The following principals of subdivision and land development, general requirements and minimum standards of design shall be observed by the applicant in all instances.
A. All portions of a tract being subdivided shall be taken up in lots, streets, public lands or other proposed uses so that remnants and land-locked areas shall not be created.
B. When less than an entire tract is being subdivided or developed, the application shall make adequate provision for the balance of the tract to be logically developed in conformity with the requirements of this Ordinance, the Zoning Ordinance and all other applicable Ordinances.
C. Applicants shall use best efforts to preserve tree stands, waterways, scenic points, historic sites and other community assets and landmarks.
D. Impervious surfaces shall be designed so that run-off is controlled in a manner not deleterious to nearby conservation districts, ponds, lakes, creeks and streams. [Amended 6/10/91]
E. Subdivision and land developments shall be planned to minimize cut or fill in connection with the installation of improvements.
G. In all respects in which standards for requirements are not set forth herein or referenced hereunder, the applicable requirements of the Pennsylvania Department of Transportation and Environmental Resources shall govern. All work shall be performed in the manner prescribed in the standard specifications of said departments.
H. Where, due to special conditions existing on the subject property, a literal enforcement of the provisions of this Ordinance and/or its accompanying Appendices and regulations would result in unnecessary hardship the Board of Supervisors may make such reasonable exceptions thereto as will not be contrary to the public interest and will be in conformity with existing community development. Such exceptions may be made subject to such reasonable conditions as the Board in its discretion may determine.
I. The applicant shall construct and install, with no expense to the Township, the streets and improvements specified within this Ordinance. Construction and installation of such improvements shall be subject to inspection by appropriate Township officials during the progress of the work and the subdivider, developer or builder shall pay for such inspection.
J. An environmental analysis study will be required for all major subdivisions and all private requests to the Board of Supervisors for change(s) to the Zoning Map. The purpose of this study is to measure the impact on the Township's agricultural, environmental, scenic and historic resources as delineated on maps IA through IC in the London Britain Township Open Space, Recreation and Environmental Resources Plan. The study shall state the extent to which the proposed zoning change(s) conform with and compliment the Open Space Plan as referenced in Chapter 6 and the Plan Recommendations Map.[Amended 3/22/93].
[Amended 5/8/87]
A. Monuments shall be indicated on all final plans on all comers of the original tract except when the comers fall within a road right-of-way and on one side of the right-of-way of new streets at angle points, beginning and end of curves, comers and as otherwise required. Monuments shall be installed upon completion of a new street. Monuments shall be thirty (30) inch long concrete hexahedron with a four (4) inch square top and a six (6) inch square bottom. A drill hole shall indicate the exact location of the point. [Amended 5/8/87]
B. Markers shall be indicated on all final plans and located at all lot comers that are not monumented.
Markers shall be thirty-six (36) inch long iron or steel pipes or bars.
A. Public Streets
1. General
a. Streets shall be graded to the full width of the right-of-way and improved to the grades and dimensions shown on the approved final plans, profiles and cross-sections for the tract.
b. Street name signs, as well as other appropriate street signs shall be provided by the developer. Their design and location shall be approved by the Board of Supervisors,
c. Streets shall follow natural contours of the land where practical, so as to reduce excessive ground disturbance.
d. The developer shall consider solar access when locating streets so as to provide a lot design which facilitates utilizing natural illumination and heating of buildings.
e. New half or partial streets shall be prohibited, except where essential to reasonable subdivision of a tract. Satisfactory assurance for dedication of the remaining part of the street shall be given. Such partial street shall be provided with a temporary turnaround.
2. Design
a. Streets shall be designed and constructed in accordance with standards and specifications adopted from time to time by the Board of Supervisors. [Amended 5/8/87]
b. No more than two (2) streets shall intersect at the same point.
c. Right angle intersections shall be used where possible and the angle of intersection shall not be less than 75 degrees.
d. Whenever a subdivision abuts an arterial street, the Board of Supervisors may require restriction of access to the arterial street.
e. Where it is determined that public safety will be promoted, the following shall be required:
i. Clear sight triangles at intersections, including driveway intersections. (Amended 6/10/91]
ii. Deceleration and acceleration lanes adjacent to major subdivision and commercial entrances. [Amended 6/10/91]
iii. Left-turn lanes to serve major subdivision and commercial entrances. [Amended 6/10/91]
3. Cul-De-Sac Streets
a. Dead end streets are prohibited, unless designed as cul-de-sac streets.
b. Single access developments may serve a maximum of twenty-four (24) residential lots of fifty (50) multi-family dwelling units. [Amended 6/10/91]
c. A cul-de-sac turnaround shall be provided with a right-of-way having a radius of 60 feet and a minimum pave surface radius of 40 feet. [Amended 6/10/91].
d. Any street designed for later access to an adjoining property or because of authorized phased development shall be provided with an all-weather turnaround acceptable to the Board of Supervisors having a minimum diameter of 80 feet to the outer surface edge within the subdivision. The use of the turn around shall be guaranteed to the public until such time as the street is extended. Whenever a future extension is found to be practical by the Board of Supervisors, a filly foot wide casement with an offer dedication shall extend to the property line. [Amended 6/10/91]
e. Drainage of cul-de-sac streets shall be preferably toward the open end. All drainage of water shall be conducted away in an underground storm sewer or by the other means approved by the Township. Cul-de-sac rights-of-way shall be designed to not greater than a 2% slope away from the cul-de-sac and shall be stabilized to prevent deterioration of the cul-de-sac impervious surface edge. [Amended 6/10/91]
f There shall be a maximum of three (3) lots contained on any access along the turnaround portion of a cul-de-sac street measured from the reverse curve to reverse curve. [Amended 6/10/91]
g. Cul-de-sac or single access streets shall not have a grade in excess of 8% for a distance greater than 100 feet. [Amended 6/10/91]
h. Any cul-de-sac or single access street that exceeds the length of 1000 feet from the entrance point of the through street shall be double width (100 foot right-of-way) for that distance in excess of 1000 feet. Such double width areas shall have standard cartway with sufficient shoulder improvements to support emergency vehicles. Looped road sections are to be treated as if they were double width for purposes of this paragraph. [Amended 6/10/91]
B. Private Streets
1. Private streets are prohibited within subdivisions unless adequate off-street parking is shown to exist and proper maintenance of all improvements is guaranteed by the developer or landowner organization.
2. A maintenance agreement forming a private corporation of all involved lots shall be presented to the Board, noted on the final plan and included in the deed to each participating lot.
3. There shall be a note on each preliminary and final plan, indicating those streets that are roads not intended for dedication.
4. Private streets shall adhere to all design standards of a public street. [Amended 5/8/871
C. Driveways
The following design standards shall apply to driveway improvements in major subdivisions reviewed under this Ordinance.
1. Individual Driveways
Driveways, either individual or common, shall be provide for all principal buildings of all Zoning Districts. Said driveways shall provide safe access to State, Township, and private road and shall properly manage storm water runoff. The construction of said driveways shall be in accordance with the rules and regulations of this Section. [Amended 6/10/91]
2. Common Driveways
Driveways serving more than three individual dwellings, more than three principal buildings, or more than three groups of agricultural buildings are not permitted. [Amended 6/10/91]
3. Width
a. The width of all driveways within the right-of-way of the public road or when carried by a bridge shall be minimum of twelve (12) feet and shall be a minimum of ten (10) feet at all other points within the property line. [Amended 6/10/91]
b. Except where the Board of Supervisors determines that limitations of lot size or lot configuration make it infeasible, or access is to a subdivision road, adequate turnaround surface shall be provided on the property so that egress to the street shall be in a forward direction. [Amended 6/10/91]
c. The width of that portion of the lot on which a driveway is located shall be a minimum of fifty (50) feet. [Amended 6/10/91]
4. Intersections
Where it is determined by the Board of Supervisors that public safety will be promoted, the following shall be required:
a. Clear sight triangles at all driveway entrances. These shall be shown on subdivision plans. The determining sides of the clear sight triangles shall be thirty-five (35) feet along the driveway from the center of the intersecting street and thirty-five (35) feet along the subdivision street (seventy-five (75) feet along all other streets)) from the center of the driveway. Within these triangles, no structures, embankment, and no vegetation which obstructs the vision of drivers shall be permitted. [Amended 6/10/91]
b. On all comer lots, the edge of the driveway closest to the street parallel to the driveway shall be not less than seventy (70) feet from the right-of-way of said parallel street. [Amended 6/10/91]
c. All driveways shall intersect streets at angles of not less than sixty (60) degrees. The angle of intersection is the acute angle made at the intersection of the centerline of the driveway with the centerline of the street. [Amended 6/10/91]
d. Entrance and exit drives with access to the street shall be limited to two (2) along the frontage of any single street, and their centerlines shall be spaced at least one hundred (100) feet apart. [Amended 6/10/91]
B. Storm water Management
a. No driveway shall be designed to permit storm water to be directly discharged onto a street. Driveways shall be graded so that wherever possible, surface drainage "I be discharged to the owner's property. On driveways sloping toward the public road, adequately sized pipes, swales, inlets, grates, and/or headwalls shall be installed, and gutter improvements shall be made to direct surface drainage into the road drainage system and not onto the paving of the public road. [Amended 6/10/91]
b. No driveway shall be constructed which obstructs the natural course of storm water flow across lot boundaries. [Amended 6/10/91]
c. Discharge of roof drains or downspouts onto a driveway which slopes toward the street shall not be permitted. No water discharge from any basement sump pump, foundation drain, disposal field, terrace, roof, or pavement shall be discharged directly onto the public right-of-way. [Amended 6/10/91]
d. Any person, property owner, or corporation who repaves an existing driveway and fails to maintain a proper gutter swale, as defined in this Ordinance, or otherwise creates a blockage to the flow of storm water with a road drainage system thereby causing the storm water to be directed onto the traveled portion of the road shall be in violation of this Ordinance. [Amended 6/10/91]
6. Grade
The grade of a driveway within thirty (30) feet of the edge of the cartway of the public road shall not exceed five (5) percent. The drive within the property line shall not exceed fifteen (15) percent. Grades adjacent to garages shall not exceed seven (7) percent. [Amended 6/10/91]
7. Construction
a. All common driveways shall be surfaced with a cross section of 6" crushed aggregate base course, similar to PennDOT 3A modified, with 2" of ID-2 bituminous material or similar section as approved by the Township engineer. [Amended 6/10/91]
b. All driveways with a grade exceeding 8% shall be completely surfaced with a cross section of 6" crushed aggregate base course, similar to PennDOT #A modified with 2" of ID-2 bituminous material or a similar section, as approved by the Township Engineer. [Amended 6/10/91]
c. The first ten (10) feet of all driveways not meeting the criteria of (a) or (b) above, as measured from the point of intersection with the edge of the cartway of the public road, shall be surfaced as in (a). [Amended 6/10/91]
d. All driveways must comply with Section 805.E.2 of the Zoning Ordinance. [Amended 6/10/91]
A. Insofar as reasonably practical, side lot lines should be at right angles to straight street lines and radial to curved street lines.
B. Lot lines should follow municipal boundaries where practical.
C. Lots shall conform to the provisions of the London Britain Zoning Ordinance.
D. Reverse frontage lots are required if feasible by reasonable design along arterial roads. [Amended 7/5/89]
A. The length, width and shape of blocks shall be based on providing safe and convenient vehicular and pedestrian circulation and the natural features of a tract.
B. Blocks shall have a minimum length of five hundred (500) feet and a maximum length of fifteen hundred (1500) feet.
C. Blocks shall have a depth which accommodates two (2) lots of minimum size. Where the block fronts on an arterial road, the block depth may be reduced to one (1) lot deep to permit reverse frontage access.
A. At the time of construction, all principal buildings shall be provided with an on-site sanitary sewage disposal system meeting the design standards of Title 25, Chapter 73, Rules and Regulations of the Pennsylvania Department of Environmental Resources. Systems shall be in accord with the County Master Sewer Plan for London Britain.
B. Where on-site sanitary sewage facilities are to be utilized, each lot shall be provided with adequate area and dimensions to accommodate two absorption fields least twenty (20) feet apart, designated as primary and backup absorption areas and with appropriate isolation distances. The backup absorption area shall be made an easement and restricted to be free of all structures. Both absorption areas shall meet the Standards of Title 25, Chapter 73, Rules and Regulations of the Pennsylvania Department of Environmental Resources. [Amended 7/5/89]
C. Soil percolation tests shall be performed for all subdivisions. Tests shall be made in accordance with the procedure required by the Department of Environmental Resources, as executed by the County Health Department, at a minimum rate of one (1) test per lot, area of said test to be considered the primary absorption area. Deep hole tests shall be performed for both the primary and backup absorption areas. For each proposed lot in an Onlot Sewage Management Area, as defined in the Onlot Sewage Management Area Ordinance of 1989, a percolation test of the backup absorption area must be performed in addition to tests mandated in Section 506 of this Ordinance. Percolation tests of backup absorption areas on lots not in Onlot Sewage Management Areas shall be performed at the discretion of the Chester County Health Department. [Amended 5/7/89] [Amended 6/10/91]
A. Each lot shall be provided with an individual on-site water supply system. Lots shall be of appropriate area and dimensions to provide proper isolation distances.
B. The developer will provide a minimum of one (1) test well for each ten (10) proposed dwelling units, with a minimum of one (1) test well for each major subdivision, to assure an adequate supply of water is available. This is required for subdivisions in formations noted for marginal water yields or adjacent to developed lands which rely on individual wells. [Amended 7/5/89]
C. For subdivisions with 50 or more units or operations each requiring a well with anticipated use in excess of 3000 gallons per day, a water resources impact study shall be submitted, including but not limited to: [Amended 7/5/89]
1. site hydrology analysis (Amended 7/5/89]
2. Anticipated water needs (Amended 7/5/89]
3. projected "draw down" effect on the aquifer [Amended 7/5/89]
4. type and number of wells proposed [Amended 7/5/89]
5. determination of the system that would have the minimum adverse effect on the aquifer, subject to approval by the Supervisors after review and recommendation of the Township Engineer or other appropriate expert. Such system shall be shown on the development plan. [Amended 6/10/91]
D. If water is to be provided by means other than by private wells owned and maintained by the individual owners of lots within the subdivision or development, applicants shall present evidence that the subdivision or development is to be supplied by a certificated public utility, a bona fide cooperative association of lot owners, or by a municipal corporation, authority or utility. A copy of a Certificate of Public Convenience from the Pennsylvania Public Utility Commission or an application for such certificate, a cooperative agreement or a commitment or agreement to serve the area in question, whichever is appropriate, shall be acceptable evidence. [Amended 11/13/89]
[Amended 5/8/87]
A. Storm drainage facilities shall be provided, as necessary, to permit unimpeded flow of natural water courses, insure adequate drainage of low points along streets and provide drainage away from sewage tile fields and foundations.
B.Storm drainage facilities shall be designed to maintain the existing peak rate of flow off the property. Subsurface drainage facilities (dry wells, infiltration trenches, etc.) are required unless soil conditions render them impractical. Peak Rate of Flow
C. In new subdivisions and/or land development projects stormwater management facilities shall be designed so that downstream culverts, bridges, highways, dams, structures, or natural points of constricted stream flows are not damaged or rendered inadequate by increased amounts of stormwater.
1. Drainage designs near creeks or stream crossings shall use design criteria in Section 512.
2. The developer shall submit to the township an analysis of the impacts of the stormwater flows downstream in the watershed for the 100 year frequency storm event, The analysis shall include hydrologic and hydraulic calculations necessary to determine the impact of hydrograph timing modifications of the proposed development, with and without the stormwater structures, ponds and or/ basins, on downstream culverts, bridges, highways, dams, structures, or natural points of constricted streamflows past which the timing effects would be considered negligible. The results of the analysis will determine the need to modify the stormwater structure, pond and or/ basin design or to eliminate the stormwater structure, pond and or/ basin requirement. Lacking clearly defined downstream point of constriction, the downstream impacts shall be established, with the concurrence of the township engineer, downstream of a tributary of the following size:
a. the first downstream tributary whose drainage area that equals or exceeds the contributing area to the stormwater structure, pond and or/ basin; or
b. the first downstream tributary whose peak discharge exceeds, or has the potential to exceed through future development, the largest designed release rate of the stormwater structure, pond and or/ basin.
D. Design Criteria
1. Drainage System
a. Design Element, catch basins, gutters, pipes, swales, etc.
b. Return Period: ten (10) years; twenty-five (25) years in and from sump. On hundred years (100) way be required by the Township Engineer where the drainage system is only means of entering detention basin. [Amended 1/27/97]
c. Methodology for discharge determination: Rational Method
2. Culverts
a. Design Element: pipe or box culverts
b. Return Period: twenty-five (25) years for local streets fifty (50) years for collector streets
c. Maximum allowable headwater: one (1) foot below crown of road
d. Methodology for Discharge Determination: Modified Rational Method or Soil Conservation Methods. [Amended 1/27/97]
e. Methodology for Structure Sizing: DOT HEC 5 or EEC 13
3. Detention Basins
a. Allowable outflow rates: pre-development discharge for two (2), five (5), ten (10), twenty-five (25) and one hundred (100) year return period storms. [Amended 1/27/97]
b. Emergency spillway: designed to convey developed 100 year return period storm must be cut through in original ground.
c. Sizing Parameters:
i. Maximum Embankment Slope: 3:1 [Amended 1/27/97]
ii. Crest Width: ten (10) feet
iii. one (1) foot from developed 100 year return period storm water surface to crest of embankment. [Amended 1/27/97]
iv. Construction specifications as per USDA, Soil Conservation Service, Pond Code 378 as amended. (See Appendix 1) [Amended 1/27/97]
d. Methodology for
i. Drainage Area Less Than Twenty (20) Acres
Rational Method. ii. Drainage Area Greater Than Twenty (20) Acres Soil Conservation Service Methods.
e. Methodology for
i. Drainage Area Less Than Twenty (20) Acres Modified Rational Method.
ii. Drainage Area Greater Than Twenty (20) Acres Various Stage-Storage Methods.
4. Infiltration Practices
a. Design Element: dry wells, infiltration trenches, porous pavement, etc.
b. Return Period: ten (10) years.
c. Methodology: Standards and Specifications for infiltration practices prepared by Maryland Department of Natural Resources
D. Other design methodologies then those specified in C, above, may be used if adequate documentation is furnished demonstrating their validity. [Amended 5/8/87]
E. Driveways shall not block or restrict the flow of water in roadside swales. If piping is used, the minimum pipe size shall be 15 inches. The driveway pipe shall have adequate cover to avoid crushing under normal use. A detail on the driveway pipe shall be shown on the preliminary and improvement construction plans. Larger pipe sizing may be required upon review by the Township Engineer. [Amended 5/9/94]
F. Driveways shall be designed so that storm water runoff does not result in erosion debris being carried onto the street. [Amended 7/5/89]
