Source: https://ecode360.com/13286620
Timestamp: 2019-05-20 08:42:50
Document Index: 397278187

Matched Legal Cases: ['§ 208', '§ 208', '§ 208', '§ 208', '§ 208', '§ 208', '§ 208', '§ 208', '§ 208', '§ 208', '§ 208', '§ 208', '§ 208', '§ 66901']

Township of East Manchester, PA Design Standards
Ch 208 Art VIII Design Standards
§ 208-41 Application.
§ 208-42 Land requirements.
§ 208-43 Blocks and lots.
§ 208-44 Grading.
§ 208-45 Street system.
§ 208-46 Street design.
§ 208-47 Curbs and sidewalks.
§ 208-48 Driveways.
§ 208-49 Public facilities, open space, preservation and beautification.
§ 208-50 Design standards for improvements in designated floodplain districts.
§ 208-51 Erosion and sedimentation control.
§ 208-52 Stormwater drainage control.
Chapter 208 Subdivision and Land Development Article VIII Design Standards
The following principles, standards and requirements will be applied in evaluating plans for proposed subdivisions or land developments.
The standards and requirements outlined herein shall be considered minimum standards and requirements for the promotion of the public health, safety, morals and general welfare. To the extent a conflict exists between the standards set forth herein and the current Americans with Disabilities Act, the current Americans with Disabilities Act shall prevail.
Where literal compliance with the standards herein specified is clearly impractical, the Planning Commission may recommend modification of the standards to permit reasonable utilization of property while securing substantial conformance with the objectives of this chapter.
Land which is unsuitable for development because of hazards to life, safety, health or property, shall not be subdivided or developed until such hazards have been eliminated or unless adequate safeguards against such hazards are provided for in the subdivision or land development plan. Land having any of the following characteristics shall be deemed unsuitable for development within the meaning of this section:
Land containing significant areas of slopes of 15% or greater.
Land which, because of topography or means of access is considered hazardous by the Board of Supervisors.
Proposed subdivisions or land developments shall be coordinated with existing nearby neighborhoods so that the community as a whole may develop harmoniously.
Proposed land uses shall conform to Chapter 255, Zoning.
Conformance with Comprehensive Plan. The layout or arrangement of the subdivision or land development shall conform to the East Manchester Township Comprehensive Plan and any regulations or maps adopted in furtherance thereof.
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 zoning requirements of East Manchester Township, the topography of the land being subdivided, and the requirements for safe and convenient vehicular and pedestrian circulation.
Unless the topography of the land being subdivided or the existing pattern of development in the immediately adjacent area shall be otherwise than herein required, the following minimum standards for the design and size of blocks shall prevail:
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 parallel streets for such two tier design.
Crosswalks or interior pedestrian walks may be required upon Planning Commission recommendation in blocks exceeding 1,000 feet in length to provide for pedestrian circulation or access to community facilities. Such walks, when provided, shall be paved for a width of not less than four feet, shall be located in easements not less than 10 feet in width, and shall, insofar as possible, be located in the center of any such block.
For residential blocks, where said blocks are bounded by two parallel streets, and those streets are separated only by one or two tiers of lots, each tier fronting on one of the said parallel streets, then streets connecting those two parallel; streets shall not be subject to the block length requirements of § 208-43B(1) of this chapter.
The following minimum standards for the design and size of lots shall prevail:
Lots shall front on a street which has already been dedicated to the Township or which the subdivider or developer proposes to dedicate to the Township in connection with approval of the final plan.
No subdivision will be approved on an unimproved private street if lots front on that street or after subdivision will front on that street unless the street is improved to Township specifications and dedicated as a public street.
The Board of Supervisors shall assign house numbers to each lot within a subdivision.
The minimum lot size, lot width, lot depth and front, side, and rear yards of all proposed lots shall meet the requirements set forth in Chapter 255, Zoning.
The Zoning Hearing Board may, upon the recommendation of the Planning Commission, modify the lot width, lot depth, and yard requirements in order to accommodate the use of solar heating devices. The Commission's recommendations shall be based on their findings of fact and shall not be made without due consultation with the Township Engineer. Approval of a subdivision or land development based on the aforementioned modifications shall constitute an automatic variance of Chapter 255, Zoning, requirements without further action required of the subdivider or developer.
Percolation and soils analysis tests conducted in accordance with the rules and regulations of the Pennsylvania Department of Environmental Protection shall be required for each lot, except lots which will be served by a public or community sanitary sewer system. From the results of these tests, the lot size shall be established large enough to provide for the specified minimum area required for the absorption field as prescribed by the requirements of the Department of Environmental Protection. However, in no case shall the lot size be less than required by Chapter 255, Zoning.
Lot depths shall not be less than one nor more than three times greater than times the average lot width.
Remnants of land, smaller than required for a lot, shall not be permitted within any subdivision. Such remnants shall be incorporated in existing or proposed lots, or dedicated to public use if acceptable to the Board of Supervisors.
Reverse frontage lots.
Double frontage (through) lots shall be discouraged, except where provided as reverse frontage lots. Reverse frontage lots shall be required in the following instances:
Adjacent to limited access highways.
Where required due to the limitations of a specific site.
Where a reduction of driveway intersections along a street with a high volume of vehicular traffic is desired.
All reverse frontage lots shall include an identification of the frontage for use as a road access. All residential reverse frontage lots shall have a rear yard in accordance with the requirements of Chapter 255, Zoning, and shall, within each rear yard and immediately adjacent to the street right-of-way, have a planted landscape buffer strip, across which there shall be no vehicular access.
Off-street parking, meeting the standards set forth in Chapter 255, Zoning, shall be provided on each lot.
No grading or earthmoving activity shall take place on any lot or site within any proposed subdivision or land development until a preliminary subdivision or land development plan has been approved by the Board of Supervisors. Grading shall be allowed only in accordance with the following design standards:
Blocks, lots, and land development sites shall be graded to provide proper drainage away from buildings and to prevent the collection of stormwater in pools. Minimum two-percent slopes away from structures shall be required.
Lot and site grading shall be of such design as to carry surface waters to the nearest practical street, storm drain, retention pond, detention pond, or natural watercourse. Where drainage swales are used to deliver surface waters away from buildings, their grade shall not be less than 2% nor more than 5%. The swales shall be sodded, planted or lined with material acceptable to the Township Engineer. A stormwater drainage plan shall be required for all subdivisions and land developments.
The subdivider or developer shall construct and install such drainage structures and facilities as are necessary to prevent erosion damage to the subdivision or land development, adjacent property and downstream property. Such structures and facilities shall satisfactorily convey such surface waters to the nearest practical street, storm drain, retention pond, detention pond, or natural watercourse. The Township Engineer may require conveyance facilities that prohibit infiltration where cross-slopes occur.
No final grading shall be permitted with a cut face steeper in slope than three horizontal to one vertical.
[Amended 12-9-2014 by Ord. No. 2014-6; 3-8-2016 by Ord. No. 2016-1]
No final grading shall be permitted which creates a fill slope or any exposed surface steeper in slope than three horizontal to one vertical except where a concrete or stone masonry wall is constructed according to sound engineering standards to support the face of the fill. Plans for said construction shall be submitted to the Township and approved by the Township Engineer.
The top or bottom edge of slopes shall be a minimum of 10 feet plus one foot per each vertical foot over five feet from property or right-of-way lines of street or alleys in order to permit the normal rounding of the edge without encroaching on the abutting property. Where walls or slopes are steeper than four horizontal to one vertical and five feet or more in height shall be protected by a protective fence no less than three feet in height in the case of a residential use or four feet in height in the case of a commercial or industrial use.
Topsoil shall be preserved and redistributed as ground cover, consistent with the erosion and sedimentation requirements of the York County Conservation District.
Proposed street patterns shall be integrated with existing and officially planned streets and highways and shall be related to topography to produce usable lots and acceptable street grades. Proposed street systems shall be designed to meet the following standards:
Access shall be given to all lots and portions of the tract in the subdivision or land development and to adjacent unsubdivided territory unless the topography clearly indicates that such connection is not feasible. Streets giving such access shall be improved to the limits of the subdivision or land development and shall be improved to Township specifications. Reserved strips and land-locked areas shall not be created.
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, arterial streets shall be designed for use by through traffic only.
Where the proposed subdivision or land development contains or is adjacent to an existing or proposed arterial street or a highway designated as a limited access highway by the appropriate highway authorities, provisions shall be made for marginal access streets at a distance acceptable for the appropriate use of the land between the arterial street or limited access highway and the marginal access streets. The Board of Supervisors may also require rear service areas, double frontage lots, or such other treatment as will provide protection for abutting properties, reduction in the number of intersections with primary streets, and separation of local and through traffic.
Half or partial streets will not be permitted in new subdivisions or land developments, except where essential to reasonable subdivision or development of a tract in conformance with the other requirements and standards of this chapter, and where, in addition, satisfactory assurance for dedication of the remaining part of the street can be secured.
Where adjoining areas are not subdivided, the arrangement of streets in a proposed subdivision or land development shall make provision for the proper projection of streets into the unsubdivided land. The owner of the unsubdivided land shall be given written notice, by the applicant, of the pending subdivision or land development at least two weeks prior to the Planning Commission meeting at which the plan will first be considered. Such notice shall set forth the effect of the projection of the proposed streets across boundaries on any future development in the unsubdivided land and stating the date and time of the Planning Commission meeting at which the owner may appear and present objections thereto. Proof of said notice shall be presented at such Planning Commission meeting. If objections are presented, the final determination of street location in the proposed subdivision or land development shall be within the discretion of the Board of Supervisors.
No street shall be laid out or opened which extends to or crosses any boundary between the Township and any other municipality except with the specific approval of and upon such conditions as the Board of Supervisors may impose. If the street is proposed to serve a commercial area, an industrial area or a residential area of 50 dwelling units or more, located in another municipality, the street shall not be approved unless the area is also served by a street in the other municipality and unless the relevant traffic facilities of the East Manchester Township are adequate to handle the anticipated volume.
Streets shall be designed according to their function and laid out to preserve the integrity of their design in accordance with the following functional classification:
Arterial. This classification includes highways which provide intra-county or inter-municipal traffic of substantial volumes where the average trip lengths are usually five miles or greater. These highways should be designed to accommodate operating speeds of 35 to 55 miles per hour.
Collector. This classification is intended to include those roadways which connect local access streets to arterial highways. They may serve as intra-county and intra-Township traffic. They may serve as traffic corridors connecting residential areas with industrial, shopping and other services. They may penetrate residential areas. These roadways should be designed to accommodate operating speeds of 35 miles per hour.
Local access. This classification is intended to include streets that provide direct access to abutting land and connections to higher classes of roadways. Traffic volumes will be low and travel distances generally short. These streets should be designed for operating speeds of 25 miles per hour or under.
Alley and service drive. This classification is intended to include minor streets which provide secondary access to the back or side of properties abutting a street. It is also intended to include marginal access drives which are parallel to arterial highways and collector roadways providing service access to property fronting on such highways and roadways. These streets should be designed for operating speeds of 15 miles per hour or under.
Design of streets shall be as set forth in the East Manchester Township Construction and Material Specifications Manual, as adopted and amended by the Board of Supervisors from time to time.[1]
Where a subdivision abuts or contains an existing street of inadequate width, sufficient additional width shall be required to meet the above standards.
Additional right-of-way and cartway widths may be required by the Board of Supervisors to promote public safety and convenience when special conditions require it and to provide parking space in areas of intensive use.
Where reasonable and practicable, new streets shall be laid out to continue existing streets at no reduction in width. Greater widths may be required.
The following streets in East Manchester Township are classified as arterial or collector streets, in accordance with the East Manchester Township Comprehensive Plan. This list of streets may be amended from time to time by action of the East Manchester Township Board of Supervisors.
Interstate 83 (SR 0083).
North George Street Extd. (SR 0181).
SR 0921, Zion View Road.
SR 0024, Sherman Street Extd.
SR 1010, Starview Road.
SR 1008, Codorus Furnace Road.
SR 1027, Saginaw Road.
SR 1031, Board Road.
SR 1019, Wago Road.
Culs-de-sac shall not be utilized unless specially approved by the Board of Supervisors after review and recommendation of the Planning Commission.
To receive approval for a cul-de-sac, an applicant must demonstrate that there is no other manner in which to design a street system because of topography or land parcel shape or size. If permitted, a street ending in a cul-de-sac shall not exceed 800 feet in length. Further extension shall not be granted unless first reviewed by the Planning Commission, and then only on a case by case basis.
Cul-de-sac streets shall be provided at the closed end with a turnaround having a minimum radius to the edge of the finished street or curbline of not less than 50 feet.
Commercial and industrial culs-de-sac shall be reviewed for adequacy by the Township Engineer.
Street alignments shall be designed according to the following standards:
Changes in street direction shall be made by horizontal curves with a minimum radius of 500 feet for major and arterial streets; 300 feet for collector streets; and 200 feet for local streets. These radii are to be measured at the center line. Shorter radii may be permitted on recommendation of the Township Engineer.
On local access streets, the minimum tangent between reverse curves shall be at least 100 feet; on collector and arterial streets the minimum tangent shall be at least 250 feet.
Clear sight distance, measured four feet above grade, along the center lines of local streets shall be maintained at not less than 150 feet; along collector streets at not less than 250 feet; and along major and arterial streets at not less than 450 feet.
Street grades shall conform to the following standards:
There shall be a minimum center-line grade of 1% on all streets. Grades shall not exceed 6% on all major and arterial streets and 10% on local and collector streets.
[Amended 11-10-2009 by Ord. No. 2009-3; 3-8-2016 by Ord. No. 2016-1]
Changes in grade shall be joined by vertical curves; and the maximum rate of change of grade shall be 5% per 100 feet of road, provided that the clear sight distances specified above are maintained at all points.
The slope of the crown on all streets shall be more than 1/8 inch per foot and less than 1/3 inch per foot as directed by the Township Engineer.
Streets cuts and fills shall be provided with side slopes no steeper than one vertical to three horizontal. Such slopes shall be suitably planted with perennial grasses or other vegetation to prevent gullying and erosion.
Vertical curves shall not create slopes less than 1%. Sag curves shall install underdrains per the Construction and Materials Specifications.
[Added 12-9-2014 by Ord. No. 2014-6[2]]
Street intersections shall be designed according to the following standards:
No more than two streets shall cross at the same point. Street intersections shall be at right angles wherever possible, and intersections of less than 60° (measured at the center lines of the streets) will not be permitted.
Intersecting streets shall not enter into the same side of collector or arterial streets at intervals of less than 800 feet. Local streets entering another street from opposite sides should be directly opposite each other; or if necessary, they may be separated by at least 150 feet between center lines measured along the center line of the cross street. Greater oft-set may be required by the Planning Commission depending on the importance of the cross street.
Maximum grade within any intersection shall not exceed 5% in any direction, and approaches to any intersection shall follow a straight course within 100 feet of the intersection. Grades within 50 feet of an intersection shall not exceed 5%.
Curb radii at intersections shall be according to the following schedule of minimum lengths: 15 feet for intersections of alleys and all streets; 35 feet for local streets; and 50 feet for arterial and collector streets. Where streets of different categories intersect, requirements for the one with larger radii shall control. The minimum radius of intersecting rights-of-way lines shall be 40 feet. The plans shall be accompanied by turn templates to demonstrate adequate curve radii for safe ingress and egress.
In Commercial (C) and Industrial (I) Districts, a one-hundred-fifty-foot clear sight triangle, and in all other Districts a seventy-five-foot clear sight triangle shall be provided, in which no building or structure, wall, fence, hedge, tree, shrub or other growth shall be placed except for utility poles, light standards, street signs and fire hydrants.
The following standards shall apply to the design and location of alleys and service drives:
Alleys or secondary service drives serving commercial and industrial establishments are required unless other provisions for service are provided.
All cartways shall be improved in accordance with such construction and material specifications as are or shall be adopted by the Board of Supervisors.[3]
All grading must be completed and drainage facilities installed in accordance with the plan presented for approval.
Private streets, private access drives or private driveways serving more than one property or dwelling unit shall be prohibited.
Curbs shall be required on all streets and parking compounds located within multifamily and apartment developments, shopping centers and other commercial developments, professional office complexes, and industrial developments. Curbs shall also be required on all new and existing streets in residential subdivisions. Curbs shall be required along all existing streets and roadways abutting any proposed commercial, professional office or industrial lot, or development site regardless of the lot or site area.
All curbs shall be improved in accordance with such construction and material specifications as are and shall be adopted by the Board of Supervisors.[1]
Sidewalks shall be required along all public streets and roadways in all residential, commercial and professional office subdivisions and land developments, which shall be required, at the owner's expense, within six months after receipt of written notification from the Township. If sidewalks are required on the subdivision or land development plan, they shall be constructed and approved prior to the issuance of an occupancy permit for occupancy of the structure, unless a waiver or extension is granted by the Township.
Sidewalks shall be designed according to the following standards:
Sidewalks shall be located within the street right-of-way and shall extend in width from the right-of-way line toward the curbline.
Sidewalks shall be at least five feet wide in residential areas.
Sidewalks shall be at least five feet wide in commercial, professional office, school, recreation and similar areas.
Sidewalks located along any streets within the Township shall be separated from the curb by a grass strip. Such grass strip shall have a minimum width of four feet.
Escrow in lieu of construction. In the case of a subdivision consisting of less than three residential lots which abut an existing street or roadway, the subdivider or developer may, in lieu of providing curbs and sidewalks, place in escrow with the Township an amount of money to cover future construction of curbs and sidewalks by the Township.
The form of escrow deposit shall be determined by the Township Solicitor.
The amount of escrow deposit shall be determined by the Township Engineer.
The Township may deposit the proceeds from such escrow account with banking institutions and derive interest therefrom. However, the moneys derived from such escrow accounts and any interest accrued therefrom shall be used for no other purpose than to provide curbs and sidewalks along such properties from which the moneys in escrow have been obtained.
The placement, relocation, repavement, or other substantial involvement to any driveway shall require a permit to be issued by the Township, on such forms as are prescribed by the Township, and shall require the payment at the time of application for the permit of a fee in such amounts as shall be set by the Board of Supervisors.
General rule. All driveways shall be located, designed, constructed and maintained in such a manner as not to interfere or be inconsistent with the design, maintenance and drainage of the highway.
General location restrictions.
Access driveways will be permitted at locations in which:
Sight distance is adequate to safely allow each permitted movement to be made into or out of the access driveway;
Free movement of normal highway traffic is not impaired;
The driveway will not create a hazard and,
Specific location requirements.
Access driveways shall not be located at intersections, interchanges, ramp areas or locations that would interfere with the placement and proper functioning of highway signs, signals, detectors, lighting or other devices that affect traffic control.
Access to a property which abuts two or more intersecting streets or highways may be restricted to only that roadway which can more safely accommodate its traffic, but preference shall be given to locating driveways on the street having the lower classification.
The Township may require the permittee to locate an access driveway directly across from a highway, local road or access driveway on the opposite side of the roadway if it is judged that offset driveways will not permit left turns to be made safely or that access across the roadway from one access to the other will create a safety hazard.
Driveways shall not enter on or exit from arterial or collector streets.
Local roads. An access intended to serve more than one property or to act as a connecting link between two or more roadways is, for the purpose of this chapter, considered a local road and must be dedicated as a public street. As such, its design must be in accordance with this chapter and any construction and material specifications which are or shall be adopted by the Board of Supervisors.[1]
Number of driveways. The number and location of entrances which may be granted will be based on usage, interior and exterior traffic patterns and current design policy of East Manchester Township.
Only one driveway will be permitted for a residential property and not more than two driveways will be permitted for a nonresidential property.
The location and angle of an access driveway approach in relation to the highway intersections shall be such that a vehicle entering or leaving the driveway may do so in an orderly and safe manner and with a minimum interference to highway traffic.
Where the access driveway approach and highway pavement meet, flaring of the approach may be necessary to allow safe, easy turning of vehicular traffic.
Where the highway is curbed, driveway approaches shall be installed 1 1/2 inches above the adjacent highway or gutter grade to maintain proper drainage.
Driveway design requirements.
General. The design features described in this section are to be used by the applicant in designing the driveway plans which accompany the application, in conjunction with such construction and material specifications as are or shall be adopted by the Board of Supervisors.[2]
Angle of access driveway approach.
Access driveway approaches used to two-way operation shall be positioned at right angles, that is, 90°, to the highway or as near thereto as site conditions permit.
When two access driveways are constructed on the same property frontage and used for one-way operation, each of these driveways may be placed at an angle less than a right angle, but not less than 45° to the highway.
Driveway size and setbacks.
Unless otherwise required for specific types of uses or special circumstances by Chapter 255, Zoning, or other Township ordinances or regulations, the minimum width of any residential driveway shall be 10 feet zero inches, except where a driveway services two abutting lots. In such cases, the minimum width of the driveway shall be 20 feet zero inches, except where Chapter 255, Zoning, may require a greater width for specific types of uses or special circumstances.
The minimum distance between a residential driveway and a side or rear lot line shall be two feet zero inches, except where a driveway serves two abutting lots.
In no event shall a driveway serving a single-family residence be wider than 25 feet zero inches within the right-of-way of any Township, county, or state road or street.
Nonresidential driveways. Nonresidential driveways shall be designed by the developer, and such design shall be shown on the plan, which design shall be approved by the Township.
Driveways adjacent to intersections. Driveways serving properties located adjacent to a street or road intersection shall have a minimum distance between the center line of the driveway and the street right-of-way of the adjacent intersecting street of at least 40 feet zero inches.
Property line clearance. Except for joint-use driveways, no portion of any access shall be located outside the property boundary line.
Multiple driveways. Multiple driveways serving the same property must be separated by a minimum distance of 15 feet measured along the right-of-way line and 20 feet measured along the shoulder, ditch line or curb.
The permit may require the installation of curbing wherever it is required to control access or drainage, or both. All curb must be permanent concrete curbing, subject to construction or material specifications as are or shall be adopted by the Board of Supervisors.[3]
Where the property abutting the right-of-way line could be used as a parking area, the permit may require curbing, permanent guardrail or fencing to be constructed along the right-of-way line in order to prohibit vehicle encroachment upon the sidewalk or shoulder area.
When curb exits adjacent to the proposed driveway, the line and grade of the existing curb shall be matched, unless otherwise authorized by the permit.
Access driveways shall be located at a point within the property frontage limits which provides at least the minimum sight distance set forth in such construction and material specifications as are or shall be adopted by the Board of Supervisors.
If sight distance requirements as specified in this section cannot be met, the Township may:
Prohibit left turns by exiting vehicles;
Restrict turning movements to right turns in and out of a driveway;
Require installation of a right turn acceleration lane or deceleration lane;
Require installation of a separate left turn standby lane;
Alter the horizontal or vertical geometry of the roadway;
Or deny access to the highway.
Grade of access driveway.
All driveways shall be constructed so as not to impair drainage within the right-of-way, alter the stability of the improved area or change the drainage of adjacent areas.
Where a drainage ditch or swale exists, the permittee shall install adequate pipe under the driveway. Drainage pipe installed under driveways shall be at least 15 inches in diameter if compatible with field conditions and as approved by East Manchester Township and the Township Engineer.
The side slopes for the driveway embankments within the right-of-way shall be steeper than 10:1.
Grade requirements in uncurbed shoulders within the right-of-way shall conform to such construction and material specifications as are or shall be adopted by the Board of Supervisors.[4]
A profile of the driveway demonstrating compliance with the requirements of this Subsection G(9) shall be submitted with the plans.
[Added 12-9-2014 by Ord. No. 2014-6[5]]
Editor's Note: This ordinance also provided for the redesignation of former Subsection G(9)(e) as Subsection G(9)(f).
In addition to the requirements set forth herein, all driveways shall be designed and improved in accordance with such construction and material specifications as are or shall be adopted by the Board of Supervisors.[6]
Where a proposed school, park, playground, easement or other publicly owned or operated facility is shown in the East Manchester Township Comprehensive Plan, or where deemed necessary by the Planning Commission, the Board of Supervisors may require the reservation of such area within the subdivision or land development. The size and location for any reservation of land shall be suitable for the designated purpose as determined by the Planning Commission after consultation with the Township Engineer and/or Planning Consultant.
Where common utility lines are located in or over undedicated land, a public easement granted in favor of East Manchester Township shall be required. A minimum of six feet zero inches on each side of the utility line shall be required.
If a natural watercourse or drainageway abuts or runs through the proposed subdivision or land development, the subdivider or developer shall set aside as open space a strip of land on each side of such watercourse, 25 feet in width (measured from the nearest edge or bank) and running the entire length of that portion of the watercourse which abuts or runs through the subdivision or land development. Such open space shall be in addition to any other open space required by this chapter.
Recreation areas and fees.
The subdivider or developer of a subdivision or land development shall pay a fee for use by the Board of Supervisors for Township recreational purposes or, at the option of the Board of Supervisors, provide a suitable and adequate recreation area, to serve the needs of the future occupants of the subdivision or land development. For purposes of this section the term "recreation area" shall mean a contiguous tract of land reserved exclusively for active or passive recreation.
The fee authorized by this Subsection B shall be 1,600 for each proposed dwelling unit or residential lot (whichever is greater), which is 2% of the present average selling price for a residential lot in the Township as determined by the Board of Supervisors. For any proposed commercial or industrial use, the fee shall be fixed at the lesser of (i) $1,600 per acre of the proposed subdivision or land development, or (ii) $1,600 per 2,000 square feet of any structure constructed on the applicable lot. For any other proposed nonresidential use, the fee shall be fixed at $1,600 per acre of the proposed subdivision or land development. No fees shall be applied to the residual tract in a subdivision or to any tracts in a subdivision or land development which are dedicated or intended by the plan to be used primarily for agricultural purposes as defined in this chapter.
East Manchester Township Recreation Fees for Commercial and Industrial Subdivision/Land Development
The Recreation fee to be paid shall be the lesser of the following two options: (applicant shall provide documentation to Township for recreation fee determination)
(acres/square feet)
Per acre (gross lot area)
Per 2,000 square feet (gross building area)
In the event that the Board of Supervisors deem it appropriate or desirable, they can, in lieu of the fees set forth above, require the subdivider or developer to provide a suitable and adequate recreation area within the proposed subdivision or land development. If the Board of Supervisors choose that option, then the developers shall have the right to designate those lands which shall be set aside, subject to the following conditions:
The land set aside shall be suitable to serve the purpose of active or passive recreation by reason of its size, shape, location and topography, and shall be subject to the approval of the Planning Commission and the Board of Supervisors.
Single family. In the case of a single-family subdivision, a minimum of 500 square feet per dwelling unit shall be set aside, excepting in the case of a lot containing an existing dwelling.
Multifamily. In multifamily developments, a minimum contiguous area of 20% of the total area excluding streets on the land being developed.
In the case of single-family subdivisions of less than three lots, the Board of Supervisors shall only require payment of the fee, and shall not require the setting aside of land pursuant to this subsection.
In the case of a nonresidential subdivision, a contiguous area of up to 7.5% of the total area excluding streets on the land being developed.
The applicant shall satisfy the Board of Supervisors that there are adequate provisions to assure retention and all future maintenance of such recreation areas.
In the event the applicant does not wish to retain the required recreational area, such area may be dedicated to the Township for public use. However, the selection and designation of the area to be designated shall be controlled by all the terms and conditions set forth in this section.
The Board of Supervisors may find dedication to be impractical. In that event, then the developers shall either be required to maintain the recreational areas, or to pay the fee set forth in this section, at the option of the Board of Supervisors. Any one or more of the following reasons may cause the Board of Supervisors to find dedication to be impractical:
Because of the size, shape, access, topography, drainage or other physical features of the land, such dedication would adversely affect the subdivision or land development and its future residents or occupants.
There is no open space within the proposed subdivision which is practical for dedication because of its size, access, topography or other physical characteristics.
Other related reasons.
All fees and fines collected hereunder shall be administered by the Township pursuant to Article XXII of the Second Class Township Code[1] and related provisions, and shall be used by the Board of Supervisors for the acquisition and equipping of lands and buildings, the erection of buildings and equipment on lands, and the operation and maintenance of lands, buildings and equipment for recreational purposes, or for contribution to the operation or maintenance of recreational facilities within the Township which are maintained by organizations other than the Township, upon approval by the Board of Supervisors. The fees obtained hereunder may be kept in a separate capital reserve fund as provided by law for the purpose of recreation, and may be combined for other investment purposes, but shall be used only for recreation-related purposes as set forth herein.
Editor's Note: See 53 P.S. § 66901 et seq.
Topsoil preservation. No topsoil shall be removed from the site or used as spoil without proper approval from the Board of Supervisors. Topsoil must be removed from the areas of construction and stored separately. Upon completion of the construction, the topsoil must be redistributed on the site uniformly. All areas of the site shall be stabilized by seeding or planting on slopes of less than 10% and shall be stabilized by sodding on slopes 10% or more and planted in ground cover on slopes 20% or greater.
Tree preservation. All trees eight inches or more in caliper at a height of 4 1/2 feet above ground shall not be removed without proper approval from the Board of Supervisors unless within the proposed right-of-way line of a street, within proposed building lines, within utility locations, or mandatory for access of equipment.
Shade trees. All subdivisions and land developments shall be provided with shade trees, at the expense of the subdivider or developer, on each lot or site in accordance with the following requirements:
There shall be planted at least one tree in the front of each lot in the required front yard at least eight feet from the sidewalk, but no closer than 20 feet from either side lot line. On lots with more than 200 feet of frontage, there shall be planted, at least, one tree per 50 feet of frontage, at least, eight feet from the sidewalk, but no closer than 20 feet from either side lot line. On corner lots, no tree shall be planted within the street clear sight triangle.
The sizes and species of said shade trees shall be determined by the Planning Commission from the stock of shade trees available during the time of the year when the trees are to be planted but shall be not less than 1 1/2 inches in caliper at a height of 4 1/2 feet above ground.
No tree, required or otherwise, shall be planted in such a position that it will interfere with any air space required for solar heating devices on any adjacent lot either at the time of planting or when said tree is fully matured.
Landscaping. For all multifamily, professional office, commercial, and industrial subdivisions or land developments, the design shall include sufficient plantings of a type recommended and approved by the Planning Commission, including open space, planting strips, screening, gardens, shade trees, natural barriers, or other types of acceptable growth.
Buffer planting requirements. Buffer yard requirements should be as specified in Chapter 255, Zoning.
All subdivisions in the Township, or any person engaged in the subdivision, alteration or development of any land, as defined herein, located in any designated floodplain area shall be subject to the provisions of Chapter 108, Floodplain Management, of the Code of the Township of East Manchester, as amended from time to time.
The Board of Supervisors find that the minimization of erosion and control of sedimentation in connection with land development and subdivision are in the public interest, affecting public health, safety and welfare, and therefore regulations governing erosion control and sedimentation control are necessary for the Township.
No subdivision having three or more lots or land development plan shall be approved unless there has been an erosion and sedimentation control plan approved by the Board of Supervisors that provides for minimizing erosion and sedimentation consistent with this section, and an improvement bond or other acceptable securities are deposited with the Township in the form of an escrow guarantee which will ensure installation and completion of the required improvements; or there has been a determination by the Board of Supervisors that a plan for minimizing erosion and sedimentation is not necessary.
No changes shall be made in the contour of the land, no grading, excavating, removal or destruction of the topsoil, trees or other vegetative cover of the land shall be commenced until such time that a plan for minimizing erosion and sedimentation has been approved by the Board of Supervisors after review by the Township Engineer or there has been a determination by the Township Engineer that such plans are not necessary.
All subdivision and land developments which involve grading or excavation shall conform to the requirements of Chapter 102 of the Rules and Regulations of the Pennsylvania Department of Environmental Protection, as amended. It shall be the responsibility of the subdivider or land developer to obtain approval from the Department of Environmental Protection. Approval of plans by the Board of Supervisors shall not be construed as approval under such regulations.
The design standards and specifications for said plan are contained in the Erosion and Sedimentation Control Handbook which has been prepared by the York County Conservation District and is on file in that office and with the Township. Said plan shall include, but shall not be limited to, the following information:
The erosion and sedimentation control plan shall be designed to prevent accelerated erosion and sedimentation by incorporating the following control measures and control facilities:
The types, depth, slope and areal extent of the soils indicated on the plat, plan or similar appropriate official map.
The proposed alteration to the area:
Stripping of vegetation, regrading, or other development shall be done in such a way that will minimize erosion.
The amount of runoff from the project area and the upstream watershed area:
Provisions shall be made to effectively accommodate the increased runoff caused by changed soil and surface conditions during and after development. Where necessary the rate of surface water runoff will be structurally retarded to prevent sedimentation from being discharged into the waters of the commonwealth.
All surface water shall be diverted away from the project area where feasible.
The staging of earthmoving activities; the disturbed area and the duration of exposure shall be kept to a practical minimum.
Temporary control measures and facilities for use during earthmoving:
Temporary vegetation and/or mulching shall be used to prevent exposed critical areas during development.
Permanent control measures and facilities for long-term protection. The permanent final vegetation and structural erosion control and drainage measures shall be installed as soon as practical in the development.
A maintenance program shall be developed for the control facilities including disposal of materials removed from the control facilities or project area.
The location, grading and placement of subgrade (base) material of all roads, streets and parking areas shall be accomplished as the first work done on a subdivision or development. The wearing surface may be placed at the discretion of the subdivider or developer as approved in the final plan.
Grading equipment will not be allowed to cross streams. Provisions will be made for the installation of temporary or permanent culverts or bridges.
Whenever sedimentation is caused by stripping vegetation, grading or other development, it shall be the collective responsibility of the land developer and subdivider, and of the contractor, person, corporation and other entity causing such sedimentation, to remove it from all adjoining surfaces, drainage systems and watercourses and to repair any damage at his expense as quickly as possible.
It is the responsibility of any developer or subdivider, and any person, corporation, or other entity doing any act on or across a communal stream, watercourse or swale or upon the floodplain or right-of-way, to maintain as nearly as possible in its present state the stream, watercourse, swale, floodplain or right-of-way during the activity and to return it to its original or equal condition after such activity is completed.
All subdivisions in the Township, or any person engaged in the subdivision, alteration or development of any land, as defined herein, shall be subject to the provisions of Chapter 199, Stormwater Management, of the Code of the Township of East Manchester, as amended from time to time.