The standards of design in this article should
be used to judge the adequacy of subdivision and land development
proposals. Where, in the opinion of the Planning Commission, the literal
application of these standards in certain cases would work undue hardship
or be plainly unreasonable, the Planning Commission may recommend
to the Supervisors such reasonable exceptions as will not be contrary
to the public interest.
The developer shall construct and install, with
no expense to the Township, the streets, curbs, sidewalks, water mains,
sanitary and storm sewers, surface drainage facilities, fire hydrants,
monuments, lot pins, and other facilities and utilities specified
in this chapter on or adjacent to the subdivision or development being
proposed. The subdivision or development of a tract of land along
any existing road within the Township must include the improvement
of the developer's frontage along that road to Township standards,
at no expense to the Township. Construction and installation of such
facilities and utilities shall be subject to inspection by appropriate
Township officials during the progress of the work and shall be in
conformance with adopted Township construction standards and specifications.[1]
The following principles of subdivision and
land development, general requirements and the minimum standards of
design shall be observed by the developer in all instances:
A.
Low-lying land subject to flooding shall not be plotted
for residential development or for such other uses as may involve
danger to health, safety, morals and general welfare of the citizens.
B.
Provision shall be made in lot grading so that surface
drainage shall be directed away from the main structures on all sides,
and provision shall be made so that no surface water shall drain from
the street right-of-way onto the adjoining lots.
C.
Where no public water supply is available to the subdivision,
the developer shall obtain from the District Sanitarian of the Pennsylvania
Department of Environmental Protection certificates of approval as
to the quality and adequacy of the water supply proposed to be utilized
by the developer and approval of the type and construction methods
to be employed in the installation of the individual water supply
system. A similar certificate for provision of an adequate on-site
sewage disposal system shall be provided when connection to the Township
sewer system is not possible or practical.
D.
Proposed subdivisions and land development shall be
coordinated with the existing nearby neighborhood so that the community
as a whole may develop harmoniously. Provision shall be made to assure
that the street patterns included in a proposed subdivision shall
complement the existing or proposed streets shown on the current Township
Street and Road Map.
E.
Improvement construction requirements will be completed
in accordance with Township regulations and standards, the Pennsylvania
Department of Transportation Construction Specifications, the Pennsylvania
Department of Environmental Protection regulations, or regulations
or standards of other appropriate agencies, whichever specifications
shall result in the more favorable interpretation of this chapter
by the Board of Supervisors.
All new streets and culs-de-sac, and widened
portions of all existing rights-of-way, intended for public use shall
be dedicated to the Township, county, or state, subject to final acceptance
based on compliance with the following requirements:
A.
Arrangements. Streets shall be arranged and considered
in relation to both existing and planned streets, as shown on the
Township Street and Road Map, and located so as to allow proper development
of surrounding properties in accordance with the Township Comprehensive
Plan.
B.
Construction details. All construction details for
street improvements shall be reviewed and approved by the Township
Engineer.
C.
Street planning. Proposed streets shall be properly
related to the road and highway plans of the State, county, and township.
D.
Traffic pattern. Local residential streets shall be
laid out to discourage through traffic, but provisions for street
connections into and from adjacent areas will be generally required.
E.
Street classification. The Township Engineer, with
the approval of the Township, shall determine the classification of
streets, i.e., arterial, collector or local.
F.
Conformity with topography. Street profile grades
shall be adjusted to the contour of the land so as to produce usable
lots and streets of reasonable grade. A continuous slope from the
right-of-way line to the elevation of the abutting property(ies) must
be provided.
G.
Grading. Street shoulder strips shall be graded to
the full width of the street right-of-way in accordance with Township
construction standards.[1] If areas adjacent to the right-of-way permit stormwater
to drain toward the curbline, grading shall be done in such a way
as to prevent silting or erosion within the street right-of-way.
H.
Street width. The minimum widths of the right-of-way
and the paving shall not be less than those of an existing street,
of which the new street is to be a continuation, nor less than the
following:
|
Type
|
Width Right-of-Way
(feet)
|
Paving
(feet)
| |
|---|---|---|---|
|
Arterial street
|
100
|
38 or wider as required by traffic volume analysis
or PennDOT requirements
| |
|
Collector street
|
60
|
34
| |
|
Local street and service road
|
50
|
28
| |
|
Local streets for single-family attached developments
|
60
|
34
|
A.
Where necessary for public safety and convenience,
additional street widths or paving may be required as determined by
the Board of Supervisors upon the advice of the Township Engineer.
B.
The specifications and provisions for streets and
parking in commercial, employment, mobile home parks, or multiple-family
residential areas shall be subject to the review and approval by the
Township.
C.
Where existing streets do not provide the proper widths,
additional width may be required by the Township as part of an approval.
D.
Culs-de-sac may be approved at the discretion of the
Township. Culs-de-sac, when permitted, shall be provided with a right-of-way
radius of at least 50 feet and a curb radius of at least 40 feet.
Maximum length of cul-de-sac shall be 600 feet.
E.
Stub streets. To provide an integrated street system,
all stub streets of abutting subdivisions shall be incorporated into
the proposed street system. Stub streets greater than 200 feet in
length shall be provided with a temporary turnaround to the standards
required for culs-de-sac, unless otherwise approved by the Township.
F.
Dead-end streets. Dead-end streets other than stub
and culs-de-sac shall be prohibited.
G.
Intersections.
(1)
Right-of-way. Wherever practicable, right-of-way lines
shall intersect at right angles, and shall be rounded by a tangential
arc having a minimum radius of 25 feet.
(2)
Clear sight triangle. At an intersection, the triangular
area shall be graded and/or other sight obstructions removed in such
a manner as not to impede vision between a height of from two to 10
feet above the center-line grades of the intersecting streets. Furthermore,
by deed restriction, by lease restriction, or by plan amendment, whichever
method is applicable, nothing shall be erected, placed, planted or
allowed to grow in such a manner as to impede vision between a height
of from two to 10 feet above the center line grades of the intersecting
streets. Such triangular area shall be determined by the intersecting
street center lines and a diagonal connecting two points, one at each
street center line, each of which points is laid out so as to coincide
with a line drawn through the P.C. and P.T. of the property line curve
in each quadrant of the intersection.
(3)
Grade separated interchanges. In the vicinity of a
grade separated interchange, by deed restriction, by lease restriction,
or by amendment, whichever method is applicable, no building or structure
shall be located less than 100 feet from an interchange right-of-way
line. At an exit or entrance ramp, no structure, driveway and/or street
shall be constructed within 50 feet from the street right-of-way line
for a distance of 300 feet from the outer intersection point of the
ramp right-of-way line with the street right-of-way line.
(4)
Curblines. Curblines shall be rounded by a tangential
arc the minimum radius of which shall conform to Township standards
of 36 feet for 50 feet R/W and 38 feet for 60 feet R/W or over. The
grade lines of the curbs at intersections shall intersect if the tangents
are extended.
(5)
Minimum angle of intersection. Right-angle intersections
shall be used whenever practicable, especially when local streets
empty into collector or arterial streets; there shall be no intersection
angle, measured at the center line, of less than 75° minimum.
All intersections of arterial and collector streets and highways shall
be at 90°.
(6)
Through street. Intersections with arterial or collector
streets shall be kept to a minimum and shall be located at least 1,000
feet apart.
(7)
Intersection of more than two streets shall not be
allowed.
(8)
Center lines of intersecting streets. Two streets
intersecting a third street from opposite sides shall either intersect
with a common center line, or their center lines shall be offset a
minimum distance of:
I.
Crown. Cartway crown, except where superelevated for
curves, will be to the Township construction standards and specifications.
J.
Curb construction. All curbs shall be concrete cast
in place, with curb cuts included in initial installation where practical.
All curbs shall be installed in accordance with the Township construction
standards.
K.
Street grading. All streets shall be constructed to
the grades shown on the approved street profile and cross-section
plan. The work shall be inspected and checked for accuracy by the
Township Engineer on the basis of as-built survey data furnished by
the developer in conformance with adopted Township standards and specifications.
L.
Paving and curbing. All pavement and curbing for local
and collector streets shall be installed as shown on the approved
plans.
M.
Alignment and geometry.
(1)
Horizontal sight distance. On all curves, a sight
distance at the center line of at least 300 feet on collector streets
and 200 feet on local streets, at driver's eye height of five feet
from center line crown, shall be provided with respect to horizontal
line of sight.
(2)
Horizontal curves. To ensure adequate sight distances,
when street center lines deflect more than two degrees, connection
shall be made by horizontal curves. The minimum center line radii
for local streets shall be 150 feet and of all other streets shall
be 300 feet. A minimum tangent of 75 feet shall be required between
curves and between a curve and street intersection. In, or adjacent
to, multifamily or single-family attached developments the minimum
center line radius for local streets shall be 300 feet.
(3)
Vertical curves. Vertical curves shall be used at
changes in grade exceeding 1%. The length of the curve shall be approximately
50 feet on collector streets, and 25 feet for local streets for each
1% of change in grade. Over summits or in depressions, vertical curves
shall not produce excessive flatness in grade.
N.
Grade.
(1)
Maximum/minimum. Unless otherwise approved by the
Township, the maximum and minimum grades on streets shall be:
|
Type of Street
|
Maximum Grade
|
Minimum Grade
| |
|---|---|---|---|
|
Arterial
|
5%
|
0.75%
| |
|
Collector
|
7%
|
0.75%
| |
|
Local
|
9%
|
0.75%
|
(2)
Street intersections. The grade within 50 feet of
the intersection of street center lines shall not exceed 3%.
(3)
Where measured.The grade shall be measured along the
center line.
O.
Curve grade combinations. A combination of minimum
radius horizontal curves and maximum grades will not be approved.
P.
Provisions of streets for future development. If the
lots resulting from the original development are large enough for
resubdivision or other land development, or if a portion of the tract
is not subdivided, suitable access and street openings for such an
eventuality shall be provided.
Q.
Private access roads, other than driveways, shall
be permitted only in large developments which are to be retained under
single ownership.
R.
Half street. The dedication of half streets at the
perimeter of a new subdivision is prohibited. If circumstances render
this impracticable, adequate provision for the concurrent dedication
of the remaining half of the street must be furnished by the developer.
When there exists a half street in an adjoining subdivision, the remaining
half shall be provided by the proposed development.
S.
No alleys will be permitted.
T.
Street names and signs. Street names must be submitted
to the United States Postal Service and approved by the Township.
Sign posts and name plates approved by the Township shall be placed
at street intersections. Duplication of street or road names within
a postal area shall be prohibited.
V.
Reserve strips. Reserve strips controlling access
or egress are prohibited. New streets shall be provided through to
the boundary lines of the development, especially if it adjoins acreage
suitable for future development.
W.
Streetlights. The location of poles or standards for
streetlights or area lighting shall be located on the preliminary
plan. When lighting is recommended by the Township for safety purposes,
luminaires, brackets, poles or standards shall be of a type approved
by the Township.
A.
If easements are used to provide electrical service,
sewer, water, gas mains or other utilities, an easement of 20 feet
total width, generally apportioned equally between the abutting properties,
shall be provided. Such easements shall follow either rear or side
lot lines. Easements for crosswalks shall be at least 20 feet in width.
Such easements shall follow either rear or side lot lines. The developer
shall provide storm drainage easements, as required, to assure unimpeded
flow of natural drainage within and across the area being subdivided.
When underground electrical, TV, or telephone lines are provided along
street rights-of-way, the developer shall provide a minimum easement
of 10 feet and a maximum of 20 feet wide.
B.
Drainage and/or emergency access easement shall be
protected on the record plan with the following covenant:
|
Drainage Easement and Emergency Access
Easement Note
| |
|
"All drainage and emergency access easements
shown on this plan shall be maintained in a grassed or otherwise improved
condition, in accordance with the grades and designs shown on the
approved development plans for this project. All these easements shall
be kept free of all obstructions, including but not limited to such
obstructions as fill, temporary or permanent structures, and plants
(other than grass). The maintenance of all such easements shall be
the responsibility of the future lot owners. It is intended that this
easement and conditions imposed hereunder shall be a covenant running
with the land and enforceable against all future owners."
|
A.
Sidewalk and pathway requirements. To provide adequate
and proper nonmotorized traffic movement, sidewalks or pathways may
be required within any subdivision by the Township. The location and
width of such sidewalks or pathways shall be approved by the Township,
after review and recommendations by the Township Planning Commission
and Engineer.
B.
Sidewalks shall be required within all street rights-of-way
of the following subdivisions or developments:
C.
Location of sidewalks and pathways within street rights-of-way.
(1)
Sidewalks of any subdivision shall be located within
the street right-of-way, and no closer than one foot from the right-of-way
line.
(2)
Sidewalks shall be located not less than three feet
from the curbing. Sidewalk crossings to the curb shall be constructed
at right angles from the sidewalk to the curb at the intervals of
no less than 500 feet, and at street corners.
D.
Type of construction permitted.
(1)
All sidewalks and pathways shall be constructed according
to the Township standards applicable to sidewalks.
(2)
Crosswalks shall be provided with four-foot-high chain
link fences along each side of the sidewalk or pathway whenever said
sidewalk or pathway is located within 25 feet of an abutting lot line.
(3)
Landscape screening shall be provided to protect abutting
properties from view of fence. This landscape screening shall be provided
in accordance with detention basin fencing screening requirements
of the Township standards, except the shrubs should be three feet
from the fence.
A.
Length. Blocks in excess of 1,600 feet in length or
less than 500 feet in length will not be approved, except for special
conditions.
B.
Width. Unless otherwise approved by the Board of Supervisors,
blocks shall be of such width as will provide two tiers of lots of
the minimum size permitted under the applicable zoning classification.
C.
Crosswalk. Crosswalks shall be required where necessary
to provide access to schools, churches, business sections, parks,
public and private recreation areas.
A.
The lot size, width, depth, shape, orientation, and the minimum building restriction lines shall be appropriate for the location of the subdivision and for the type of development use contemplated in accordance with Chapter 185, Zoning. Front and rear setbacks from the property line easement line or right-of-way line and side clearances for all improvements, including driveways, shall be a minimum meeting the requirements of Chapter 185, Zoning. Dimensions of irregularly shaped lots shall be indicated for each side of such lot. Any change in lot or street lines approved on a preliminary plan will be considered a resubdivision.
B.
The lot dimensions shall conform to the requirements of Chapter 185, Zoning, for specific designated uses with the following additional requirements:
(1)
Lots not served by public water and sanitary sewer
facilities shall not be less than one acre in area. Where either an
on-site water supply or an on-site sewer system is required, the lot
area shall not be less than 30,000 square feet.
(2)
Depth and width of properties reserved or laid out
for commercial and industrial purposes shall be adequate to provide
for the off-street service and parking facilities required by the
type of use and development contemplated.
(3)
Generally, lot depth shall vary between one and 2 1/2
times lot width, wherever feasible.
(4)
Lots abutting collectors or arterial streets shall
be at least 150 feet in depth. That is, the minimum distance between
right-of-way line of a collector or arterial street and the nearest
adjacent street right-of-way shall be no less than 150 feet.
C.
Corner lot regulations. Corner lots shall respect
the minimum building setback from the right-of-way lines of both streets.
D.
All residential lots shall abut on a public street;
and, where possible, no residential lot shall have access to an arterial
street. No residential lots shall be divided by a street, road, alley
or other lot.
E.
Double frontage and reverse frontage lots shall be
avoided except where essential to provide separation of residential
development from traffic arteries or to overcome specific disadvantages
of topography and orientation. Where a reverse frontage lot is permitted
on a collector street, access to other local streets or a drive turnaround
shall be provided. A planting screen and associated planting easement
of at least 15 feet, across which there shall be no right of access,
shall be provided along the rear line of reverse frontage lots.
F.
Where lots abut collector or arterial streets or other
uses with an adverse effect upon adjacent properties, a planting screen
and associated planting screen easement at least 10 feet wide shall
be provided along the abutting side with no right of access onto or
through said screen, provided, however, that this section shall not
apply unless otherwise determined by the Board of Supervisors to be
necessary for public safety, convenience or well-being on frontages
of nonresidential lots which are used to provide required access or
egress.
G.
Side lot lines shall be substantially at right angles
or radial to street lines. The lot lines of corner lots shall be rounded
to a minimum radius of 25 feet.
I.
Driveways.
(1)
Access permits. Driveways shall not be permitted to have direct access to state roads or highways, unless authorized by the Pennsylvania Department of Transportation through issuance of a highway occupancy permit. The requirements of Chapter 73, Driveways, shall be recognized.
(2)
Intersection. Driveways shall intersect streets at
right angles, wherever possible.
(4)
Location. The center line of a driveway at the point of access to a street shall not be located closer to a street intersection than the following distances or as designated by Chapter 73, Driveways:
(a)
For single-family residential:
[1]
One hundred fifty feet if either street is an
arterial street.
[2]
One hundred feet if one street is a collector
and the other street is either a collector or local street.
[3]
Seventy-five feet if both streets are local
streets. Except, however, in the case of single-family detached lots
located near a "tee" intersection of two local streets, this requirement
shall not apply to the lot which might be created abutting the flat
(or top) portion of a"tee" intersection, if such lot has a minimum
width of 120 feet and if such lot is required to have a turnaround
driveway so vehicles can approach the road from the driveways facing
the street.
(5)
Widths. Driveways for multifamily residential, mobile
homes parks and all nonresidential subdivisions shall not exceed 30
feet in width and shall be clearly defined by use of curbing. Driveways
for single-family residential subdivisions shall not exceed 20 feet
in width.
(6)
Entrance. All driveways with access to an arterial
street shall have sufficient space to permit a vehicle to turn around
and enter the street head-on.
J.
House numbers. House numbers shall be assigned by
the Township, with the assistance of the United States Post Office,
after approval of a record plan.
K.
Lot numbers. For purposes of development, each subdivision
may have an overall system of lot numbers, the number one being assigned
to a lot in the first section to be developed. (Such systems of lot
numbers shall not be confused with the regular house or building numbering
system based on a Township-wide plan.)
L.
Lot pins. All lot corner markers shall be permanently
located and shall be at least three-quarter-inch metal pin or pipe
with a minimum length of 30 inches, located in the ground to existing
grade.
M.
Monuments.
(1)
Location. Permanent reference monuments shall be located
on street right-of-way lines, one at each intersection, P.C., P.T.,
and on all exterior corner points on the boundary of the tract. With
the approval of the Township Engineer, the subdivider may install
monuments on only one side of the street provided that enough monuments
are set to permit a surveyor to stake out accurately any building
lot on the record plan.
(2)
Type. Reference monuments shall be constructed of
steel reinforced portland cement concrete to the approximate dimensions
shown on the accompanying drawing.
(3)
Placement. Reference monuments shall be placed so
that the top of the monument is flush with the finish grade.
 |
A.
School sites. The Township Planning Commission and/or
the Township Board of Supervisors with the advice of the School District
serving the Township, may require the developer of residential subdivisions
to reserve land to be conveyed for a consideration to the School District
for school sites.
B.
Fire, police, library and other public buildings.
The Township Planning Commission and/or the Township Board of Supervisors
may require any developer to reserve land to be conveyed for a consideration
or dedicated to the Township as open land provision for future facilities
to be located on public grounds.
C.
Street rights-of-way reservation. At the request of
the Township Planning Commission and/or the Township Board of Supervisors,
any developer shall be required to dedicate land to the Township for
future street widening, for the purposes of the protection and preservation
of the public's health and safety, and to conform with local and/or
regional comprehensive street plans.
D.
Recreational and open space areas. The policy of the
Township is to provide for dedicated land by the developer for future
recreational and open space use, active or passive, exclusive of paved
areas. The Board of Supervisors reserves the right to accept or reject,
in whole or in part, any offer to dedicate land. The amount of land
to be so dedicated to the Township shall be determined by the following
standards:
(1)
For single-family home subdivisions:
|
Dwelling Units in Subdivision
|
Land to be Dedicated for Recreation/Open
Space
| |
|---|---|---|
|
1 to 24
|
By agreement with Board of Supervisors
| |
|
25 or more
|
0.04 acres per unit
|
(2)
For multifamily dwelling developments: Land shall
be reserved and maintained by the developer for recreational and open
space use at 1,000 square feet per dwelling unit, 5,000 square feet
minimum, exclusive of paved areas. In addition, land shall be dedicated
to the Township for recreation and open spaces needed in the amount
of 0.02 acres per dwelling unit.
(3)
For nonresidential developments:
|
Development Size Gross Area
|
Land to be Dedicated for Recreation/Open
Space
| |
|---|---|---|
|
Under 15 acres
|
Per agreement between developer and Board of
Supervisors
| |
|
15 acres and over
|
4% of gross area
|
(4)
Where public recreation/open space areas already exist
reasonably close to the proposed subdivision or land development,
or in the case of nonresidential development where dedication of recreation/open
space is not feasible, contributions of money and/or land located
in close proximity to said subdivision or land development, may be
accepted by the Township in lieu of recreation/open space within the
proposed subdivision or land development. Where monetary contributions
are made in lieu of land dedication, the value or amount of such contributions
shall be based upon the "fair market value" of land at the time of
the filing of the application for preliminary plan approval, or in
the absence thereof, application for final plan approval, with the
Township. The "fair market value" shall be determined by resolution
of the Board of Supervisors, from time to time, after due consideration
of land values secured through real estate appraisals.
(5)
The public dedication of land and/or payment of monies
in lieu thereof shall at all times be conditioned on the following:
(a)
The land or monies, or combination thereof,
are to be used only for the purpose of providing park or recreational
facilities accessible to the subdivision or land development.
(b)
The recreational land to be dedicated, and/or
facilities to be purchased with the monies contributed under this
section, are in accordance with the definite principals and standards
contained in a recreation plan formally adopted by the Board of Supervisors
and the provisions of this chapter.
(c)
The amount and location of land to be dedicated
or the monies to be paid shall bear a reasonable relationship to the
use of the park and recreational facilities by future inhabitants
of the land development or subdivision.
(d)
Any monies contributed to the Township in lieu
of the dedication of land shall be deposited in an interest-bearing
account, clearly identifying the specific recreation facilities for
which the monies were received. Interest earned on such accounts shall
become monies of those accounts. Monies from such accounts shall be
expended only in properly allocable portions of the cost incurred
to construct the specific recreation facilities for which the funds
were collected.
(e)
Upon the request of any person who paid any
monies in lieu of the dedication of land, the Township shall refund
such monies, plus interest accumulated thereon from the date of the
payment, if the Township had failed to utilize the monies paid for
the purposes set forth in this chapter within three years from the
date such fee was paid.
A.
Trees. All trees, wherever possible, shall be preserved
in subdivision and land development. All trees shall be shown on the
preliminary plan in accordance with the preliminary plan requirements.
B.
Topsoil protection. Grading and cut/fill operations
shall be kept to a minimum to ensure conformity with the natural topography,
to minimize the erosion hazard and to adequately handle the surface
runoff. No topsoil shall be removed from the subdivision site except
that topsoil stripped from street cartway areas. The topsoil is to
be uniformly distributed over areas stripped for construction beyond
those areas covered by structures and paving. The developer must comply
with the provisions of the Township Soil and Erosion Ordinance,[2] and state erosion control regulations.
C.
Shade trees. The subdivider shall plant shade trees
meeting the following specifications:
(1)
General regulations. Shade trees shall be planted in all subdivisions and land developments including land abutting existing streets as required herein. The type and spacing of shade trees shall adhere to this chapter and Chapter 185, Zoning. Shade trees shall be planted by the subdivider or developer in accordance with the approved plan and within the time period specified by the improvements agreement or any extension thereof, approved by the Board of Supervisors. Failure to plant the trees shall be a default of the improvements agreement and any security being held to guarantee the improvements agreement may be expended by the Board of Supervisors to plant the required trees in accordance with this chapter.
(2)
Types of trees permitted. Trees shall be of nursery
stock quality of a species approved by the Planning Commission, grown
under the same climatic conditions as the location of the development.
Site locations, land use, topography, natural and historical features
shall be considered by the developer and the Planning Commission in
selecting and approving species. Trees within street rights-of-way
shall be a deciduous hardwood type. A list of suitable and appropriate
trees and a key location plan for planting is provided in the Township
construction standards.[3]
(3)
Quality of trees permitted. Trees permitted shall
be of symmetrical growth, free of insect pests and disease, and deemed
durable by regional nursery standards. The trunk diameter measured
at height of three feet above the finished grade level shall be a
minimum of two inches. Trees shall have a minimum height of seven
feet above the finished grade level when planted. Depending on good
planting practice with reference to the particular species to be planted,
the Board of Supervisors may modify the size requirements of trees.
(4)
Location of street trees. In all subdivisions and land developments, trees shall be planted within or immediately adjacent to all street rights-of-way. The spacing of trees may vary from 50 feet to 75 feet on centers, but the average spacing shall be 65 feet, or less, on each side of the street. All street trees shall be planted two to four feet outside the street right-of-way, in the required planting easement on private property. (Refer to § 159-15E and F.)
D.
Retaining walls.
(1)
When the original grade cannot be retained at the
tree protection zone line, for a tree required to be saved, a retaining
wall shall be constructed outside of the tree protection zone.
(2)
The retaining wall shall be designed by a professional
engineer.
(3)
In addition, the following methods shall be used to
ensure survival of the tree:
(a)
Any severed roots as a result of excavation
shall be trimmed so that their edges are smooth and are cut back to
a lateral root if exposed.
(b)
The wall may be constructed of large stones,
brick, building tile, solid concrete blocks, poured in place reinforced
concrete, precast reinforced concrete sections, or treated wood beams
(not less than six inches by six inches); a means for drainage through
the wall shall be provided so water will not accumulate on either
side of the wall; weep holes shall be required with any wall.
(c)
For reinforced concrete retaining walls a layer
of clean stone (sized 3/4 to one inch) shall be backfilled for the
first 12 inches behind the wall to aid in drainage, unless an alternate
drainage system is approved by the Board of Supervisors.
E.
Protection during construction.
(1)
Before any tree removal, earthwork or construction
work shall commence, in connection with any subdivision or land development,
fencing or guards shall be placed around all existing trees, shade
trees or street trees to be protected. A forty-eight-inch-high wooden,
plastic or other type of fence mounted on posts, located eight feet
on center, shall be placed along the boundary of the tree protection
zone, unless an alternate fence or guard system is detailed and approved
by the Board of Supervisors, as part of the plan approval.
(2)
When the fence or guard has been installed, it shall
be inspected and approved by the Township prior to commencing clearing,
earthmoving, or construction. The fencing or guard along the tree
protection zone shall be maintained until all work/construction has
been completed and any damages to protective fencing or guards shall
be replaced and repaired before further construction shall commence.
(3)
Trees being removed shall not be felled, pushed or
pulled into a tree protection zone or into trees that are to be retained.
F.
Replacement requirements for trees removed. The subdivider
or developer shall provide and install one shade tree for every existing
tree or shade tree removed from the subdivider's or developer's land
as required for the construction of the subdivision or development.
(1)
If the removal of the existing tree or shade tree
was shown on the approved plans as a tree to be removed and if the
proposed replacement tree was shown on the approved plans, then in
that event, the replacement of trees shall be governed by a one tree
for one tree rule. That is, for each existing tree or shade tree approved
for removal, the developer will provide and install one shade tree
meeting the requirements for shade trees as described in the Township
construction standards[4] and this chapter.
(2)
Unapproved removal.
(a)
If the removal of the existing tree or shade
tree was not approved as part of the subdivision and land development
plan approval and if the property owner does not possess a valid permit
for such tree removal or valid notice authorizing such tree removal,
then in that event, the replacement of tree, or trees, shall be governed
by a one inch of tree diameter for one inch of tree replacement rule.
That is, for each inch of existing tree or shade tree diameter removed
(as measured 4.5 feet above grade) in violation of this chapter or
in violation of a plan approval, the developer or landowner shall
provide and install shade trees with a total sum of diameters (as
measured 4.5 feet above grade) equivalent to the diameter of the tree
or trees removed. In case of a dispute on the measurement of diameters,
the Township Engineer shall make the final determination of replacement
requirements. If the tree removed in error is not available for measurement
and if its size was not previously identified, the diameter will be
established as 24 inches.
(b)
Tree replacements shall be provided in accordance
with the standards and requirements for shade trees and street trees
as described in the Township construction standards and this chapter.
(c)
Prior to this required tree planting, the owner
or developer shall provide six copies of a tree planting plan to the
Board of Supervisors for approval. This plan shall be in sufficient
detail to show the Township the:
(d)
These trees shall be located as follows:
[1]
Shade tree locations for shade trees removed;
or
[2]
The owner's property or shade tree locations
for existing trees removed; or
[3]
With Board of Supervisors approval such replacement
trees or a portion of these trees could be provided and installed
on Township park land or Township-owned open space.
Bridges and culverts shall be designed to support
expected loads, to carry expected flows, and to be constructed to
the full width of the right-of-way in accordance with Pennsylvania
Department of Transportation Construction Standards. Separate design
plans and specifications shall be required for each bridge and culvert,
which plans and specifications shall be subject to review and approval
of the Township.
A.
The developer shall provide the most effective type
of sanitary sewage disposal consistent with the Township's official
plan for sewage facilities prepared in accordance with the Pennsylvania
Sewage Facilities Act (Act 537),[1] and Chapter 71 of the Pennsylvania Department of Environmental
Protection Regulations, at no expense to the Township.
[1]
Editor's Note: See 35 P.S. § 750.1
et seq.
B.
Connection to a public sanitary sewer system shall
be required where such a system is proposed by the Township's official
plan for sewage facilities, and where such a system can adequately
fulfill the sewage disposal needs of the subdivision or land development.
C.
Where a public sanitary sewer system is not yet accessible
to the site, but is planned for extension within a five-year period
of the date of preliminary plan approval, the developer shall install
sanitary sewer lines within the subdivision boundary to the point
where the future connection to a public sewer system will be made.
Lateral connections shall be constructed for all lots or buildings.
Connections shall be available in the structures so as to allow the
switch from the use of the on-lot systems to the public system. Such
sewer systems shall be capped until ready for use. On-lot disposal
facilities shall be provided for interim use.
D.
In subdivision/land developments where neither connection to a public sewage system nor a private centralized sewage system is contemplated, on-lot sewage disposal systems shall be provided in accordance with the Pennsylvania Sewage Facilities Act, Chapter 73 of the DEP Regulations and the requirements of the Municipal Sewage Enforcement Officer.
E.
Sanitary sewerage systems shall be located and/or
designed to minimize flood damage and minimize or eliminate infiltration
of floodwaters into the system or discharges from the system into
floodwaters.
F.
On-lot sewage disposal systems shall be located and/or
designed to avoid impairment to them or contamination from them during
flooding.
G.
Connection to a central public sanitary sewer system
shall be designed and constructed to the current applicable standards
of the Hanover Township Northampton County Board of Supervisors, and
approved by that Board, the Pennsylvania Department of Environmental
Protection and the Delaware River Basin Commission. All new central
sewer systems or package treatment plants or extension of or connection
to either a central sewer system or package treatment plant shall
be approved by the Pennsylvania Utilities Commission with regards
to franchised areas and rental charges.
H.
Individual on-site disposal systems shall be allowed
only on lots of 20,000 square feet or greater area, as approved by
the Pennsylvania Department of Environmental Protection and the Hanover
Township Sewage Enforcement Officer.
I.
Any proposed package treatment plants shall have a
tertiary level of treatment.
J.
The Township shall require either installation of a central sewage collection, treatment, and disposal system (commonly called a package treatment plant), or the extension of sanitary sewer lines to tie the subdivision into an existing public sanitary sewer system. Design, costs, and supervision of installation of all sewer lines and connections or of package treatment plant shall be the responsibility of the developer with the cooperation and approval of the appropriate sewer authority or company where applicable. Designs must be approved by the Township and authority. The operation, maintenance and all other related costs for the package treatment plant and system shall be the responsibility of the developer until such time as the system is transferred by dedication to the Township. This Subsection J is applicable to the following subdivisions and developed land areas:
(3)
Commercial facilities having more than 600 parking
spaces.
(4)
Restaurant or fast food area, hotel, or motel.
(5)
Educational facilities with more than 300 full-time
students, or a total of more than 500 students.
(6)
Any commercial manufacturing or production process
or activity which will make the groundwater of abutting tracts unsafe
to drink, and/or which will make any stream, pond and other body of
water unsafe for swimming.
(7)
Any facility expected to produce sewage discharge
of more than 700 gallons per acre per day.
(8)
Any facility proposed to be located on a site whose
soil conditions are not able to absorb the anticipated sewage effluent
in accordance with Township or state regulations on a primary utilization
area, at least one backup utilization area.
K.
Where individual on-lot sanitary sewage disposal systems
are proposed, the developer shall either install such facilities or
require, by deed restriction or otherwise, as a condition of the sale
of each lot or parcel within such subdivision, that the on-lot sanitary
sewage disposal facilities be installed by the purchaser of said lot
at the time that the principal building is constructed. The minimum
standards set forth in the Township Sanitation Ordinance[2] and in the Pennsylvania Department of Environmental Protection
Regulations shall be observed by the developer and/or the owner of
the lot. No preliminary plan shall be approved with lots or buildings
requiring on-lot sanitary sewage disposal systems until each such
lot or building site has been found by the Township to be suitable
for on-lot disposal.
L.
The Township may require larger lots in subdivisions with on-lot sewage disposal, than as required by Chapter 185, Zoning, of Hanover Township, if the space requirements for septic tanks and primary drainage fields and one backup drainfield warrant such an increase.
M.
Cesspools and drilled sinks are prohibited.
N.
All connections to sanitary sewer laterals for nonresidential
development shall be made at a monitoring and plugging manhole constructed
at the end of the public portion of the sanitary sewer system. This
manhole shall be constructed as part of the publicly dedicated portion
of the sewer system adjacent to the property line. This manhole shall
be constructed in accordance with Township construction specifications.
A.
All lots and leased units in a subdivision or developed
land area shall be provided with adequate supply of water, at no cost
to the Township, by one of the following methods:
(1)
Connection to a central water system designed and
constructed by the developer to standards of the Pennsylvania Department
of Environmental Protection, Bethlehem Water Department, and/or private
water company approved by the Pennsylvania Public Utility Commission,
and the Township.
(2)
Individual on-lot water system in accordance with
minimum standards approved by the Pennsylvania Department of Environmental
Protection.
B.
Connection to a central water system shall be required
in the following subdivisions:
(1)
In all residential subdivisions with lot sizes less
than 20,000 square feet in area, or densities of more than two dwelling
units per acre.
(2)
In all residential subdivisions with lot size 20,000
square feet in area or larger, but less than one acre, and having
on-site sewage disposal system.
(3)
In all nonresidential subdivisions.
C.
The minimum working pressure during flow at the service
entrance to each lot or leased unit, in the outlying parts of the
distribution system, shall be 30 pounds per square inch. In the central
or built-up sections of the distribution system, normal working pressures
shall be 60 pounds per square inch and shall not be less than 35 pounds
per square inch. A minimum of 20 pounds per square inch shall exist
at any point in the system during periods of fire flow.
D.
Fire hydrants.
(1)
Wherever a central water system is provided by the
developer, sufficient fire hydrants shall be installed so that no
portion of the subdivision or developed land area is more than 300
feet from a fire hydrant. The hydrants shall be designed and constructed
according to the current Township and/or Bethlehem Water Department
standards.
(2)
Fire hydrants shall be supplied with sufficient volume
of water to deliver water at a minimum rate of 500 gallons per minute
in R1-R, R1-S, and A Districts, and 1,000 gallons per minute in all
other districts, for a minimum duration of two hours, with at least
20 psi residual pressure. The American Insurance Association method
of conducting fire flow tests shall be used.
E.
In all multifamily residential and nonresidential
subdivisions, the developer shall provide a fire protection system
to inhabited and public areas and other areas designated by the Township.
F.
The Township shall approve the design of all central
water systems and fire protection systems. The Township shall be guided
in this review by the standards listed below:
(1)
Pennsylvania Department of Environmental Protection;
(2)
Bethlehem Water Department;
(3)
The Insurance Services Office of Municipal Survey
Service;
(4)
The National Fire Codes as published by the National
Fire Protection Agency; and
(5)
The suggested regulations outlined in the Lehigh Valley
Planning Commission report on "Privately Owned Water Supply Systems"
dated September 1974, and as amended from time to time.
Swimming pool construction for private or public
use shall be regulated by applicable state or local regulations.
A.
All electrical utilities, including electric power,
telephone and television cable lines, shall be placed underground,
where feasible. The installation of underground facilities for all
utilities shall be performed in accordance with the current standards
of the utility company(ies) serving the subdivision.
B.
Electrical and gas utilities easement. Easements for
the installation of underground facilities for electric power, telephone,
television cable, and gas lines shall be provided, when necessary,
so that each lot or leased unit can be practically served.
(1)
Location. The location of such easements shall meet
the approval of all firms providing electrical and gas utilities,
and the approval of the Township. Electrical utility installations
shall be so located as to permit multiple installations within the
easements.
(2)
Width. Such easements shall have a total width of
20 feet, except along dedicated street right-of-way, where they may
be 10 feet wide.
(3)
Any portion of a water supply and distribution system,
and any portion of a sewage collection and disposal system, shall
not be permitted along such easements.
When streetlights are to be provided, the developer
shall be responsible for making the necessary arrangements with the
municipality and the public service company involved, provided, however,
that whether or not streetlights are initially installed, the developer
shall be responsible for providing utility easements and underground
conduit for future streetlighting installations upon consultation
with the public service company involved. The location poles or standards
shall be shown on the preliminary plan and shall be subject to review
and approval by the Township as to number and location.
A.
Land development abutting Route 22.
(1)
When a land development abuts U.S. Route 22 or any
arterial road as designated on the Township Map, the maximum allowable
exterior sound levels measured 20 feet away from any proposed principal
building on the side of the building closest to the predominant noise
source or at any other points where quiet outdoor space is required
for principal or accessory land uses, such as park areas, shall be:
|
Zoning Districts
|
Sound Level Limit, dB(A)Ldn
| |
|---|---|---|
|
Residential districts (R1-R, R1-S, R1-U, R-2)
|
65
| |
|
Commercial districts (C1, C-2)
|
75
| |
|
Employment districts (OI, IP)
|
75
|
(2)
If sound levels exceed these standards, a noise barrier
of a type shown in the United States Department of Transportation,
Federal Highway Administration Implementation Package 76-8 and Publication
FHWA-RD-76-58 (available from the Township Engineer) or other suitable
barrier acceptable to the Township, shall be constructed in such a
manner as to theoretically reduce the sound levels beyond the barriers
to or below the levels listed herein.
(3)
The noise barrier and a ten-foot-wide access right-of-way
shall be dedicated to the Township.
B.
Any residential building affected by vehicular or aircraft noise shall be designed so that the interior sound levels theoretically do not exceed 45 dB(A)Ldn (calculated with the windows closed). This may be accomplished by acoustical insulation of the building as specified in the U.S. Department of Transportation, Federal Highway Administration Publication FHWA-TS-77-202 (available from the Township Engineer) or by the erection of a suitable noise barrier (described in Subsection A) between the noise source and the building, or both.
C.
If a new highway is constructed or an existing arterial is upgraded so that the projected noise levels exceed the standards set forth in Subsection A (calculated at the minimum required setback line), then the erection of any noise barrier required by this chapter will be the responsibility of the builder of the road and not the adjacent landowners.
D.
A-WEIGHTING SOUND LEVEL
DECIBEL (DB)
LDN
NOISE
NOISE BARRIER
SOUND
SOUND LEVEL
Definitions. As used in this section, the following
terms shall have the meanings indicated:
The sound pressure level in decibels as measured on a sound
level meter using the A-weighting network. The level so read is designated
dB(A).
A unit for measuring the sound pressure level, equal to 20
times the logarithm to the base 10 of the ratio of the pressure of
the sound measured to the reference pressure, which is 20 micropascals
(20 micronewtons per square meter).
Day-night average calculated in accordance with the Department
of Housing and Urban Development Standard.
Any sound which annoys or disturbs humans or which causes
or tends to cause adverse psychological or physiological effects on
humans.
An earthen berm or a solid wall situated between a noise
source and a point so as to reduce the sound level at the point.
An oscillation in pressure, particle displacement, particle
velocity or other physical parameter, in a medium with internal forces
that causes compression and rarefaction of that medium. The description
of sound may include any characteristics of such sound, including
duration, intensity and frequency.
The weighted sound pressure level obtained by the use of
a sound level meter and frequency weighting network, such as A, B
or C, as specified in American National Standards Institute specifications
for sound level meters (ANSI S1.4-1971, or the latest revision thereof).
If the frequency weighting employed is not indicated, the A-weighting
shall apply.
