A.
Minimum
improvements. The minimum improvements required for all subdivisions
and land developments (including commercial and industrial) shall
be provided by the subdivider as set forth in this article.
B.
Additional
improvements. Additional or higher-type improvements may be required
in specific cases where, in the opinion of the Board of Supervisors,
they are necessary to create conditions essential to the health, safety
and general welfare of the citizens of the Township and to protect
the environment of the Township.
C.
Modifications
and exceptions. Where, owing to special conditions, a literal enforcement
of this chapter or its accompanying regulations would result in unnecessary
hardship, the Board of Supervisors may make reasonable modifications
and exceptions. Proof of unnecessary hardship must be presented to
the Planning Commission by the developer. The Planning Commission
shall review the applicant’s request and submit a written report
to the Board of Supervisors. The request for an exception shall be
reviewed at a public hearing of the Board of Supervisors who shall
make findings of fact consistent with the Comprehensive Plan and the
intent of this chapter. A written summary of any exception shall be
appended to the record plan.
The reminder of this article sets forth the construction standards
for several of the required improvements. Other construction standards
shall be pursuant to the Township Construction Standards Plan or as
approved by the Township Engineer.
A.
Placement.
Monuments and markers shall be placed so that the center of a scored
or marked point shall coincide exactly with the intersection of the
lines to be marked.
B.
Monuments.
(2)
Placement.
(a)
Monuments shall be placed flush with the ground.
(b)
Monuments shall not be placed until road grading has been completed.
(c)
Monuments shall be set as follows:
[1]
One at each angle of the perimeter of the property of all major
subdivisions and land developments.
[2]
Two monuments shall be required for each minor subdivision.
This monument shall be contiguous to the right-of-way line of a public
street, the parcel being subdivided out and the remaining tract of
land.
[3]
One at the beginning and end of all curves along street right-of-way
lines along one side of the street.
[4]
A minimum of one at each street intersection along the street
right-of-way line.
C.
D.
Any monuments or markers that are removed shall be replaced by a
licensed land surveyor at the expense of the person removing it.
A.
General. Streets shall be graded, improved and surfaced to the grades
and dimensions shown on plans, profiles and cross sections submitted
by the developer and approved by the Board of Supervisors.
B.
Design and construction standards.
(1)
Right-of-way grading. The entire right-of-way shall be graded to
the approved cross section. All trees, stumps and other material deemed
unsuitable by the Township Engineer shall be removed. The excavation
shall be backfilled and suitably compacted to 95% compaction with
wheel load testing and to the satisfaction of the Township Engineer.
The finished road surface, both the tangent and curve, shall be crowned
away from the center line. A proper superelevation (banked curves)
shall be required on arterials and collectors when the center-line
curve radii are less than 1,200 feet and may be required by the Township
Engineer on minor local streets when the center-line curve radii are
less than 600 feet.
(2)
Grading beyond right-of-way. Where the approved profile of the center
line requires excavation or earthfill to a depth exceeding six inches,
the subdivider or developer may be required to grade beyond the right-of-way
line in order to provide continuous slope from the right-of-way line
to the proposed elevation of the abutting property. Such grading beyond
the right-of-way shall maintain the original conditions of slope and
contours except where stormwater runoff designs dictate or warrant
improvement or alteration of the original slope and contours. Approved
plans, either preliminary or final, showing proposed grading, shall
be a covenant running with the land, unless altered by written permission
from the Board of Supervisors in conjunction with the Northampton
County Conservation District. In areas of earth excavation or earthfill,
such grading shall be done to a maximum slope of one foot vertical
to two feet horizontal or as required by the County Conservation District.
In areas of rock excavation, such grading shall be done to a maximum
slope of four feet vertical to one foot horizontal.
(3)
Trench excavation. All trenches excavated within the cartway of a
public street or right-of-way shall be backfilled with modified stone
and shall be compacted to 95% compaction with wheel load testing.
(4)
Drainage.
(a)
Parallel and cross drainage facilities shall be properly located, designed and installed to maintain proper drainage of the completed streets. Drainage facilities shall be designed in accordance with requirements of Chapter 163, Stormwater Management. Proper design and construction in accordance with those requirements may require the use of curb and gutter or paved drainage swales to prevent erosion. The minimum diameter of any cross drainage or culvert pipe shall be 15 inches.
(b)
HDPE pipe and reinforced concrete pipe are accepted pipe materials.
(c)
Open pipe ends must be fitted with concrete end walls, wing
walls or other approved method. The upstream ends of pipes shall be
fitted with a removable bar screen consisting of three-fourths-inch
steel rods spaced six inches on center.
(d)
No open pipes shall be allowed to end within the Township road
right-of-way, except in cases where new driveways must cross existing
deep roadside swales adjacent to existing Township roads. In the case
of these exemptions to the standard, the pipe shall be located as
far off the edge of pavement as possible (at least 20 feet from the
road center line).
(e)
Energy dissipaters shall be placed at the outlets of all pipes
where flow velocities exceed maximum permitted channel velocities.
(f)
Bridges and culverts shall be designed to support expected loads,
carry expected flows and be constructed to the full width of the right-of-way
in accordance with the 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 Engineer.
(g)
Consideration shall be given for subgrade drainage of those
soils subject to frost heave. Design of the roadbed in such locations
may require parallel drainage facilities and/or underdrains to properly
stabilize the subgrade. The Board of Supervisors may require that
such drainage facilities be provided. The design of such subgrade
drainage facilities shall be subject to the review and approval of
the Township Engineer.
(h)
Basic construction criteria. Construction of stormwater management
and erosion control facilities shall be in accordance with the approved
plans and accompanying specifications, if any. The construction details
and standards of the following publications in their most recent revision
shall be acceptable:
(i)
Construction. A set of approved design plans shall be maintained
on file at the site during construction as record drawings.
(j)
Observations of construction shall be the responsibility of
the Township or its designated representative and shall be conducted
to certify compliance with this chapter. The review and comments of
the Northampton County Conservation District shall be followed during
completion and implementation of the storm drainage and grading plan.
(5)
Subgrade.
(a)
The design and construction of the roadbed shall take cognizance
of the supporting capacities of the subgrade, with particular attention
to those soils which are subject to frost heave. Unsuitable soils
shall be removed and replaced, drained or otherwise stabilized to
provide adequate support for the roadbed and anticipated loads.
(b)
If the subdivider can prove to the satisfaction of the Township
Engineer that natural subbase material has adequate bearing capacity
and is well drained, the subbase required below may be omitted.
(c)
The subgrade shall be tested for proper stability, by the developer,
by test-driving a dump truck fully loaded with crushed aggregate or
gravel over the entire subgrade such that the Township Engineer may
witness the reaction of the subgrade, or by any other method chosen
by the Township Engineer.
(6)
Subbase, base and surface course. Road construction requirements
shall follow the Township Construction Standards Plan.
(7)
All materials, construction procedures and other specifications shall
be in conformance with the latest edition of the Pennsylvania Department
of Transportation Manual Form 408 and the Forks Township construction
standards.
(8)
Alternative designs. Alternative roadbed designs may be prepared
and will be considered. The alternate design must provide load capabilities
equivalent to or higher than the capabilities of the required designs
set forth. Alternate designs will be reviewed on the basis of design
recommendations of the Asphalt Institute or the American Concrete
Institute and be subject to the approval of the Board of Supervisors
and Township Engineer.
(9)
Cross section. Refer to the Township Construction Standards Plan.
(10)
Bridges and stream crossings. Bridges and other stream crossing
structures which are part of the proposed street system shall be designed
and constructed in accordance with current PennDOT standards and specifications.
Evidence of compliance with and approval of the Division of Dams and
Encroachments and the Pennsylvania Department of Environmental Protection
shall be provided by the developer, if applicable.
Minimum curb construction standards are as follows:
A.
Battered curbs of portland cement concrete shall be constructed pursuant
to the provisions of the Township Construction Standards Plan.
B.
Expansion and contraction joints shall be provided pursuant to the
provisions of the latest edition of PennDOT Publication 408.
C.
Gutter requirements shall be in conformance with good engineering
practice and subject to the approval of the Engineer.
D.
Portland cement concrete used in the construction of curbs and gutters
shall meet the minimum three-thousand-pounds-per-square-inch twenty-eight-day
strength test according to the American Society of State Highway Officials
(ASTM) Standards.
A.
Adequate provisions to maintain uninterrupted parallel drainage along
a public street at the point of driveway entry shall be made.
B.
Prior to final plan approval, the applicant shall submit copies of
PennDOT permits for roadways, driveways and any other appurtenances
proposed within state rights-of-way if applicable.
C.
Prior to preliminary plan approval, the applicant shall secure Township
road-opening permits (if applicable) for roadways, driveways and any
other appurtenances proposed within Township rights-of-way.
D.
Driveways in single-family-detached developments shall exist only
onto interior access streets, except where this can be specifically
shown by the developer to be impractical and he/she receives the approval
of the Board of Supervisors.
A.
Location. Sidewalks shall be located within the street right-of-way
on both sides of the street and shall be constructed pursuant to the
provisions of the Township Construction Standards Plan.
B.
Width. Sidewalks in single-family residential subdivisions or in
multifamily mobile home parks and nonresidential subdivisions or land
developments and street crosswalks shall have a minimum width as indicated
on the Township Construction Standards Plan.
C.
Required construction. Sidewalks and crosswalks shall be portland
cement concrete of a minimum thickness as indicated on the Township
Construction Standards Plan drawing and shall have a base of crushed
aggregate.
The developer shall provide the subdivision or land development
with adequate street signs at the intersections of all streets and
with any other signs required by the Board of Supervisors. Sign style,
color and lettering shall be subject to the approval of the Board
of Supervisors and shall match Township standards. Wooden poles are
not acceptable.
Streetlights shall be required to provide safe traffic circulation.
Such lights shall meet design standards indicated on the Township
Construction Standards Plan. Wooden poles are not acceptable. Streetlights
shall be located as follows:
Traffic signals and signs may be required when the Board of
Supervisors, after review and recommendation of the Planning Commission,
Township Police Chief, Township Fire Chief and Superintendent of Public
Works, deems them necessary to provide safe traffic circulation. Such
traffic signals and signs shall meet current design standards as established
by the Pennsylvania Department of Transportation.
A.
Street trees. The developer shall plant shade trees meeting the following
specifications within all rights-of-way of streets for land developments
and major subdivisions or, if deemed appropriate by the subdivider
or developer and approved by the Board of Supervisors, with a ten-foot
planting strip adjacent to all street rights-of-way. Where this latter
condition exists, a covenant running with the land shall so stipulate
and the responsibility for maintenance and replacement shall be borne
by the owner of record. (Street trees shall not be required where
existing trees meet the following requirements.)
(1)
Type of trees permitted. Trees shall be of nursery stock quality
of a species approved by the Township and 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 subdivider in selecting species. Trees within street rights-of-way
shall be a deciduous hardwood type, nonsusceptible to vehicular and
other air pollutants.
(2)
Street trees shall be chosen from the following list of approved
street trees:
(a)
Medium trees (from 30 feet to 40 feet in height).
|
Acer platanoides
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"Crimson King," crimson king red maple
| |
|
Tilia cordata
|
Littleleaf European linden
| |
|
Fraxinus velutina bra
|
Modesto ash
| |
|
Ulmus carpinifolia buisman
|
Buisman elm
| |
|
Sorbus aucuparia
|
Mountain ash
|
(b)
Large trees (over 40 feet in height).
|
Ginkgo biloba fastigiata
|
Maidenhair tree (male only)
| |
|
Acer saccharum
|
Sugar maple
| |
|
Fraxinus pennsylvanica
|
Green ash
| |
|
Liquidambar styraciflua
|
Sweetgum
| |
|
Quercus phellos
|
Willow oak
| |
|
Fraxinus americana
|
White ash
| |
|
Quercus palustris
|
Pin oak
| |
|
Quercus borealis
|
Red oak
| |
|
Quercus coccinea
|
Scarlet oak
| |
|
Sophora japonica
|
Chinese scholar tree
| |
|
Quercus macrocarpa
|
Bur oak
| |
|
Liriodendron tulipifera
|
Tulip poplar
| |
|
Gleditsia triacanthos
|
Thornless locust
| |
|
Acer rubrum
|
American red maple
| |
|
Quercus alba
|
White oak
|
|
NOTES:
| |
|---|---|
|
Other varieties of trees will be considered if the applicant
can demonstrate that they will be hardy in this area and nuisance
free.
|
(3)
Quality of trees. Trees allowed shall be of symmetrical growth, free
of insect pests and disease and durable under the maintenance contemplated.
Trees which have died, have become diseased or pest-ridden within
24 months from the time of roadway dedication shall be replaced by
the developer.
(4)
Size of trees permitted. The trunk diameter measured at a height
of six inches above the finished grade level shall be a minimum of
two to 2 1/2 inches. Depending on good planting practice with
reference to the particular species to be planted, the Township, if
applicable, may modify the size requirements of trees.
(5)
Location. In all subdivisions and land developments, trees shall
be planted along both sides of the street right-of-way at a maximum
interval of 100 feet. The location of shade trees will be subject
to the approval of the Board of Supervisors. If applicable, trees
may be planted between the sidewalk and building line at least three
feet from the sidewalk.
(6)
Planting. Besides conforming to all parts of this section, all planting
shall be done in conformance with standards of the American Association
of Nurserymen and any additional standards established by the Township.
(7)
Removal. After the street trees have become Township property, they
shall not be removed without approval of the Board of Supervisors.
B.
Ground cover requirements. Exposed ground surface in all parts of
the subdivision shall be paved or covered with stone screenings or
other solid material, or protected with a vegetative growth that is
capable of preventing soil erosion and the emanation of dust during
dry weather. The vegetative cover shall not be poisonous in nature.
C.
Final grading of lots. Lots shall be graded to desirable contours
pursuant to recommendations of the County Conservation District publications.
Specifically, steep slopes shall be avoided insofar as is practical,
such that high stormwater runoff velocities are kept to a minimum.
A.
Sanitary sewers shall be installed to adequately serve all lots with connections to any public or private central system which might exist and shall be subject to inspection by the Engineer and approval by the Board of Supervisors. See § 175-42G(2) and Appendix B.[1]
[1]
Editor's Note: Said appendix is included as an attachment to this chapter.
B.
Where the developer provides the subdivision with a centralized water supply system, it shall be subject to inspection by the Engineer and approval by the Board of Supervisors. See § 175-42G(1) and Appendix C.[2]
(1)
Fire hydrants and/or building connections (five-inch storz) shall
be provided pursuant to national code requirements and review by the
Forks Township Fire Chief.
[2]
Editor's Note: Said appendix is included as an attachment to this chapter.
C.
An adequate storm sewer system consisting of inlets and other underground drainage structures with approved outlets shall be constructed where the runoff of stormwater and the prevention of erosion cannot be accomplished satisfactorily by surface drainage facilities. Outlets shall be approved by the owners of the adjacent properties, by the Township Engineer and by the Board of Supervisors. See Chapter 163, Stormwater Management.
A.
Installation of these facilities shall follow requirements of the
appropriate utility companies and their particular national, state
and local code requirements. All utilities shall be installed underground.
B.
The plans shall include a plan note which provides as follows:
|
Applicant covenants that Applicant, Applicant's heirs, successors
and assigns: 1) shall not enter into an exclusive service arrangement
with a cable television and/or cable communications system provider;
and 2) shall permit equal access to all Township approved franchisees
to lay cable throughout the subdivision or land development at the
time of initial utility infrastructure construction.
|
A.
Location. The proposed development shall comply with the Township's
conceptual recreation path plan.
B.
Width. Recreation paths shall have an eight-foot paved width centered
within a twenty-foot-wide right-of-way.
C.
Required construction. Recreation pathways shall be constructed according
to the Township construction standards.
D.
Existing paths. The developer shall incorporate and improve upon
any existing paths within the project site. If existing off-site paths
abut the project site, the developer must connect his path system
to the existing paths.
A.
All entrances and exits to project sites adjacent to public roads
or public or private lands shall be constructed in accordance with
requirements of the County Soil Conservation Service. Mud and silt
shall not be tracked or deposited on the adjacent public roads or
private lands. If the developer deposits mud or silt upon public or
private lands and fails to adequately clean the area, the Township
may perform the cleanup and charge the developer for said service.
B.
Work shall be performed between the hours of 6:30 a.m. and 7:00 p.m.
Monday through Friday and 8:00 a.m. and 5:00 p.m. Saturday and Sunday.
No work shall be performed on the following days: New Year's Day,
Easter Sunday, Memorial Day, July 4, Labor Day, Thanksgiving and Christmas
Day.
A.
Swales with properties having a cross-sectional area in excess of
three square feet. Velocity in excess of four feet per second, or
flow in excess of five cubic feet per second shall be lined with riprap
consisting of stone of the required size, thickness and gradation.
The riprap shall be separated from the soil by a layer of geotextile
pursuant to PennDOT Publication 408, Sections 212, 735 and 850, and
the geotextile manufacturer's recommendations. Riprap stone size,
thickness and gradation shall be determined by use of the Isbash Curve
or other approved method.
B.
Other swales shall be seeded with mixtures pursuant to County Soil
Conservation Service requirements. The use of low-maintenance ground
covers is encouraged.
A.
Detention basins shall be designed pursuant to the provisions of Chapter 163, Stormwater Management, of the Code of Forks Township.
B.
Emergency spillways and downstream areas shall be lined as approved
in the sole discretion of the Township Engineer.
[Amended 10-19-2017 by Ord. No. 353]
C.
Side slopes inside and outside of the basin shall be constructed
to a slope not to exceed four horizontal to one vertical if the basin
is to be dedicated to the Township. If the basin is to be privately
owned and operated, the side slopes may be constructed to a slope
not to exceed three horizontal to one vertical, provided that basin
maintenance does not require frequent mowing and that appropriate
stabilization measures are utilized to prevent erosion and ensure
the integrity of the embankment.
[Amended 10-19-2017 by Ord. No. 353]
D.
In embankment areas, a ten-foot-minimum horizontal top width shall
be provided, except for basins with a depth of 18 inches or less,
in which the top width may be reduced in the sole discretion of the
Township Engineer.
[Amended 10-19-2017 by Ord. No. 353]
E.
If conditions warrant, a low-flow channel should be provided through
the basin.
F.
Basins shall be seeded with mixtures pursuant to County Soil Conservation
Service requirements. The use of low-maintenance ground covers is
encouraged.
G.
Basins shall be landscaped with shrubbery and coniferous trees. A
planting plan shall be submitted along with the basin design.
H.
The Township shall require an applicant to surround a detention basin
with a fence, including suitable gates to permit access of maintenance
vehicles (ten-foot-minimum width), if any of the following conditions
are present:
[Amended 10-19-2017 by Ord. No. 353]
(1)
The maximum depth of water in the basin after a twenty-five-year
storm is greater than 30 inches.
(2)
The basin is intended to hold water in excess of 12 inches for periods
longer than 24 hours after the rainfall subsides.
(3)
The inside slopes of the detention basin will be steeper than four
horizontal to one vertical.
(4)
The detention basin is to be dedicated to the Township.
J.
For basins without direct access to a public or proposed public street,
a thirty-foot-wide access easement leading to such a street shall
be provided.
K.
Any owner of an existing detention basin that does not meet the requirements set forth in Subsection H may remove a fence that surrounds the detention basin provided the owner executes a hold harmless and indemnification agreement in favor of the Township related to the removal.
[Added 10-19-2017 by Ord.
No. 353]
Pursuant to the provisions of Chapter 71, Brush, Grass and Weeds, the developer shall properly maintain the vegetation on his site.
The developer shall be responsible for locating existing underground
utility facilities prior to commencement of construction activities.
The Pennsylvania One Call System, Inc., (800/242-1776), will contact
member utilities. Nonmember utilities shall be contacted individually.
