egress to
a property or the extension of required utilities into the property
where no other feasible alternative exists. Where access is required
through significant natural features, it shall only be permitted where
it can be demonstrated by the applicant that the design is the least
intrusive to the natural features in question.
B.
Significant natural features shall consist of the following
elements:
(1)
Land areas having a slope equal to or in excess
of 25% which are not the result of man-made changes to the natural
terrain. Excluded from this classification are slopes that are small,
isolated or otherwise occurring as knolls, localized depressions,
and the like which are not environmentally significant.
(3)
Areas comprised of rivers, creeks, streams, lakes,
dams, ponds, and other bodies of water or defined watercourses and
all land areas within 25 feet of such features.
C.
The requirements of this section shall not be construed
to further restrict any development activity currently permitted by
the Township relating to the use of floodways, flood fringe areas,
or approximated floodplain areas.
D.
Slope areas shall be based upon a two-foot contour interval
topographic survey and evaluation of all critical slope areas on the
property. The average natural slope of an area shall be determined
by dividing the horizontal run of the slope into the vertical rise
of the same slope and converting the resulting figure into a percentage
value. All slope areas shall be measured at right angles to the natural
contour.
E.
Where a subdivision or land development plan contains significant
natural features, conservation easements shall be provided for the
purpose of protecting the natural features from any further development
or destruction.
[Amended 4-17-2012 by Ord. No. 12-02]
A.
Applicability and intent. All residential subdivision and/or
land development applications submitted to the Township under this
chapter shall provide for suitable and adequate recreation space in
order to:
(1)
Ensure recreation areas and facilities are adequate
to serve the residents of the Township.
(2)
Maintain consistency with the conclusions and
recommendations in the Township's Recreation and Park Plan, the
Township's Greenway Plan and consistency with the Township's
Comprehensive Plan regarding recreation.
(3)
Ensure that all residents have the opportunity
to engage in varied recreation activities which includes passive and
active forms of recreation.
(4)
Reduce the increasing user pressure on existing
recreation areas and facilities.
(5)
Reduce the possibility of overburdening the Township
with the development and maintenance of many small, randomly placed
recreation areas.
(6)
Ensure parks and open spaces are designed to conserve
sensitive natural features and are properly integrated into the community.
B.
Land dedication versus fee in lieu. The Planning Commission
and the Parks and Recreation Board shall recommend to the Board of
Supervisors whether a land dedication or the payment of fees in lieu
thereof is recommended. This recommendation shall be made at the time
of the preliminary plan review or, in the case of no preliminary plan,
at the final plan review by the Planning Commission and the Parks
and Recreation Board; however, under no circumstances would a park
land dedication or fee in lieu payment be accepted to reduce the percentage
of open space otherwise required under provisions of the Township
Zoning Ordinance. The Planning Commission shall, at a minimum, consider
the following points in reaching their recommendation:
(1)
Whether the land proposed to be dedicated would
serve a valid public purpose and meet the design requirements of usable
recreation space.
(2)
Whether the land proposed to be dedicated meets
the standards of the adopted Lower Paxton Township Recreation and
Park Plan.
(3)
Recommendations received from the Parks and Recreation
Board.
C.
Land dedication procedures and requirements. For all residential
subdivision and land development plans, the amount of land required
to be dedicated to the Township for public recreational purposes shall
be as follows:
(1)
Residential subdivision and/or land development
requirements. A minimum area of 1,024 square feet (0.0235 acres) per
dwelling unit shall be provided as part of a contiguous, usable area
that is contiguous to and may be combined with an existing municipal
park and recreational facility.
(2)
Time requirements. Land to be dedicated to the
Township must be dedicated for public use immediately after the recording
of the final plan phase upon which the dedicated parcel is located.
The proposed deed of dedication shall include a legal description
and plat of the area and shall be submitted with the final plan for
approval by the Township Solicitor. Title to land to be dedicated
shall be good and marketable and free and clear of all liens and encumbrances
or other defects as demonstrated by a current title report or a legal
opinion of title provided by the applicant.
(3)
As part of the plan submission process, the applicant
shall state what improvements, if any, that the applicant intends
to make to the land to make it suitable for intended purposes, such
as grading or landscaping. The land shall be stabilized and free of
construction debris at the time of dedication. The site shall not
contain above ground or open stormwater management facilities or be
comprised of land that otherwise would not be developed due to physical,
environmental or other developmental limitations.
D.
Developer dedication of usable facilities. The Recreation
and Park Plan recommends, in part, that residential developers dedicate
land within a development in an amount equal to 0.0235 acre (1,024
square feet) per dwelling unit (single-family residential lot equivalent).
In practical application, the dedication of 1,024 square feet per
lot could have unintended and adverse consequences. Specifically,
it is not the intent of this plan for Lower Paxton Township to encourage
or accept the dedication of small, limited-use, difficult-to-maintain
tracts of land for parks and recreational facilities. To ensure that
Lower Paxton Township encourages and accepts the dedication of usable,
contiguous, and combined tracts of land for parks and recreational
facilities, the following conditions are required for all residential
subdivision and land development plans proposing land dedication.
(1)
If the proposed dedication of land that does not
abut an existing municipal park and recreational facility, the amount
of land required shall be in an amount equal to 0.047 acre (2,047
square feet) per dwelling unit (single-family residential lot equivalent).
(2)
The increased acreage requirement (0.0235 acre per dwelling unit to 0.047 acre per dwelling) provided for in Subsection D(1) above does not apply to the fee-in-lieu of recreation dedication formula.
(3)
A minimum of two acres of land is required for
dedication of land for a freestanding park and recreational facility.
(4)
If the proposed dedication of land provides less
than two acres of land, and if said land does not abut an existing
municipal park and recreational facility, then the Township shall
require the payment of a fee-in-lieu of land dedication.
(5)
Nothing within this chapter shall prohibit a developer
from offering land for dedication as a park and recreational facility
that is larger in area than that required by these regulations.
E.
Design requirements for lands to be dedicated. The following
criteria shall be considered in determining whether to approve the
proposed location of and improvements to recreation areas.
(1)
The site shall have a minimum of 150 feet of frontage
on a public street and be easily accessible from all areas of the
neighborhood/subdivision or land development.
(2)
The recreation area shall consist of one contiguous tract of land and of usable proportions in terms of tract width and depth. At least 75% of the tract shall have a slope of 6% or less, with soil conditions suitable for establishment of proper vegetative cover (see Township Zoning Ordinance § 203-310, Steep slopes).
(3)
The site shall not contain utility easements or
rights-of-way that would adversely affect the site, stormwater management
facilities, BMPs, wetlands, steep slopes (>15%), floodplain areas,
or be comprised of lands that otherwise could not be developed due
to physical, environmental or other limitations.
(4)
Whenever possible, the site shall be adjacent
to other existing recreational lands to create a comprehensive recreation
area.
(5)
The size and shape of the site should be suitable
for development as a particular type of recreation area as categorized
by the Township in its Recreation Plan.
(6)
Lands to be dedicated should be at least two acres
in area.
(7)
The site shall be located and designed to conveniently
access public utilities which may be extended by the applicant including
sanitary sewer, water and electric service to be utilized by the property.
If the land to be dedicated is proposed to have recreational facilities
constructed by the applicant, sufficient parking shall be constructed
by the applicant to support these facilities.
(8)
If the site has been disturbed or altered prior
to dedication, the applicant shall improve it as near as possible
to a condition acceptable to the Township including, but not limited
to, grading, topsoiling and seeding, and construction of buffering
acceptable to the Township. Slopes of a 3:1 ratio or higher shall
be seeded with ground cover vegetation.
(9)
If the subdivision site has been identified on
the Township Greenway Plan, or is otherwise appropriate for construction
of a greenway, the value of the greenway shall be considered as an
alternative to traditional park land and/or fee-in-lieu payments.
In most circumstances, the greenway shall be placed within an easement
or a publicly dedicated right-of-way. Greenway development shall be
in accordance with the Township Greenway Plan.
(10)
The proposed final condition of the tract to
be dedicated shall be fully depicted on the subdivision or land development
plan.
F.
Fee in lieu of land dedication requirements. Where the Board of Supervisors determines that the land does not meet the requirements of § 180-522E, the Board of Supervisors may accept a payment of a fee in lieu of such land dedication which shall be payable to the Township as a condition of approval of the final plan by the Board of Supervisors. The amount of such fee shall be calculated using the following formula (0.0235 acre/dwelling unit) multiplied by a recent average of lot prices per acre as determined by Lower Paxton Township. The formula can also be described as a mathematical equation as follows:
Recreation area required
|
X
|
Average
Lot Price
|
=
|
Fee-in-Lieu
Payment
|
0.0235 acres/dwelling unit
|
G.
Limitations on uses of fees. A fee authorized under this
section shall, upon its receipt by the Township, be deposited in an
interest-bearing account. Interest earned on such an account shall
become funds in that account. Funds from such accounts shall be expended
only to acquire lands and to design and construct new recreation facilities
within the Township.
H.
Private dedication of land. The Board of Supervisors may
accept the private reservation of the required percentage of land
in lieu of public dedication. The land set aside shall be suitable
in size, dimensions and topography in relationship to the proposed
use; shall be convenient to the residents of the development to be
served; and shall be accessible for maintenance of such recreation
areas by maintaining ownership or by providing for and establishing
an organization for the ownership and maintenance of the private recreation
area. When a recreation area is dedicated to a private organization,
the area may remain available for general public use without fees
or charges except in specific cases of prior reservation of facilities.
When the general public is allowed free and unrestricted use of the
private recreation area, no fee-in-lieu payment is necessary. If use
of the private recreation area is restricted to only residents of
the development, 50% of fee-in-lieu funds shall be payable to the
Township as a condition of approval of the final plan or each phase
thereof.
I.
Optional recreation procedure. Upon agreement by the applicant,
the Township may accept the construction of recreational facilities;
the donation of recreation equipment or facilities; the payment of
fees in lieu of dedication; the use of easements to accommodate greenways;
the private reservation of land for recreation purposes; the dedication
of land located in other areas of the Township, or a combination of
the above in order to satisfy the recreation requirements of a particular
subdivision or land development.
J.
Timing for contributions/dedication. The dedication of
land shall occur by transferable deed immediately following the recording
of the final subdivision or land development plan for the phase in
which the dedication is required. Where a payment of a fee in lieu
of dedication is approved, the payment shall be made as a condition
of approval of the final plan and shall be payable, in full, prior
to recording of a final plan. Where recreation land or facility to
be dedicated or privately developed recreation land or facility is
to be developed in a later phase, the Township may require bonding
in an amount to be determined by the Township Engineer to be 110%
of the value of the privately owned recreation land or facility to
be set aside in a later phase.
K.
Procedure.
(1)
The Township Community Development Staff, upon receipt
of a preliminary plan submission, shall distribute one copy to the
Parks and Recreation Department for review and recommendation. The
review and recommendation by the Parks and Recreation Board shall
include the following:
(a)
The amount of land required, or that a fee shall
be charged in lieu of land, or that land and a fee shall be required,
and/or that a stated amount of credit shall be given for Greenways,
private recreation facilities or unique natural and special features.
(b)
The location of the land to be dedicated, and/or
Greenway locations.
(2)
A copy of the Township Parks and Recreation Board's
review and recommendation shall be forwarded to the Township Planning
Commission and the Township Board of Supervisors. The applicant shall
dedicate the land and/or pay the fee-in-lieu as determined by the
Township Board of Supervisors before the recording of the final plan
or each phase thereof.