The design standards and requirements outlined
in this article will be applied by the Township Planning Commission
and Board of Supervisors in evaluating plans for all proposed subdivision
and land developments. Development shall be planned, reviewed, and
carried out in conformance with all Township, county, state and other
applicable laws and regulations. Whenever other Township ordinances
or regulations impose more restrictive standards and requirements
than those contained herein, such other regulations shall be observed.
A.
Land requirements. Land shall be suited to the purpose
for which it is to be subdivided. Land with unsafe or hazardous conditions
such as open quarries, unconsolidated fill, or steep slopes shall
not be subdivided unless the subdivision plan provides for adequate
safeguards which are approved by the Township Planning Commission
and Board of Supervisors.
B.
Coordination requirements. Subdivision and land development shall be compatible with applicable provisions of other land and regional planning documents, such as the Township Comprehensive Plan; Chapter 180, Zoning; and the Township Official Sewerage Plan. Street patterns shall be coordinated with existing or approved nearby subdivision or neighborhoods and with the Township Official Map, so that the area as a whole may develop harmoniously. Consideration shall also be given to the impact of the proposal on existing or proposed community facilities.
A.
Block layout. Block dimensions and geometry shall
be determined with due regard to:
B.
Block length.
(1)
Residential blocks shall ordinarily be no less than
500 feet in length or no more than 1,600 feet in length.
(2)
In the design of blocks longer than 1,000 feet, special
consideration shall be given to the requirements of satisfactory fire
protection.
(3)
Where practicable, blocks along arterial and collector
streets shall be no less than 1,000 feet long.
C.
Block depth. Residential blocks shall be of sufficient
depth to accommodate two tiers of lots, except:
D.
Lot layout.
(1)
Within the requirements of Chapter 180, Zoning, size, shape, and orientation of lots shall be appropriate for the type of development and use contemplated.
(2)
Insofar as practical, side lot lines shall be at right
angles to street lines or radial to curved street lines. Where radial
lines are impossible, the line must be clearly indicated "nonradial"
on the plan.
(3)
Where feasible, lot lines shall follow municipal boundaries
rather than cross them, in order to avoid jurisdictional problems.
(4)
Generally, the depth to width ratio of residential lots shall not
be less than one to three (1:3) nor more than three to one (3:1).
[Amended 6-14-2011 by Ord. No. 2011-1]
(5)
Corner lots shall have equal setbacks from the lot
lines along both streets.
(6)
Depth and width of parcels intended for nonresidential
uses shall be adequate for the use proposed and sufficient to provide
satisfactory space for on-site parking, loading and unloading, setbacks,
landscaping, etc.
(7)
If, after subdivision, there exists remnants of land,
they shall be either incorporated in existing or proposed building
lots, or legally dedicated to public use, if acceptable to the Township.
(8)
Notwithstanding anything herein to the contrary, no
subdivision or land development shall segregate a portion of said
land, whether to be retained by the owner, or otherwise conveyed,
unless said land has been deemed to be suitable for development at
the time of the approval of the subdivision or land development by
the Board of Supervisors. In the event that a portion of the land
comprising the subdivision or land development shall not be suitable
for development for any reason, said portion shall be included in
the area contained in an adjacent lot which is otherwise suitable
for development.
E.
Lot access.
(1)
All lots shall abut and have direct driveway access
to an existing or proposed public street, except that, in the PRRC
zone, all lots shall abut and have direct driveway access to an existing
or proposed public or private street.
[Amended 3-8-2016 by Ord.
No. 2015-13]
(2)
Double or reverse frontage lots may be required to
provide separation of residential development from collector and arterial
streets or to overcome specific disadvantages of topographic or other
natural features of the proposed subdivision tract.
(3)
Where direct access to an arterial street cannot be
avoided, adequate turnaround space shall be provided behind the right-of-way
line.
(4)
Except as otherwise set forth herein, all residential
reverse frontage lots shall have a rear yard with a minimum depth
of 75 feet, measured along the shortest distance from the proposed
dwelling unit to the ultimate right-of-way and shall, within such
rear yard and immediately adjacent to the right-of-way, have a planting
screen easement of at least 10 feet in width, across which there shall
be no right of access.
[Amended 3-8-2016 by Ord.
No. 2015-13]
(a)
In the PRRC zone, all residential reverse frontage lots, except those abutting an alley, shall have a rear yard with the minimum setback provided in § 180-18.1E measured along the shortest distance from the proposed dwelling unit to the ultimate right-of-way and shall, within such rear yard and immediately adjacent to the right-of-way, have a planting easement that shall:
(5)
Access to a state road or highway requires authorization
from the Pennsylvania Department of Transportation and receipt of
a valid highway occupancy permit.
(6)
Driveways to single-family residences shall intersect
streets at angles of no less than 60º. All other driveways or
access roads shall intersect streets at right angles, where practicable,
and in no case less than 75º.
(7)
Widths of access roads or driveways shall be in accordance
with the following standards:
(a)
Access roads for multifamily residential, and
all nonresidential subdivisions shall be no less than 20 feet in width
and shall not exceed 50 feet in width at the street line for two-way
use to allow for optional landscaped islands. If there are no landscaped
islands, the width of any access road shall not exceed 38 feet in
width. The width measurement shall not include the curb returns, but
shall include the shoulders of the cartway (that is, the width measurement
shall include all “blacktop”).
[Amended 3-8-2016 by Ord.
No. 2015-13]
(b)
Driveways for single-family dwellings (not residential subdivisions)
shall be no less than 10 feet in width.
[Amended 3-28-2017 by Ord. No. 2017-1]
(c)
The provisions of § 147-17E(7)(a) shall not apply and, in lieu thereof, the Pennsylvania Department of Transportation (“PennDOT”), 67 Pa. Code Chapter 441 (“Chapter 441”) standards and/or other applicable PennDOT standards shall govern in the case of:
[1]
Any driveway or access road providing access to a state road or highway
and which qualifies as either a medium- or high-volume driveway (as
those terms are defined by Chapter 441);
[2]
Any driveway or access road providing access to a Township road and
that would otherwise qualify as either a medium- or high-volume driveway
pursuant to Chapter 441 (based on the number of projected trips) were
it providing access to a state road or highway.
(8)
To provide safe and convenient ingress and egress, access road and
driveway accesses shall be rounded at the following minimum radii:
[Amended 3-28-2017 by Ord. No. 2017-1]
(a)
Access drive/road entrances for multifamily residential developments,
mobile home parks, and all nonresidential subdivisions shall be rounded
at a minimum radii of 25 feet (turning template for largest anticipated
vehicle).
(b)
Single-family residential driveway entrances shall be rounded
at a minimum radii of 10 feet.
(9)
Access road and driveway grades shall not exceed 7% when access is
to an arterial street or 10% otherwise, except:.
[Amended 6-14-2011 by Ord. No. 2011-1; 3-8-2016 by Ord. No. 2015-13]
(a)
The initial 20 feet from the curbline or edge of shoulder of a public
street shall be a maximum of five-percent grade;
(b)
In the PRRC zone, access road and driveway grades shall not exceed
a grade of 12%. In addition, at no time shall there be a total change
in grade on the driveway that is greater than 8%. There also shall
be at least 10 linear feet from the start to end of the grade change.
(10)
The edge of an access road or driveway at the
point of access to a street shall not be located closer to the edge
of a street intersection than the following distances:
[Amended 3-8-2016 by Ord.
No. 2015-13; 3-28-2017 by Ord. No. 2017-1]
(a)
For single-family residential subdivisions:
[1]
If either street is an arterial street: 150
feet.
[2]
If either street is a collector street: 100
feet.
[3]
If both streets are local streets: 75 feet.
[4]
In the PRRC zone, all proposed access drives to a single-family dwelling
shall be set back a minimum of 50 feet from the center line of the
intersection of two local streets. In the event of a “T”
intersection, all proposed access drives to a dwelling unit shall
be directly opposite the intersecting local street or 50 feet from
the center line of the intersection of the two streets.
[Added 3-8-2016 by Ord.
No. 2015-13]
(b)
For multifamily residential developments, and
all nonresidential subdivisions and land developments:
[1]
If either street is an arterial street: 400
feet.
[2]
If either street is a collector street: 300
feet.
[3]
If both streets are local streets: 200 feet.
[4]
In the PRRC zone, all proposed access drives to a building shall
be set back a minimum of 50 feet from the center line of the intersection
of two local streets, except that, if a cartway width is greater than
38 feet, all proposed access drives to a building shall be set back
a minimum of 100 feet from the center line of the intersection of
two local streets. In the event of a “T” intersection,
all proposed access drives to a dwelling unit shall be directly opposite
the intersecting local street or 50 feet from the center line of the
intersection of the two streets.
(11)
Where access to land within a subdivision or
land development will be solely by proposed roads within an adjoining
municipality, the Township may require assurance from the adjoining
municipality that adequate provisions have been made to insure construction
of the proposed access roads.
(12)
After consideration of street speeds, traffic
volumes, projected traffic generated at a proposed land use, and the
location and arrangement of existing and proposed driveways and intersections,
the Township may require the subdivider to install at his expense
an acceleration or deceleration lane, or both, to serve a proposed
driveway. If additional street right-of-way is required to construct
the acceleration or deceleration lane, the additional right-of-way
shall be provided by the subdivider. When required by the Township,
the subdivider shall furnish a study to the Township which will provide
the information necessary to permit the determination as to whether
an acceleration or deceleration lane is required.
(13)
Subdivision shall be designed to minimize the
number of driveway intersections with existing public roads. Whenever
deemed feasible by the Township and required by the Township to minimize
driveway or accessdrive intersections with existing Township roads
(thus lessening interruptions to traffic flow and accident hazards
and minimizing sedimentation and runoff problems onto existing public
roads) subdivision shall be provided with internal streets on which
proposed lots will front and to which the lots will have driveway
access.
[Amended 3-28-2017 by Ord. No. 2017-1]
(14)
Provisions shall be made at all intersections
of driveways with streets to ensure adequate stormwater drainage and
erosion and sediment control. The Township may require subdivision
plans to show a typical treatment of the construction of driveways
and handling of storm drainage where the driveway intersects a street.
The Township may further require, as a condition of approval of a
subdivision plan, that prior to the issuance of zoning or building
permits for a lot, that the specific proposals for the construction
of that driveway and treatment of storm drainage and erosion and sediment
control for that driveway be submitted to the Township for approval.
(15)
Driveway location.
(a)
Driveways shall be placed at locations at which
sight distance is adequate to safely allow each permitted movement
to be made into or out of the driveways; such that the free movement
of normal street traffic is not impaired; such that the driveways
will not create a hazard; and such that the driveway will not create
an area of undue traffic congestion on streets.
(b)
The Township may require the driveway to a lot
which abuts two or more streets to be restricted to that street which
can more safely accommodate its traffic. The Township may also require
a driveway to be located directly across from a driveway on the opposite
side of the street the driveway intersects if the Township judges
that offset driveways will create a safety hazard.
(c)
The Township may require the permissible location
of a driveway for a lot to be shown on the subdivision plan, and further
require that driveway locations be subject to approval of the Township.
(d)
A clear sight triangle of a minimum of 25 feet
shall be provided at the intersection of a driveway servicing a one-
or two-family dwelling with a Township street. A clear sight triangle
of a minimum of 40 feet shall be provided at the intersection of all
other driveways with Township streets. Such clear sight triangles
shall be measured from the center line of the street and measured
along the center line of the street and driveway.
(e)
Within such clear sight triangles, no vision-obstructing
object shall be permitted which obscures vision above the height of
30 inches and below the height of 10 feet, measured from the center
line grades of the intersecting driveway and street.
(16)
The Township may require the subdivider to submit
with his subdivision plans evidence that the above, and the other
standards for driveway established in this section, can be met for
each lot where doubt exists as to the feasibility of meeting the standards.
Upon recommendation of the engineer and approved by the Supervisors,
the strict enforcement of the driveway placement requirement can be
waived for cause shown.
A.
Dedications.
(1)
Major subdivision. All existing or new streets within
the boundaries of land being subdivided, and intended for public use,
shall be conveyed to the Township in fee, upon completion of all required
improvements by the developer and acceptance by the Township Board
of Supervisors.
(2)
Minor subdivisions. In the case of minor subdivision
where all lots front on existing roads the aforementioned dedication
shall be made along the entire frontage of the tract being subdivided
except:
B.
General requirements.
(1)
Design.
(a)
Proposed streets shall be property related to
the road and highway plans of the state, county and municipality.
streets shall be designed to provide adequate vehicular access to
all lots or parcels and with regard for topographic conditions, projected
volumes of traffic, and further subdivision possibilities in the area.
(b)
All design elements of all streets, including horizontal and vertical alignment, sight distance and superelevation, are subject to review and approval by the Township. When reviewing the design of streets, in addition to the standards in this chapter, the Rural Design Criteria in the Pennsylvania Department of Transportation Design Manual Part 2. Highway Design, latest edition, and A Policy On Geometric Design of Rural Highways, AASHTO, latest revision, shall be consulted to assure that the road design is in accordance with acceptable engineering practice. Refer to § 147-32.
(2)
The street system of a proposed subdivision or land
development shall be designed to create a hierarchy of street functions
which includes collector and local streets, except that in the PRRC
zone, all streets shall be local streets, either public or private.
In the PRRC zone, the roadway connecting Cherryville Road to Indian
Trail Road shall be a private street built to Township standards,
closed to the public, except for access granted for police, fire,
and emergency services. If gates are installed on the roadway, a key
or entrance code, as applicable, shall be provided to police, fire,
and emergency services. For large events having significant traffic
generation in the nonresidential development of the PRRC zone as determined
by management of the hotel in the PRRC zone, the roadway connecting
Cherryville Road to Indian Trail Road shall be open for vehicles to
exit to Indian Trail Road and/or Cherryville Road, as needed for efficient
traffic management. Residential driveways, shared driveways, access
drives, and alleys within the PRRC zone shall be permitted access
to the roadway connecting Cherryville Road to Indian Trail Road. The
width of the road connecting Cherryville Road to Indian Trail Road
shall be 28 feet if designed to have no parking on either side, or
30 feet if parking is to be allowed on one side of the road; parking
is not allowed on both sides of that road.
[Amended 3-8-2016 by Ord.
No. 2015-13; 10-27-2020 by Ord. No. 2020-5]
(3)
The street system of a proposed subdivision or land
development shall be designed to minimize street intersections and
pedestrian-vehicular conflict points.
(4)
Proposed local streets shall be designed to discourage
through traffic and excessive speeds. However, the developer shall
give adequate consideration to provision for the extension and continuation
of arterial and collector streets into and from adjoining properties.
(5)
Where, in the opinion of the Township Planning Commission,
it is desirable to provide for street access to adjoining property,
streets shall be extended by dedication to the boundary of such property.
Distances between access points to adjoining property shall be based
on block length standards set forth herein.
(6)
Width.
(a)
Where a multifamily or nonresidential subdivision
or land development abuts an existing street of improper width or
alignment, the Township Planning Commission may require redesign and
reconstruction to widen the street or correct the alignment.
(b)
Where a subdivision or land development fronts
on and will provide for vehicular access to and from an existing Township
road which does not meet the minimum width requirements for pavement,
shoulders and clearance beyond shoulder established in Table 3 of
the latest edition of Guidelines For Design of Local Roads and Streets
issued by the Pennsylvania Department of Transportation, the Township
may require the subdivider to improve, at the subdivider's expense,
the Township road along the road frontage of such subdivision or land
development to meet those width standards along such frontage for
pavement shoulders and clearance beyond shoulder. Pavement shall be
constructed in accordance with Pavement Design Guidelines for Rural
Areas in Guidelines For Design of Local Roads and Streets. Shoulders
shall be paved shoulders, Type 3 paved shoulders, constructed at a
minimum depth of six inches in accordance with the requirements of
the latest edition of PennDOT Specifications, Form 408. In addition,
provision shall be made for adequate drainage along the sides of the
roads. Such drainage provisions shall be approved by the Township.
[Amended 10-27-2020 by Ord. No. 2020-5]
(7)
Where a subdivision or land development abuts or contains
an existing or proposed arterial, expressway or major or minor traffic
street, the Township Planning Commission may require marginal access
streets, reverse frontage lots, or other such treatment as will provide
protection for abutting properties, reduction in the number of intersections
with the arterial street, and separation of local and through traffic.
Where a subdivision borders on or contains a limited access highway
or a railroad right-of-way, the Township Planning Commission may require
a street approximately parallel to and on each side of such right-of-way
at a distance suitable for appropriate use of the intervening land;
as for park purposes in residential districts. Such distances shall
also be determined with due regard for the requirements of approach
grades and future grade separations.
(8)
If the lots in the development are large enough for
resubdivision, or if a portion of the tract is not subdivided, suitable
access and street openings for such an eventuality shall be provided.
When reservations for future streets will adjoin lots to be developed
prior to the construction of the streets, the subdivider shall determine
the proposed grades of the future streets and the extent of the area
necessary for the construction of those streets. If the area necessary
for the construction of the streets extends beyond the proposed street
right-of-way lines, all excavation and grading necessary for the roads
beyond the right-of-way lines shall be done as required improvements
in conjunction with the subdivision which contains the adjoining lots
or else construction easements shall be provided on the adjoining
lots, sufficient to permit construction of the future streets.
C.
Street widths. Street right-of-way and cartway widths
in proposed subdivisions shall conform to the general standards in
the following table unless otherwise directed by the Township Planning
Commission. The general standards set forth may be modified by the
Township Planning Commission upon the recommendation of the Township
Engineer or the Lehigh Valley Planning Commission when an analysis
of the proposed development densities, provisions for off-street parking,
and the projected traffic volumes indicate a need for such modification.
The burden of proof shall be upon the developer to justify the adequacy
of the rights-of-way or cartway widths which are less than those set
forth in the following table.
[Amended 3-8-2016 by Ord.
No. 2015-1310-27-2020 by Ord. No. 2020-5]
(1)
Street widths within the PRRC Zone. Within the PRRC zone, the minimum
cartway and right-of-way widths shall be as indicated in the following
table. All private streets, including alleys within the PRRC zone,
shall be provided with a clear right-of-way or access easement (for
which the right-of-way widths will apply). The applicant shall demonstrate
that the below minimum widths will be adequate to accommodate the
largest anticipated vehicle(s) required to service the areas of the
site and provide satisfactory sight distance and circulation where
they are proposed. In the event that they are not adequate, the minimum
widths shall be increased as required to meet the above criteria.
|
Cartway Width
(min. feet)
|
Right-of-Way Width
(min. feet)
| |
|---|---|---|
|
One-way street (1-sided parking)
|
20
|
40
|
|
Two-way street (1-sided parking)
|
24
|
50
|
|
Two-way street (2-sided parking)
|
30
|
50
|
|
Alley (one-way)*
|
12
|
20
|
|
Alley (two-way)*
|
16
|
20
|
|
*Perpendicular parking shall only be permitted adjacent to alleys
and no other parking is permitted adjacent to alleys.
| ||
D.
Horizontal curves.
(1)
Whenever street center lines are deflected more than
5º within 500 feet, connection shall be made by horizontal curves.
(2)
Horizontal curves shall be designed to produce the
following minimum sight distances:
|
Design Speed
(miles per hour)
|
Minimum Sight Distance
(feet)
| |
|---|---|---|
|
20
|
150
| |
|
25
|
175
| |
|
30
|
200
| |
|
35
|
240
| |
|
40
|
275
| |
|
45
|
320
| |
|
50
|
350
| |
|
55
|
425
|
(3)
A minimum tangent of 75 feet shall be required between curves and between a curve and a street intersection, except that in the PRRC Zone, no minimum tangent distance is required between curves along primary through streets and street intersections, provided that the sight distance criteria required by § 147-18D(2) is met within 75 feet of the intersection, and the primary through street has a minimum center line radius of 200 feet. The intersecting side street shall be required to maintain a tangent distance to 20 feet behind the proposed stop bar (as measured from the intersecting center lines) and intersect the primary street at a 90° angle. Measurements shall be made along the center line of streets.
[Amended 3-8-2016 by Ord.
No. 2015-1310-27-2020 by Ord. No. 2020-5]
(4)
Minimum center line radii for horizontal curves shall
be as follows, provided that the Township may permit smaller center
line radii when the subdivider substantiates that the minimum sight
distance required above will be provided:
|
Design Speed
(miles per hour)
|
Minimum Center Line Radius
(feet)
| |
|---|---|---|
|
20
|
100
| |
|
25
|
150
| |
|
30
|
230
| |
|
35
|
310
| |
|
40
|
430
| |
|
45
|
550
| |
|
50
|
700
| |
|
55
|
850
|
E.
Street grades.
(1)
There shall be a minimum center line grade on all
streets of 75%, unless otherwise permitted by the Township Planning
Commission.
(3)
Intersections shall be approached on all sides by
leveling areas. Such leveling areas shall have a minimum length of
75 feet (measured from the intersection of the center lines), within
which no grade shall exceed a maximum of 5%. In the PRRC zone, the
foregoing provision shall apply only to the intersecting street so
long as the through street does not exceed a maximum grade of 8% within
75 feet of the center line of the intersecting street.
[Amended 3-8-2016 by Ord.
No. 2015-13]
(4)
Cross-slopes for roadways shall be 2% and cross-slopes
for shoulders shall be a minimum of 6%. Where design dictates gutters
having side slopes steeper than five horizontal to one vertical, culverts
shall be required under driveway crossings.
F.
Vertical curves.
(1)
Vertical curves shall be used at changes in grade
exceeding 1%.
(2)
Vertical curves shall be designed to produce the following
minimum sight distances:
|
Design Speed
(miles per hour)
|
Minimum Required Sight Distance
(feet)
| |
|---|---|---|
|
20
|
150
| |
|
25
|
175
| |
|
30
|
200
| |
|
35
|
250
| |
|
40
|
300
| |
|
45
|
375
| |
|
50
|
450
| |
|
55
|
550
|
(3)
Over summits or in depressions, vertical curves shall
not produce excessive flatness in grade.
G.
Intersections.
(1)
Streets shall intersect at right angles whenever practicable.
Where local streets intersect collector or arterial streets the angle
of intersection at the street center lines shall in no case be less
than 75º. No two streets shall intersect with an angle of intersection
at the center lines of less than 60º.
(2)
Multiple intersections involving the junction of more
than two streets shall be prohibited.
(3)
Two streets intersecting a third street from opposite
sides shall either intersect with a common center line or their center
line shall be offset according to the following standards:
(a)
The two streets shall be separated by a distance
of 150 feet between center lines measured along the center line of
the street being intersected when all streets involved are local streets.
(b)
The two streets shall be separated by a distance
of 400 feet between center lines measured along the center line of
the street being intersected when one or more of the streets involved
is a collector street.
(c)
The two streets shall be separated by a distance
of 1,000 feet between center lines measured along the center line
of the street being intersected when one or more of the streets involved
is an arterial street.
(4)
Street curb intersections shall be rounded by a tangential
arc with a minimum radius of 34 feet. In the PRRC Zone, street curb
intersections shall be rounded by a tangential arc with a minimum
radius of 25 feet.
[Amended 10-27-2020 by Ord. No. 2020-5]
(5)
Street right-of-way lines, whenever possible, shall
be parallel to (concentric with) curb arcs at intersections.
(6)
Street right-of-way lines at intersections shall be
rounded by a tangential arc with a minimum radius of 25 feet.
(7)
Clear sight triangles shall be provided at all street
intersections. The triangle area shall be graded and/or sight obstructions
removed to permit unimpeded vision between a height of two feet to
10 feet above the center lines. Such triangles shall be established
as measured from road center lines a distance of:
(a)
Seventy-five feet from the point of intersection
of the center line of two streets where both are local streets.
(b)
One hundred feet from the point of intersection
of the center line of two streets where one is a collector street.
(c)
One hundred fifty feet from the point of intersection
of the center lines of two streets where one is an arterial street.
(d)
Whenever a portion of the line of such triangles
occurs within the proposed building setback line, such portion shall
be shown on the final plan of the subdivision or land development,
and shall be considered a building setback line.
H.
Cul-de-sac streets.
(1)
Dead-end streets are prohibited unless designed as
cul-de-sac streets or designed for future access to adjoining properties
in residential subdivisions or development only.
(2)
Any dead-end street which is constructed for future
access to an adjoining property or because of authorized stage development,
and which is open to traffic and exceeds 200 feet in length, shall
be provided with a temporary, all-weather turnaround. The turnaround
shall be completely within the boundaries of the subdivision and the
use of the turnaround shall be guaranteed to the public until time
as the street is extended.
(3)
Cul-de-sac streets, permanently designed as such,
shall not exceed 800 feet in length and shall not furnish access to
more than 10 units, except that within the PRRC zone, the following
criteria apply:
[Amended 3-8-2016 by Ord.
No. 2015-13]
(a)
Cul-de-sac streets, permanently designed as such, shall not exceed
800 feet in length; provided, however, that the cul-de-sac street
may be up to 1,200 feet in length if reviewed and approved by the
Township. Cul-de-sac streets may furnish access up to 15 units if
reviewed and approved by the Township.
(b)
Any cul-de-sac street that exceeds 800 feet in length or furnishes
access to more than 10 units shall have an emergency access provided
as an alternative route of ingress/egress.
(4)
All cul-de-sac streets, whether permanently or temporarily
designed as such, shall be provided at the closed end with a fully
paved turnaround. The turnaround may be offset to the right but turnarounds
offset to the left shall be prohibited.
(5)
The minimum radius to the pavement edge or curb line
shall be 40 feet, and the minimum radius of the right-of-way line
shall be 50 feet.
(6)
The center line grade on a cul-de-sac street shall
not exceed 10%, and the grade of the turnaround proper shall not exceed
5%.
I.
Curbing and sidewalks.
(1)
Curbing and sidewalks shall be required on both sides
of streets and adjacent to parking areas in multifamily developments.
(2)
Curbing shall be required as an interface between
paved and grassed areas in commercial and industrial subdivisions
or land developments, at the discretion of the Board of Supervisors.
(3)
Curbing, constructed in accordance with the standards
herein set forth, shall be required in all subdivisions having five
of more lots, in major subdivisions or in land developments throughout
the Township.
(4)
Sidewalks shall be required in subdivisions where
lots are 80 feet or less in width, if it would be desirable to continue
sidewalks that are existing in adjacent subdivisions, or to provide
access to community facilities, such as schools, shopping areas and
recreation areas.
(5)
Sidewalks shall be located within the street right-of-way,
no closer than six inches from the right-of-way line, and shall be
a minimum of five feet wide, except along collector and arterial streets,
and adjacent to shopping centers, schools, recreation areas, and other
community facilities, where they shall be a minimum of six feet wide.
(6)
Generally, a grass planting strip having a minimum
width of three feet should be provided between the curb and sidewalk.
(7)
The maintenance of sidewalk areas shall be the responsibility
of the abutting lot owners, homeowners' association or developer.
(8)
In
residential areas in the PRRC zone, sidewalks shall be required on
both sides of the street, except for lots of 7,000 square feet or
larger, dwelling units adjacent to (i.e., immediately bordering) the
seminary, agricultural areas, and stormwater management facilities.
For areas of lots sized 7,000 square feet or more, a pedestrian pathway
may be provided in lieu of sidewalks as long as either a sidewalk
or a pedestrian pathway is provided. The homeowners' association shall
be responsible for maintenance, including snow removal, of pedestrian
pathways within the residential area of the PRRC zone. In nonresidential
areas in the PRRC zone, sidewalks shall be required adjacent to the
side(s) of the street where the nonresidential use is located, unless
a pedestrian pathway is provided for internal circulation. To the
extent reasonably practicable, in the PRRC zone, a pedestrian circulation
plan shall be developed showing inconnectivity between neighborhoods
and/or uses.
[Added 3-8-2016 by Ord.
No. 2015-13; amended 10-27-2020 by Ord. No. 2020-5]
J.
Street names.
(1)
Proposed streets which obviously are in alignment
with others already existing and named shall bear the names of the
existing streets.
(2)
In no case shall the name of a proposed street duplicate
an existing street name in the Township and in the postal district,
irrespective of the use of the suffix street, road, avenue, boulevard,
drive, way, place, court, lane, etc.
K.
Alleys.
[Amended 3-8-2016 by Ord.
No. 2015-13]
(1)
Alleys are prohibited unless permitted by the Township,
except that in the PRRC Zone, alleys shall be permitted. In all areas
except the PRRC Zone, the design of alleys shall be subject to approval
by the Township. In the PRRC Zone, perpendicular parking is permitted
adjacent to alleys in designated parking areas.
[Amended 10-27-2020 by Ord. No. 2020-5]
(2)
Service streets shall not be dedicated to general
public use and perpetual maintenance shall be the responsibility of
the developer or homeowners association.
[Amended 10-27-2020 by Ord. No. 2020-5]
(3)
All design elements of alleys, including horizontal and vertical alignment, sight distance and super elevation, are subject to review and approval by the Township. When reviewing the design of alleys, in addition to the standards in this chapter, the Rural Design Criteria in the Pennsylvania Department of Transportation Design Manual Part 2; Highway Design, latest edition; and A Policy on Geometric Design of Rural Highways, AASHTO, latest revision, shall be consulted to assure that the road design is in accordance with acceptable engineering practice. Refer to § 147-32 (provided, however, that any references to width and the curbing, guide rails and sidewalk provisions shall not apply to an alley in the PRRC zone).
L.
Snow storage
easement.
[Added 3-8-2016 by Ord.
No. 2015-13]
(1)
A
snow storage easement shall be a nonexclusive easement to plow, cast,
and store snow that has fallen in adjacent public and private streets,
access drives, alleys, shared driveways, and parking lots.
[Amended 10-27-2020 by Ord. No. 2020-5]
(2)
Unless
it can be demonstrated to the Township that sufficient snow storage
space exists in proximity to public and private streets, access drives,
alleys, shared driveways and parking lots, a snow storage easement
shall be provided in a location that is proximate to all public and
private streets (including at the terminus of a cul-de-sac bulb),
access drives, alleys, shared driveways and parking lots.
[Amended 10-27-2020 by Ord. No. 2020-5]
(3)
The
size of the snow storage easement shall be determined by the Township,
in its reasonable discretion. The snow storage easement shall be free
of utility terminal boxes, mailboxes and other facilities that may
hamper snow storage or may require accessibility during snow periods.
Street curbs located along a snow storage easement shall be depressed.
If applicable, sidewalks shall be located outside a snow storage easement.
A.
General requirements.
(1)
The developer shall provide the most effective type
of sanitary sewage collection and 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 Title 25, the Rules and Regulations
of the Pennsylvania Department of Environmental Protection. The following
types of sanitary sewage disposal are listed in order of preference:
(a)
Connection via a collection system to a public
sanitary sewage disposal and treatment plant.
(b)
Provision by the developer of centralized sanitary
sewage disposal and treatment system consistent with the Pennsylvania
Sewage Facilities Act 537 Official Plan and the requirements of the
Pennsylvania Department of Environmental Protection.
(c)
Capped sewers with temporary, approved on-lot
facilities.
(d)
On-lot sewage disposal systems consisting of
treatment tank with absorption area, in accordance with Pennsylvania
Department of Environmental Protection current requirements.
[1]
Editor's Note: See 35 P.S. § 750.1
et seq.
(2)
All required revisions/supplements to the Township's
"Official Plan" for sewage facilities shall be prepared for submission
to the Township by the developer, and shall contain all information
and supporting documentation as required by this chapter and Chapter
71 of Title 25, the Rules and Regulations of the Pennsylvania Department
of Environmental Protection.
(3)
All sanitary sewage disposal systems shall be located and designed to minimize or eliminate flood damage, infiltration of floodwaters into the system, and discharges from the system into floodwaters, and shall meet the full requirements of Chapter 83, Floodplain Management.
(4)
All sanitary sewage collection, conveyance, treatment,
and disposal systems, including appurtenant materials, shall be designed,
approved, and constructed to the standards of the Pennsylvania Department
of Environmental Protection, the Township and any other governing
agency having jurisdiction thereof.
(5)
The Township or the Township Sewage Enforcement Officer
shall not be restricted to the requirements of this chapter when considering
corrective measures for malfunctioning sewage disposal systems which
have been constructed in accordance with applicable regulations at
the time of construction.
B.
Public system extension. Connection to a public sanitary
sewer system shall be required where a system can feasibly be provided
to the proposed subdivision tract and where such a system can adequately
fulfill the sewage disposal needs of the subdivision or land development.
C.
New centralized system. Where a new centralized sanitary
sewage disposal and treatment system is to be provided by the developer,
it shall be consistent with the objectives of the Township Act 537
Official Plan. Accordingly, it shall be designed, approved and constructed
to the standards of the Township and the Pennsylvania Department of
Environmental Protection and dedicated to the Township Municipal Authority
for operation and maintenance.
D.
Capped sewers. Where a public sanitary sewer system
is not yet accessible to the site, but is planned for extension to
the subdivision within a five-year period, the developer shall install
sewer lines, including lateral connection as may be necessary to provide
adequate service to each lot when connection with the sewer system
is made. The sewer lines shall be suitably capped at the street right-of-way
line. When capped sewers are provided, on-site disposal facilities
shall also be provided. Design of the capped system shall be in accordance
with the standards of the Township and Pennsylvania Department of
Environmental Protection and shall be subject to the approval of the
Township Board of Supervisors. Upon completion of sewer improvements
to the satisfaction of the Municipal Authority, dedication may be
taken on an interim basis by the Board of Supervisors until connection
to the public system takes place. At that time the sewer shall be
transferred to the Municipal Authority.
E.
Individual on-lot sewage disposal systems.
(1)
General requirements.
(a)
All individual on-lot sewage disposal systems
shall meet the requirements of the Pennsylvania Sewage Facilities
Act, and Title 25, the Rules and Regulations of the Department of
Environmental Protection, Chapters 71 through 73, and the procedural
requirements of the Township Sewage Enforcement Officer.
(b)
Individual on-lot sewage disposal systems shall
be backfilled and final graded to divert stormwater surface runoff
away from the treatment tank and the absorption area.
(c)
Prior to submission of a revision/supplement
to the Township's "Official Plan" for sewage facilities, the developer
shall arrange for complete soil testing, yielding satisfactory results
in accordance with the requirements of Chapters 71 and 73, Title 25,
the Rules and Regulations of the Pennsylvania Department of Environmental
Protection, and the procedural requirements of the Township Sewage
Enforcement Officer. The number of soil tests required shall be the
amount necessary to obtain results which would permit the placement
of an individual on-lot sewage disposal system on each and every lot/land
development site.
(d)
Prior to preliminary plan approval, the developer
will be required to delineate by some means of physical marking on
the site, the area on which the on-lot sewage disposal facility and
well will be located.
(2)
Soil testing and analysis.
(a)
Relative to any subdivision or land development, the developer shall be responsible to supply the necessary equipment, excavation, labor and material necessary to perform required testing under this § 147-19. Prior to scheduling any testing with the Township Sewage Enforcement Officer (SEO), the developer, through his professional engineer/land surveyor, shall furnish the SEO with a duly sealed plan correlating proposed testing to that which shall have been physically marked in the field.
(b)
Residential single-family subdivisions proposing
five lots or less shall conduct sufficient testing yielding satisfactory
results to meet the general requirements of this section for each
and every lot whether improved/nonimproved.
(c)
All subdivision and land developments, excepting
single-family residential subdivisions proposing five lots or less,
shall in addition to meeting the general requirements of this section
required the developer to retain at his expense a consulting soil
scientist, geologist, or Pennsylvania registered professional engineer
being competent in soils evaluation and experienced in the application
of the technical requirement of PA Code Title 25, the Rules and Regulations
of the Pennsylvania Department of Environmental Protection, relative
to the planning, soil testing requirements, design, and installation
of on-site subsurface sanitary sewage disposal systems, who shall
perform the following for each and every lot in a subdivision or land
development whether improved/nonimproved.
[1]
Personally coordinate percolation/probe evaluation/other
testing requirements with the Township's Sewage Enforcement Officer
(SEO) relative to test verification (by the SEO), and the Pennsylvania
Department of Environmental Protection.
[2]
Personally conduct slope analysis of all proposed
system locations.
[3]
Personally conduct probe evaluations which shall
fully describe soil horizons, limiting features, and limiting zones
for all proposed system locations and analysis of same.
[4]
Personally conduct reference/conformation probe
evaluation at remote position form the fully described probe evaluation
describing limiting zones only for all proposed system locations and
analysis of same.
[5]
Personally coordinate and supervise percolation
testing to the extent that percolation hole locations and depths are
specified and test results are compiled and analyzed by the consultant.
The consultant at his option may supervise actual test conduct or
delegate test conduct to another professional engineer, professional
land surveyor, certified Sewage Enforcement Officer, soil scientist,
or geologist. Nothing in the above shall be construed to negate the
required coordination for verification by the Township's appointed
Sewage Enforcement Officer of all testing.
[6]
Furnish typewritten descriptions of all probe evaluations with a general statement of site acceptability/nonacceptability relative to system placement as part of preparation of supplement or revision to the Township's "Official Plan," per § 147-19.
[7]
Furnish percolation testing results recorded (typed) on ER-BWQ0290 Appendix A PennDEP forms with soil probe data referenced and correlated to individual soil descriptions, as part of preparation of supplement or revision to the Township's "Official Plan," per § 147-19.
[8]
Correlate all data to plan prepared by professional engineer/land surveyor, duly sealed, delineating all testing as part of supplement or revision to the Township's "Official Plan," per § 147-19.
(3)
Secondary absorption area.
[Added 7-13-1999 by Ord. No. 99-8]
(a)
Testing of secondary absorption areas. As a
condition precedent to the issuance of a building permit, each lot
on which on-lot sanitary sewage disposal is proposed shall provide
for both a primary and secondary sewage absorption area. Both absorption
areas shall be tested and found acceptable in accordance with the
Commonwealth of Pennsylvania Department of Environmental Protection
Rules and Regulations, as said Rules and Regulations may, from time
to time, be amended. For newly proposed subdivision and/or land developments,
as those terms are defined within this chapter, this testing shall
be accomplished prior to preliminary plan approval.
(b)
Determination of size of absorption area. The
required size of both the primary and secondary absorption areas shall
be determined by a Sewage Enforcement Officer certified by the Commonwealth
of Pennsylvania Department of Environmental Protection. Such size
is to be determined by the results of the percolation testing, and
the use proposed on the subject lot. Sizes calculated shall be checked
and approved by the Lehigh Township Sewage Enforcement Officer.
(c)
Protection of sewage absorption areas (new subdivisions
and land developments). For any land development or subdivision plan
presented for review by the Township, both the primary and secondary
sewage absorption areas, with sizes as determined above, shall be
depicted upon the record plan. This depiction shall include a metes
and bounds description, with ties to at least two corners of the lot
upon which the primary and secondary sewage absorption areas may be
constructed. In addition, a covenant, running with the land, shall
appear on the record plan, and within the deed for each lot, which
covenant binds the owners, successors, and assigns to leave both the
primary and secondary absorption areas undisturbed until the time
of sewage disposal system installation, and shall prohibit the construction
of any structure, well, or paved areas, with the isolation distances
from the primary or secondary sewage disposal areas, where such isolation
distances are stated within the Rules and Regulations of the Commonwealth
of Pennsylvania Department of Environmental Protection.
(d)
Exemptions. The following lots shall be exempt
from testing of secondary sewage absorption areas:
[1]
Residential building lots consisting of 10 acres or more in
net area. Floodplains, wetlands, slopes over 10% and existing impervious
areas shall be excluded from the acreage when calculating the net
area of the lot;
[Amended 6-14-2011 by Ord. No. 2011-1]
[2]
Residential building lots on a subdivision or land development plan of record approved prior to the effective date of this Subsection E(3);
[3]
Any lot of record, recorded at the Recorder of Deeds' office in Easton, Northampton County, Pennsylvania, prior to the effective date of this Subsection E(3); and
[4]
Any existing lot(s) of record being affected
by a lot line adjustment only and the adjusted lot line does not conflict
with any Township zoning, subdivision or other ordinances in effect
at the time of the proposed lot line adjustment and will not create
a conflict with any restrictions on the approved existing septic system(s)
on either lot affected.
F.
Planning requirements for sanitary sewage disposal.
(1)
Sketch review. As a supplement to a sketch review
submission, the developer shall prepare and submit the following.
(a)
Statement narrative concisely explaining salient
features of the proposed subdivision or land development and specifically
listing the following:
(b)
An 8 1/2 inch by 11 inch clip of the USGS Quadrangle
outlining the approximate boundaries of the proposed subdivision/land
development tract.
(c)
An 8 1/2 inch by 11 inch clip of the Northampton
County Soil Survey Map outlining the approximate boundaries of the
proposed subdivision/land development tract.
(d)
For proposals utilizing other than individual
on-lot sewage disposal systems, the following additional information
shall be prepared by a Pennsylvania registered professional engineer
and submitted by the developer.
[1]
Results of an on-site survey tentatively locating
feasible routes for collection and to the extent necessary, interceptor
and trunk sewers. Significant topographic and soil factors that would
influence the cost and location of sewer lines and sewage treatment
shall be reported.
[2]
Review of conditions shown on U.S. Geological
Survey maps and in subsurface geology charts and reports, which will
affect the cost and other factors of sewage service for the subdivision/land
development.
[3]
Evaluation of costs, public health, and environmental
factors in providing waste disposal by three different means:
[4]
The professional engineer who prepared the above
shall state his professional opinion as to the means of disposal that
will be preferable for the short- and long-term interests of the community
in which the subdivision or land development is located.
(e)
The Township shall forward two copies of a complete
feasibility review submission to the Township Sewage Enforcement Officer
(SEO) and the Township Engineer. The SEO and the Township Engineer
shall complete the following:
[1]
Review all submitted material.
[2]
Consult and consider the recommendations of
each other, the Pennsylvania Department of Environmental Protection,
and where applicable, the Delaware River Basin Commission.
[3]
Visit the site.
[4]
Forward a written report containing their comments,
and recommendations to the Township Planning Commission.
(2)
Preparation of supplements or revisions to the Township's
"Official Plan" for sewage facilities shall include:
(a)
General description of project.
(b)
Reports as required by the chapter.
(c)
Complete sewage testing report consisting of
all probe evaluations and percolation tests conducted on the site
correlated to the Module Plan.
(d)
Submission of required Pennsylvania Department
of Environmental Protection (DEP) Module Components, reports, plan,
and other documentation which is required by Title 25, Rules and Regulations
of the DEP, the Sewage Enforcement Officer, and the Township Engineer
where applicable.
(e)
A plan entitled "Sewage Planning Module," drawing
at minimum scale of one inch equals 100 feet, containing the following:
[1]
Existing and proposed buildings and structures
(fictitious house delineation can be used to demonstrate practicality
of lot meeting required isolation distances relative to residential
developments).
[2]
Complete tract boundaries, proposed lot lines,
existing and proposed rights-of-way and easement lines, together with
restrictions to their use, providing accurate distance to hundredths
of foot and bearings to 30 seconds.
[3]
Lot size.
[4]
Adjacent lots and owners' names.
[5]
Any existing sewage system, inclusive of facilities
within 100 feet of the tract.
[6]
Existing and proposed water supplies and surface
water (wells, springs, ponds, streams) on the tract and within 100
feet of the tract.
[7]
Existing and proposed public streets, public
roads, access routes, parking areas, drives, etc.
[8]
North arrow.
[9]
Soils mapped directly on plot plan (as per Northampton
County Soil Survey).
[10]
Designated open space areas.
[11]
Lands subject of flooding.
[12]
Wetlands.
[13]
Proposed and existing underground
utilities, storm sewers, sanitary sewers, water electric pipelines,
transmission lines, etc.
[14]
Existing and proposed contours
at intervals of two feet. In areas of steep slopes greater than 15%,
five-foot contour intervals may be used.
[15]
Other physical features including
existing and proposed stormwater management provisions and any natural
or proposed features that will affect the installation of operation
of a sanitary sewage system.
[16]
Location map delineating the location
of the project relative to highways, municipalities or other identifiable
landmarks.
[17]
Proposed changes to land surface
and vegetative cover (fictitious driveways can be shown relative to
residential development toward demonstrating practicality of lot meeting
required isolation distances.)
[18]
All soil probe evaluations, percolation
test holes, monitoring wells, and other applicable test locations.
[19]
Delineation of all proposed subsurface
sewage disposal systems.
[20]
The engineer and/or surveyor shall
certify as to the accuracy of the drawn plan.
[21]
Certification of ownership(s)
and acknowledgment of plan shall be lettered on the plan, duly acknowledged
and signed by the owner of the property, and notarized; in addition,
if the property is under corporation ownership, the plan shall contain
the raised seal and signatures of officers authorized to sign on behalf
of the corporation.
(f)
The following additional information shall be
supplied for proposals considering other than individual on-lot subsurface
disposal systems and proposals considering alternate or experimental
sewage disposal systems as defined in Chapter 73, Title 25, Rules
and Regulations of the Pennsylvania Department of Environmental Protection:
[1]
Plan, profiles, and detailed drawings necessary
for construction of the sanitary sewage system.
[2]
All calculations, assumptions, and criteria
used in the design of the complete system.
[3]
Report prepared by a Pennsylvania registered
professional engineer containing such engineering cost data and evaluations
as may be required by the Township Engineer and Sewage Enforcement
Officer.
(g)
The developer shall submit six copies of all plans, reports required Module Components and other documentation required under Subsection F(2), to the Township for review by the Township Sewage Enforcement Officer and Township Engineer, where applicable. Submission and review shall proceed in accordance with Pennsylvania Act 537 and Chapter 71, Title 25, Rules and Regulations of the Pennsylvania Department of Environmental Protection.
(3)
Plan submission.
(a)
Preliminary plan submission. At the time of
preliminary submission, the Township Sewage Enforcement Officer and
Township Engineer, where applicable, shall forward a report to the
Planning Commission stating the supplement/revision has been incorporated
into the Township's "Official Plan"; approval has been granted by
the Pennsylvania Department of Environmental Protection and verification
that the preliminary plan submitted is consistent with the approved
supplement/revision.
(b)
Final plan submission must be supported by the
following:
[1]
At the time of final plan application, the developer
shall submit to the Township verification that required permits for
construction and operations of sewage facilities have been secured
from DEP and any other agency having jurisdiction thereof.
[2]
Certification by the Board of Supervisors that
agreements of financial securities as required by this chapter, duly
signed and executed by the owner, have been received by the Township.
A.
General requirements.
(1)
New developments shall incorporate adequate provisions
for a reliable, safe and adequate water supply to support intended
uses within the capacity of available resources.
(2)
The developer shall design a water supply and distribution
system to service the proposed subdivision or land development through
one of the following methods listed on their order of preference:
B.
Public system extension. Connection to a public water
supply system where such a system can feasibly be provided to the
proposed subdivision or land development tract and where the capacity
of such a system can adequately fulfill the water supply demands of
the proposed subdivision. A distribution system shall be designed
to furnish an adequate supply of water to each lot. A copy of the
approval of such a system by the appropriate public authority or utility
company shall be submitted with the final plan. Fire hydrants shall
be installed so that no structure within the subdivision or land development
is more than 300 feet from a fire hydrant with minimum water pressure
of 20 psi.
C.
New centralized system. Where a public water supply
system cannot feasibly be provided to the proposed subdivision and
where the average residential lot size is to be less than 20,000 square
feet, or where a public water supply system is planned to serve the
proposed subdivision or land development area within 10 years, a private
centralized water supply and distribution system shall be provided
by the developer. It shall be designed and constructed by the developer
to the standards of the Township set forth in Appendix A, and the
standards of the Pennsylvania Department of Environmental Protection
and offered to the Township Municipal Authority for operation and
maintenance. Fire hydrants shall be provided in all centralized water
distribution systems. Fire hydrants shall be installed so that no
structure within the subdivision or land development is more than
300 feet from a fire hydrant with minimum water pressure of 20 psi.
D.
On-lot system. If on-lot wells are proposed, the Township may require that the subdivider submit a feasibility report along with the preliminary plan if the Township considers that such facilities are not suitably consistent with existing conditions. Such report shall compare the feasibility of on-lot facilities with that of alternative types of facilities (see Subsection A). Based on an evaluation by the Township Engineer of the feasibility report, the Township may require the installation of a preferred type of facility.
Stormwater management within the Township shall be regulated as set forth in Chapter 138, Stormwater Management.
A.
Utility standards.
(1)
All electric, telephone, and cable television utility
distribution lines shall be installed underground in subdivisions
or land developments of five or more dwelling units.
(2)
Whenever practicable, trenches through utility easements
shall be occupied jointly by electric, gas, water, sewage, and communication
utilities.
(3)
A plan for providing utility service to the proposed
subdivision or land development shall be prepared by the developer
in cooperation with the appropriate public utility companies and government
agencies.
(4)
All utility lines serving commercial and industrial
developments shall be installed underground.
B.
Utility easements. Utility easements shall be provided
for wires, conduits, storm and sanitary sewers, gas, water and heat
mains and/or other utility lines intended to serve the abutting lots.
No structures shall be placed within such easements. Local utility
companies shall be consulted by the developer when locating utility
easements.
(1)
For single-family residential subdivisions, utility
easements shall be a minimum 10 feet wide along common lot lines.
Along peripheral boundary lines, a minimum twenty-foot easement shall
be provided.
(2)
For multifamily and commercial subdivisions or developments,
easements shall custom fit the proposed utility routes previously
established with the various utility companies.
(4)
When required by the Township, the location of utility
easements and rights-of-way shall be marked in the field.
C.
Electrical, petroleum and natural gas transmission
lines.
(1)
No company intending to install any electrical, petroleum,
petroleum products or natural gas transmission lines shall be allowed
to construct the line on less than 50 feet right-of-way, such line
to be installed in the center of the right-of-way, and shall comply
with the applicable standards imposed by state and federal laws and
regulations.
(2)
There shall be a minimum distance of 50 feet from
the physical location of the existing or proposed facility between
any proposed dwelling unit and any electric, petroleum, petroleum
products or natural gas transmission line which traverses the subdivision.
A.
General standards.
(1)
No change shall be made in the contour of the land;
no grading, excavating, removal, or destruction of the topsoil, trees
or other vegetative cover of the land shall be commenced within a
proposed subdivision or land development tract until such time that
a plan for minimizing erosion and sedimentation control has been reviewed
by the County Conservation District and reviewed and approved by the
Township Planning Commission.
(2)
Measures used to control erosion and reduce sedimentation
shall meet the standards and specifications outlined herein, and all
requirements of the Pennsylvania Department of Environmental Protection.
(3)
The Lehigh Township Planning Commission will not grant final approval
or conditional final approval until a letter has been received from
the Northampton County Conservation District indicating they have
reviewed the plan(s) and narrative and have found them to be adequate
for soil erosion and sedimentation control.
[Added 6-14-2011 by Ord. No. 2011-1]
B.
Performance principles.
(1)
Stripping of vegetation, grading, filling, excavating,
or other alteration of the landscape shall be kept to a minimum and
shall be done in a way that will minimize erosion.
(2)
Development plans shall preserve significant natural
features, keep cut and fill operations to a minimum, and ensure conformity
with topography so as to create the least erosion potential and adequately
handle the volume and velocity of surface water runoff.
(3)
Whenever feasible, natural vegetation shall be retained,
protected and supplemented.
(4)
The disturbed area and the duration of exposure shall
be kept to a practical minimum and shall not exceed 20 days.
(5)
Disturbed soils shall be stabilized by permanent vegetation
and/or by mechanical erosion control and drainage measures shall be
installed prior to development.
(6)
Temporary vegetation and/or mulching shall be used
to protect exposed critical areas during development.
(7)
Both permanent and temporary provisions shall be made
to effectively accommodate the increased runoff caused by changed
soil and surface conditions during and after development. Where necessary
the rate of surface water runoff will be mechanically retarded.
(8)
Sediment in the runoff water shall be trapped until
the disturbed area is stabilized by the use of debris basins, sediment
basins, silt traps or similar measures.
(9)
All lots, tracts or parcels within a proposed subdivision
or land development shall provide proper drainage away from buildings
and dispose of surface water without ponding, except where an alternative
drainage system is approved by the Township Planning Commission. Natural
drainage patterns shall be preserved wherever possible.
(10)
All drainage provisions shall be designed to
adequately handle the surface runoff and carry it to the nearest suitable
outlet such as a curbed street, storm drain or natural watercourse.
Where drainage swales are used to divert surface waters away from
buildings, they shall be sodded or planted as required and shall be
of such slope, shape and size as to conform with the requirements
of the Township Board of Supervisors.
(11)
Concentration of surface water runoff shall
only be permitted in swales or watercourses.
(12)
Cut and fill slopes shall not be steeper than
2:1 except as approved by the Township Planning Commission when handled
under special conditions.
(13)
Adequate provisions shall be made to prevent
surface water from damaging the cut face of excavations or the sloping
surfaces of fills.
(14)
Cut and fills shall not endanger adjoining property.
(15)
Fill shall be placed and compacted so as to
minimize sliding or erosion of the soil.
(16)
Fills shall not encroach on natural watercourses,
floodplains, wetlands or constructed channels.
(17)
During grading operations, necessary measures
for dust control will be exercised.
(18)
Indiscriminate crossing of live streams or wetlands
by construction equipment shall not be permitted. Where construction
activities must employ stream crossings, these crossings must incorporate
temporary culverts or fords approved by the Township Engineer and
the Pennsylvania Department of Environmental Protection.
(19)
Grading shall not be done in such a way so as
to divert water onto the property of another landowner without the
written agreement of the adjoining landowner and the approval by the
Township Supervisors and the Township Solicitor of all written agreements.
(20)
All erosion and sediment control facilities
shall be periodically inspected and checked for adequacy and compliance
with the approved erosion and sediment control plan by the Township
and its authorized representatives. The approved erosion and sediment
control plan shall be maintained at the site of earth-moving at all
times.
(21)
Whenever sedimentation is caused by stripping
vegetation, regrading, or other development or earth-moving, it shall
be the responsibility of the person, corporation, or other entity
causing such sedimentation, at his expense, to remove it from all
adjoining surfaces, drainage systems, and watercourses and to repair
any damage which was caused within 72 hours of such sedimentation
or damage. The Township may require a note to this effect to be placed
on the final subdivision plan.
C.
Plan and narrative requirements.
(1)
The erosion and sediment control plan shall be submitted
at final plan submission and shall contain two parts:
(a)
A map or maps describing the topography of the
area within the subdivision or development, the proposed alternations
of the area, and the erosion and sediment control measures and facilities
which are proposed. The map or maps shall show:
[1]
The types, depths, slope, and areal extent of
the soils within the subdivision or development.
[2]
The proposed alteration to the area, including:
[a]
Changes to land surface and vegetation
cover.
[b]
Areas of cuts and fills exceeding
five feet in vertical difference (three feet if sidewalks are to be
constructed).
[c]
Structures, roads, paved areas,
buildings.
[d]
Stormwater control facilities.
[e]
Existing contours on the site at
intervals required by this chapter and, where required by the Township,
finished contours at the same intervals.
(b)
A narrative report describing the project and
giving the purpose, engineering assumptions, and calculations for
control measures and facilities. The narrative report shall contain:
[2]
A description of the amount of runoff in the
project area and the upstream watershed, including method of calculation
and factors considered. Calculations for runoff before, during, and
after construction shall be submitted. These calculations shall be
in conformance with the Soil Cover Complex method set forth in the
USDA Technical Release No. 55.
[3]
The staging of earth-moving activities, including
cover removal, control facility installation, installation of improvements,
and program of operations. If homes are to be constructed one at a
time and not concurrently, the typical treatment on each home site
shall be indicated.
A.
The design and development of all subdivisions or
land developments shall preserve, whenever possible, natural features
which will aid in providing adequate open space for recreation and
conditions generally favorable to the health, safety and welfare of
the residents.
B.
Some of these natural features are the natural terrain
of the site, wetlands, woodland areas, large trees, natural watercourses
and bodies of water, rock outcroppings and scenic views.
C.
Steep slopes. Within the PRRC zone, protection of steep slopes shall
be as follows:
[Added 3-8-2016 by Ord.
No. 2015-13]
(1)
Steep slopes in the PRRC zone shall mean all contiguous areas of
3,000 square feet or greater where the slope meets or exceeds 30%
and shall exclude all man-made slopes.
(2)
Protection ratios of steep slopes. Slopes of 30% or greater shall
be protected from all site disturbance and construction activities
except:
[Amended 10-27-2020 by Ord. No. 2020-5]
(a)
Grading for a portion of the driveway or access drive when it
can be demonstrated that no other route that avoids slopes exceeding
30% is reasonably practicable; any such driveway or access drive must
be designed to have a length of 250 feet or less; and
(b)
In the PRRC Zone, disturbance of steep slope areas is permitted when
grading for roads, utilities, stormwater management and for pathways
or recreation, or other minimal earth disturbance within a contiguous
area of 3,000 square feet or less, where the goal of the design is
to reduce impacts on sensitive natural features, waters, wetlands,
woodlands, existing utility towers, and views from the existing seminary
building. Such earth disturbance of slopes of 30% or greater shall
be reviewed by the Township Engineer on either the subdivision, land
development, or individual lot grading plans to confirm permanent
stability.
(3)
Slopes steeper than three feet horizontal to one foot vertical are
only permitted where they are determined to be reasonably necessary
or appropriate by the Township Engineer. Cut and fill slopes steeper
than three feet horizontal to one foot vertical shall be constructed
under the direction of a geotechnical engineer engaged by the developer
and reviewed on a case-by-case basis by the Township Engineer.
(4)
As it relates to the requirements above, the developer shall provide
an overall site grading plan, including streets and proposed lots.
A.
Unless one-hundred-year plain limits along the associated one-hundred-year flood elevations have been established for watercourses by the Federal Emergency Management Agency, floodplains shall be calculated using the method in Subsections G and H below. All floodplains shall be indicated on the subdivision or land development plan.
B.
The Township may require that vehicular access be
provided to each dwelling unit within a subdivision or land development
over a street or other approved means of access which is elevated
above the level of the one-hundred-year flood.
C.
No watercourse shall be altered or relocated unless
approved by the Township Supervisors and, where applicable, the PennDEP
Division of Waterway Management and the Federal Emergency Management
Agency.
D.
No watercourses shall be altered or relocated unless
the person proposing the alteration or relocation submits calculations
assuring that the flood carrying capacity within the altered or relocated
portion of the watercourse shall be designed to be not less than the
flood carrying capacity of the watercourse prior to the proposed alteration
or relocation.
E.
No structure shall be located within the one-hundred-year
floodplain.
F.
No encroachment shall be made on a floodplain or watercourse
which will increase flood levels within the Township during the occurrence
of the one-hundred-year flood discharge. With any proposal for an
encroachment, calculations which will indicate compliance with these
requirements shall be submitted to the Township. All encroachments
are subject to Township approval.
G.
The following methods may be used in computing runoff
for the one-hundred-year storm:
(1)
The method in Technical Release Number 55, Urban Hydrology
For Small Watersheds, by the United States Department of Agriculture
Soil Conservation Service. This method can be used for streams whose
drainage area at the point in question is no larger than 2,000 acres.
(2)
The Rational Method can be used for streams whose
drainage area at the point in question is no larger than 320 acres.
The method in Technical Release 55 is preferred.
(3)
The method in Water Resources Bulletin Number 13,
Floods in Pennsylvania, issued by the Pennsylvania Department of Environmental
Protection can be used for streams whose drainage area at the point
in question is larger than two square miles.
(4)
The method in Section 2.10.24 of the August 1981 edition
of Pennsylvania Department of Transportation Design Manual Part 2,
Highway Design, can be used for drainage areas between 1 1/2 square
miles and 150 square miles. The risk factor to be used is 1.0. The
factor to multiply the Q 2.33 value by in determining flood discharge
(Q) is 3.5.
(5)
The method in Section 2.10.25 of the August 1981 edition
of Pennsylvania Department of Transportation Design Manual Part 2,
Highway Design, can be used for drainage areas greater than 150 square
miles. The safety factor to be used is 1.7.
H.
In general, the Manning Equation shall be used to
compute one-hundred-year flood elevations; however, the effect of
bridges, culverts, and channel restraints may require backwater analysis.
Backwater analysis shall be performed when required by the Township.
All methods used and calculations performed in estimating runoff and
computing flood elevations are subject to the review and approval
of the Township.
A.
An easement for maintenance purposes, a minimum of
20 feet in width, but in all cases of sufficient width to provide
proper maintenance, shall be provided along all stream and river banks
and lake shores.
B.
Lake, stream and river frontage shall be preserved
as open space whenever possible. This area may be credited toward
the open space requirements set forth herein.
C.
Access to the water and maintenance easement area
shall be provided at intervals of not more than 1/2 mile. These access
points shall not be less than 100 feet in width.
A.
Trees having a minimum planted height of six feet
shall be planted at fifty-foot intervals along both sides of new streets.
B.
In general, trees are to be placed five feet beyond
the outside of the street right-of-way. Locations are subject to approval
of the Board of Supervisors.
C.
Species proposed shall be durable by regional nursery
standards and acceptable to the Township Planning Commission. All
stock shall be of symmetrical growth, and free of insect pests and
disease.
[Amended 7-11-1995 by Ord. No. 1995-2[1]]
In reviewing subdivision and land development
plans, the Township Planning Commission and Township Supervisors shall
consider whether community facilities, especially schools, in the
area are adequate to serve the needs of the additional dwellings proposed
by the subdivision and land development, and shall take such report
thereon as they deem necessary in the public interest.
A.
School sites. The Township Planning Commission and/or
the Township Board of Supervisors may require the subdivider or developer
of residential subdivisions to reserve land to be conveyed in fee
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 subdivider or developer to reserve land to be conveyed
in fee to the Township to provide facilities for fire and police protection,
library or other community facilities.
C.
Recreational facilities.
(1)
The Township shall require the public dedication of
land suitable for recreational use, the construction of recreational
facilities, the payment of fees in lieu thereof, the private reservation
of land, or a combination thereof, for park or recreation purposes
as a condition precedent to final plan approval. "Recreational land"
shall mean a parcel of real estate or any part thereof which is intended
to be used solely or in conjunction with any other ancillary or subordinate
use, for the purpose of active physical activity which shall include,
but not limited to, a park or playground or pedestrian walking track,
etc., or a passive recreational use which shall include, but not be
limited to, bird watching, nature observation, etc., or any combination
thereof. Pathways installed in lieu of required sidewalks shall not
be considered recreational land.
[Amended 1-24-2006 by Ord. No. 2006-1; 10-27-2020 by Ord. No.
2020-5]
(2)
"Recreational facilities" shall mean physical improvements
or modifications to the recreational land, including, but not limited
to, pathways, sports facilities, playgrounds equipment, structures
(as defined in this chapter). Pathways installed in lieu of required
sidewalks shall not be considered recreational facilities.
[Amended 1-24-2006 by Ord. No. 2006-1; 10-27-2020 by Ord. No.
2020-5]
(3)
In order to meet the recreational needs of future
residents of proposed dwelling units, or occupants of commercial and
industrial facilities, areas meeting the criteria for recreational
lands set forth in the following standards shall offer to the Township
a minimum of 5,000 square feet of land based on a multiple of the
greater of the number of residential building lots; or the number
of proposed residential dwelling units on these building lots; the
total acreage or portion thereof for any nonresidential lot. For all
minor subdivisions one to three lots, major subdivisions and land
developments, if there is a dwelling unit or commercial or industrial
structure existing on one of the lots of the subdivision or land development,
that lot, and only that lot, will be exempt from this land dedication
or payment of cash in lieu of land dedications. Likewise, if the application
is solely for a boundary line adjustment with no new lot created,
said application shall be exempt.
[Amended 1-24-2006 by Ord. No. 2006-1]
(4)
Land dedication standards.
(a)
The recreational land shall be readily accessible
to occupants or residents of the subdivision or land development.
(b)
The size, surface conditions, shape, topography
and location of the parcels shall be suitable for the intended recreational
purposes, and be such that recreation use is feasible. Designated
purposes are subject to Township approval. No recreation area shall
measure less than one acre, except for pocket parks.
[Amended 10-27-2020 by Ord. No. 2020-5]
(c)
Provisions shall be made for access to the recreational
land by maintenance equipment, when deemed necessary by the Township.
(d)
Except within the PRRC zone, no more than 50%
of the recreation land required for dedication shall be land with
a slope of over 15% and/or land with high water table or seasonable
high water table. Specifically, land designated as "wetlands" or any
land within 200 feet of any electrical transmission power line or
within 100 feet of a pipeline or other surface or subsurface line
shall be deemed unsuitable.
[Amended 3-8-2016 by Ord.
No. 2015-13]
(e)
Other than those recreational lands to remain
in existing condition, recreation lands shall be improved and equipped
to a usable stage in accordance with plans to be approved by the Township.
Such improvements and equipping shall be guaranteed through the subdivision
and land development improvements agreement.
(f)
The Township, with the consultation of the Recreation
Board and/or the Planning Commission, and/or the Township Engineer,
shall determine what improvements shall be made and/or facilities
added to or removed from the recreational areas. In reaching its decision,
the Board of Supervisors shall consider the following standards and
criteria:
[1]
The suitability of the land for particular recreational
purposes (example: athletic field, if flat terrain, or hiking trails,
if otherwise).
[2]
Existing recreation use and facilities in proximity
to land in question.
[3]
Short-term and long-term projected use of surrounding
lands or land development.
[4]
Accessibility of recreational land to vehicles
and pedestrian traffic.
[5]
The recreational needs of the Township residents.
[6]
The preservation of natural and/or man-made
habitats for attracting wildlife for passive recreational observation.
[7]
The cost versus possible benefit to be derived
for making improvements.
[8]
The long-range maintenance cost of such improvements.
[9]
Any other relevant factor that would impact
upon the practical use of the facility by Township residents.
D.
Cash in lieu of land dedication.
(1)
The cash payment in lieu of dedication shall be in
the following amounts:
[Amended 5-14-2002 by Ord. No. 2002-3; 1-24-2006 by Ord. No. 2006-1; 10-27-2020 by Ord. No. 2020-2; 10-27-2020 by Ord. No. 2020-5]
|
(a)
|
Number of Lots
|
Payment
| |
|---|---|---|---|
|
i.
|
Up to 3 residential dwelling units
|
$750 per dwelling unit
| |
|
ii.
|
Over 3 residential dwelling units
|
$2,000 per dwelling unit
| |
|
iii.
|
Any nonresidential land being developed
|
$2,000 per acre or fraction thereof
| |
|
This subsection shall not apply to any residential dwelling
units within the PRRC Zone.
| |||
|
(b)
|
The further subdivision or development of any lot from which
3 dwelling units were previously created shall comply with (a)(ii)
above, as having more than 3 dwelling units.
| ||
(2)
The cash will be paid according to the designated
fee schedule:
(a)
For subdivisions with less than five dwelling
units making a cash in lieu of recreational land contribution, the
total fee shall be paid by the owner or developer at the time of final
plan approval by the Board of Supervisors.
(b)
For subdivisions with five or more dwelling
units making a cash in lieu of recreational land dedication, the total
fee shall be paid by the owner or developer at the time of the final
plan approval by the Board of Supervisors, unless otherwise secured
through an approved subdivision improvements agreement, with collateral
security for the amount due Township.
(3)
Within the PRRC Zone, a cash payment for residential dwelling units
in lieu of dedication shall be in the following amount: c
[Added 3-8-2016 by Ord.
No. 2015-13; amended 10-27-2020 by Ord. No. 2020-5]
|
Number of Lots
|
Payment
|
|---|---|
|
Any residential dwelling units
|
$1,000 per dwelling unit
|
(4)
In
connection with complete development of the entire residential area
within the PRRC Zone, the developer shall install private recreational
amenities or improvements (not open to the general public) having
a value of not less than $1,000,000. Such private recreational amenities
or improvements may be constructed or installed either within the
PRRC Zone or on the adjoining land in a different zoning district
that consists of approximately 63.2778 acres and is located at 3933
Lehigh Drive, Northampton, PA 18067, Parcel ID J3 19 5 0516.
[Added 10-27-2020 by Ord.
No. 2020-5]
E.
Any future changes involving per lot fees or land
dedication amounts made in payment for recreational use shall be periodically
determined by resolution of the Board of Supervisors.
[Added 1-24-2006 by Ord. No. 2006-1]
[1]
Editor's Note: Sections 5 and 6 of this ordinance
also provided as follows:
Section 5. It is the declared intent of the
Township that these provisions shall apply to all subdivisions and
land developments, even where recreation is not a permitted primary
use.
Section 6. The subdivider or developer may
make arrangements to provide recreational land by private reservation
in lieu of dedication or cash contribution, subject to the approval
by the Board of Supervisors. Such an arrangement must include provisions
to assure perpetual ownership and maintenance of recreation areas.
The Board of Supervisors specifically reserve the right to insist
upon dedication, improvements, cash in lieu of, or any combination
thereof at the sole discretion of the Board of Supervisors. Such reservations
shall make adequate provision for the perpetual maintenance of private
recreational areas so that the maintenance of same shall not become
a burden to the Township. Said reservation shall include a covenant
running with the land comprising all lots in the subdivision guaranteeing
the perpetual maintenance of the private Recreational Land, plus cash
or security determined according to the MPC, should said covenentors
default. The subdivider shall post adequate security in a form provided
by the MPC to guarantee perpetual maintenance. The funds for maintenance
shall likewise be segregated from the general township funds; however,
the funds may be commingled in an interest bearing account titled
"Lehigh Township Private Recreational Land Maintenance Fund." The
interest and principal may be used at the Township's discretion for
maintenance of the private recreational land in the event of a default
by the covenentors.
[Amended 6-14-2011 by Ord. No. 2011-1]
An environmental professional with experience in wetland delineation
shall certify the absence of or identify and delineate the presence
of wetlands. Wetland delineation is only required for new lots located
within 300 feet of hydric soils. Wetlands are defined as "those areas
that are inundated or saturated at a frequency and duration by surface
water or groundwater sufficient to support and under normal circumstances
do support a prevailing of vegetation typically adopted for life in
saturated soil conditions" in the Federal Manual for Identifying and
Delineating Jurisdictional Wetlands, 1989. Wetlands in the State of
Pennsylvania are regulated under Section 404 of the Clean Water Act[1] (United States Army Corps of Engineers and USEPA) and
Chapter 105 of the Dam Safety and Encroachments Act[2] (Pennsylvania Department of Environmental Protection).
The Township reserves the right to request that the applicant obtain
a jurisdictional determination from the United States Army Corps of
Engineers.
[Added 10-23-2012 by Ord. No. 2012-2[1]]
A.
Applications filed pursuant to this section for a principal solar
energy production facility shall comply with the Subdivision and Land
Development Ordinance of the Township. The applicant shall file a
land development plan which shall contain the following:
(1)
A narrative describing the proposed solar electric facility, including
an overview of the project; the project location; the approximate
generating capacity of the solar electric facility; the approximate
number, representative types and height or range of heights of the
panels or other solar energy systems equipment to be constructed,
including their generating capacity, dimensions and respective manufacturers,
and a description of all ancillary facilities.
(2)
An affidavit or similar evidence of agreement between the landowner
of the real property on which the solar electric facility is to be
located and the facility owner, demonstrating that the facility owner
has permission of the landowner to apply for necessary permits or
approvals for construction and operation of the solar electric facility
("Participating Landowner Agreement").
(3)
Identification of the properties or portions thereof on which the
proposed solar electric facility will be located, and the properties
adjacent to where the solar electric facility will be located.
(4)
A site plan showing the planned location of each solar energy system,
property lines, setback lines, access roads and turnout locations,
substation(s), electrical cabling from the solar energy system to
the substation(s) ancillary equipment, building and structures, including
associated distribution and/or transmission lines, and layout of all
structures without the geographical boundaries of any applicable setback.
(5)
Documents related to decommissioning, including a schedule for decommissioning.
(6)
Other relevant studies, reports, certifications and approvals as
may be provided by the applicant or required by the Township to ensure
compliance with this section.
B.
The design of the solar electric facility shall conform to applicable
industry standards, including those of the American National Standards
Institute. The applicant shall submit certificates for design compliance
obtained by the equipment manufacturers from Underwriters Laboratories
(UL), IEEE, Solar Rating and Certification Corporation (SRCC), ETL,
or other similar certifying organizations.
C.
The solar electric facility shall be construed to the comply with
the Pennsylvania Uniform Construction Code, Act 45 of 1999, as amended,
and any regulations adopted by the Pennsylvania Department of Labor
and Industry as they relate to the UCC, except where an applicable
industry standard has been approved by the Department of Labor and
Industry under its regulatory authority.
D.
On-site transmission and power lines shall, to the maximum extent
practicable, be placed underground.
E.
A solar electric facility shall be situated in such a way that it
presents no threat to traffic or to public health and safety.
F.
This section shall apply to a separate solar energy system installed
on a property which has an existing accessory solar energy system
on site if the proposed additional solar energy system combined with
the existing energy generation of the accessory solar energy system
would generate a rated energy capacity of a principal solar energy
production facility.
[Added 10-27-2020 by Ord.
No. 2020-5]
A.
Street trees with a minimum installed size of two-inch caliper should
be planted at forty-foot intervals alternating along both sides of
new streets.
B.
Street trees shall be placed between the street edge and the sidewalk.
Locations shall be subject to approval by the Board of Supervisors.
C.
Species proposed shall be appropriate for the USDA zone of hardiness,
in accordance with the American Standard for Nursery Stock.
D.
A variety of plant species shall be installed and maintained in order
to avoid a monoculture.
E.
Plantings shall have symmetrical growth, and be free of insects,
pests and disease.
F.
Building foundation plantings shall be provided, and shall include
a combination of flowering trees and shrubs of varying species and
colors. The plantings shall be placed in the front yard and along
alley frontages. Building foundation plantings are intended to be
a group of plants used in the landscape design to blend a building
or dwelling with its settings, complement and enhance the building
or dwelling, and to screen any utilitarian features of the building
foundation. The landscaping may be placed within an easement and shall
be maintained by individual lot owners or by the Homeowners Association.
G.
Pocket parks shall have, at minimum, one street tree for each 40
feet of street frontage, and one shade tree for every 500 square feet
of land in the pocket park. Shrubs, perennials, and groundcover plantings
should be provided as enhancements in pocket parks.
[Added 10-27-2020 by Ord.
No. 2020-5]
A.
Buildings shall be oriented with prominent primary entrances toward
an adjoining street or public space, including gathering spaces such
as a plaza, park, pocket park or other green space.
B.
All buildings shall have a unified context-sensitive architectural
theme, including elements such as the following:
(1)
Brick, stone, other masonry material, fiber cement siding, EIFS,
or like-type materials used on portions of facades facing the streetscape
or public space.
(2)
At least 35% of the dwellings should have a variety of architectural
elements incorporated into the front building facade design, such
as, pilasters, piers, columns, arches, shutters, raised panel garage
doors with windows, and the like.
(3)
At least 35% of the single-family detached dwellings should
have a covered porch, pent eve roof or portico.
(4)
Variety of building heights and varied roofline articulation,
through the use of dormers, gables, parapet walls, and the like.
(5)
Buildings should have a sloped roof, or a parapet if the roof
is flat.
(6)
Variety of architectural features for adjacent single-family
detached dwellings.
(7)
Earth tone colors for all siding materials.
C.
Vinyl or like-type siding materials on the facades or sides of the
building shall not constitute over 50% of the structure; soffit and
fascia shall not be included within this 50% calculation.
D.
At least 50% of the detached dwellings shall have rear and side loaded
garages with a minimum setback of 18 feet from the cartway of the
street and the alley.
[Added 10-27-2020 by Ord.
No. 2020-5]
B.
General requirements.
(2)
Proximity and quantity. Pocket parks shall be readily accessible
by residents. A pocket park shall be located within 1/4 of a mile
from each residential structure located within the PRRC. At least
one pocket park shall be provided and maintained for every 24 residential
dwelling units with a minimum lot area of less than 7,000 square feet.
(3)
Fencing. When a pocket park is located on the corner of an intersection,
the boundary of the park adjacent to the roadway shall be defined
by a fence that does not block view into the park. Landscaping in
pocket parks shall not encroach on clear sight triangles.
(4)
Access. Pocket parks shall be accessible, at minimum, by a walking
pathway or sidewalk.
(5)
Accessibility. Pocket parks shall conform with ADA accessibility
design standards.
(6)
Size. Required pocket parks shall have an average area of not
less than 1,000 square feet with a minimum area of 500 square feet
each.
(7)
Impervious cover. Pocket parks shall not have greater than 50%
impervious cover.
(9)
Benches. Pocket parks shall contain, at minimum, two benches.
(10)
Trash receptacle. Pocket parks shall contain, at minimum, one
trash receptacle.
(11)
Lighting. Lighting for pocket parks shall be required at the
discretion of the Township Planning Commission and Board of Supervisors.
When lighting is not provided for pocket parks, access and use shall
be limited to daylight hours.
