A.
The design standards and requirements outlined in this section will
be utilized by the Township Planning Commission, Board of Commissioners,
and other appropriate local officials in determining the adequacy
of all plans for proposed subdivisions and land developments.
B.
These design standards may be altered by the Board of Commissioners
for the purpose of achieving economy and ingenuity in design in accordance
with modern and evolving principles of site planning and development
upon presentation of evidence that the intent of such standards and
requirements shall be substantially achieved.
C.
Development shall be planned, reviewed, and carried out in conformance
with all state, county, and Township laws and regulations.
A.
Land shall be suited for the purpose for which it is to be used.
Unsafe or hazardous conditions such as open quarries, unconsolidated
fill, or flood-prone areas shall not be subdivided or developed unless
the subdivision development plan provides for adequate safeguards
which are approved by the Planning Commission and the Board of Commissioners.
B.
Consideration shall be given to applicable provisions of the Township
Comprehensive Plan and the Delaware County Land Use Plan emphasizing
future school sites, recreation sites, water supply and sewage treatment
systems, highway alignment, and other public facilities. However,
consideration must be given to the need for the facilities and utilities
mentioned above whether or not they are proposed as part of a comprehensive
plan.
C.
The development of a proposed subdivision or land development shall
be coordinated with adjacent existing development so that the area,
as a whole, may develop harmoniously.
A.
Acceptable types of systems. The developer shall provide the most
effective type of sanitary sewage disposal consistent with the natural
features, location, and proposed development of the site. The following
types of sanitary sewage disposal are listed in order of preference.
(1)
Connection to a public sanitary sewage collection and treatment system.
(2)
Provision by the developer for a community sanitary sewage disposal
system or treatment facility capable of being connected to a public
system in accordance with the requirements of the Pennsylvania Department
of Environmental Protection.
(3)
Capped sewers with temporary, approved on-lot facilities.
(4)
On-lot sewage disposal system.
B.
Connection to a public system. Connection to a public sanitary sewer system shall be required where such a system can be provided to adequately fulfill the sewage disposal needs of the proposed subdivision or land development tract and where Chapter 600, Zoning, prohibits utilization of alternative systems.
C.
Installation of capped sewers.
(1)
For any new development where a public sanitary sewer system is not
yet accessible to the site but a final design has been prepared and
a Pennsylvania Department of Environmental Protection permit has been
secured to provide an extension of the public sewer system to the
subdivision site within a five-year period, the developer shall install
sewer lines, including lateral connections, as may be necessary to
provided adequate service to each lot when connection with the sewer
system is made.
(2)
The sewer lines shall be suitably capped at the limits of the subdivision
or land development, and the laterals shall be capped at the street
right-of-way lines. 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 Pennsylvania Department
of Environmental Protection and subject to the approval of the Township
Engineer and the local Sewage Enforcement Officer.
(3)
If the proposed streets are to remain part of a property, an easement
shall be provided across this private property for later construction
and maintenance of sewers. Any deed of conveyance given for a property
in a case where an easement for future construction of sanitary sewers
is provided on the record plan shall contain a legal description of
the easement and a provision that the owner is liable for the cost
of the sewer when constructed.
D.
Provision of community sewer system.
(1)
Where a public sanitary sewer system cannot be provided to the proposed subdivision or land development tract and is not planned for extension to this tract or where on-lot sewerage is prohibited by Chapter 600, Zoning, or clearly unfeasible in engineering or environmental terms, the developer may provide a community sewer system or treatment facility. In this case, the Planning Commission may recommend that a community sewer system feasibility report be required.
(2)
When such a report is required, it must be prepared by a qualified
registered engineer and submitted to the Board of Commissioners, the
Planning Commission, and the Pennsylvania Department of Environmental
Protection.
E.
Provision of on-lot sewage disposal. In subdivisions or land developments
where connection to either a public sewer system or a community sanitary
sewer system is not required, sewage disposal facilities shall be
provided on individual lots. The physical features of the tract on
which on-lot disposal is provided and the on-lot disposal system design,
including the size of the septic tanks, the tile absorption fields,
or other secondary treatment devices, shall meet the standards established
by the Pennsylvania Department of Environmental Protection for on-lot
sewage disposal systems.
A.
Waterlines shall be installed to serve all land developments and
each lot in all subdivisions where such service does not presently
exist. The installation, location, and specifications for the construction
of waterlines shall comply with all applicable regulations of the
water supplier and the Township. Easements shall be provided for the
waterlines as needed.
B.
Prior to approval by the Township Board of Commissioners, the Township
Engineer shall approve the necessary documentation that the supply
of water is sufficient in amount and pressure for domestic, commercial,
or industrial use as well as for emergency purposes.
C.
The proposed water system must be reviewed by the responsible local
water authority and found to be acceptable.
D.
Fire hydrants must be installed as an integral part of any water
supply system and placed no more than 600 feet apart.
E.
The location, need, design, and related features of fire hydrants
shall be reviewed by the Township Fire Marshal for conformance with
applicable existing laws and regulations.
A.
Water supply interconnections. There shall be no physical connection
between a public or private potable water supply system and a sewer
which will permit the passage of any sewage or polluted water into
the potable water supply.
B.
Sewer and water mains. A minimum horizontal distance of 10 feet shall
be maintained between parallel water and sewer lines unless shelving
is used. If shelving is used, the waterlines shall be at the higher
elevation of the trench. At points where sewers cross water mains
at a vertical distance of less than two feet, special treatment of
the sewer pipes shall be required to precluded contamination of potable
water. In no case shall the vertical distance be less than the Department
of Environmental Protection's requirements.
C.
On-lot water supply and sewer facilities. On-lot sewage disposal
systems shall be kept removed from water supply wells or other water
supply sources in accordance with the latest Department of Environmental
Protection's requirements. A lot to accommodate both on-lot sewage
disposal and on-lot water supply shall be no smaller than 30,000 square
feet.
A.
General regulations.
(1)
Where practicable, all utilities, with the exception of on-site laterals,
shall be located in public rights-of-way. Where this is not possible,
utility easements shall be located on or adjacent to rear or side
lot lines to the fullest extent possible.
(2)
In general, the required pipe or other improvement shall be located
in the center of the easement.
(3)
Prior to determining the location of easements, the Planning Commission
shall require the developer or subdivider to coordinate his plans
with those of the local public utilities in order to ensure proper
location of easements for the installation of the required service.
(4)
No permanent structures or trees shall be placed within such easements.
(5)
Where practicable, utility lines shall share a common utility easement.
(6)
All electric, telephone service, and cable television transmission
lines in new residential developments with five or more dwellings
and in all new nonresidential developments shall be placed underground
and installed in accordance with the prevailing standards of the utility
company providing such services.
[Amended 3-11-2004 by Ord. No. 608]
B.
Width of sanitary and storm sewer easements. Sanitary or storm sewer
easements shall have a minimum width of 25 feet.
C.
Petroleum and natural gas transmission lines.
(1)
No company intending to install any petroleum, petroleum product,
or natural gas transmission lines shall be allowed to construct the
lines on less than a fifty-foot right-of-way. Such lines are 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 35 feet, measured for the right-of-way
line, between any proposed dwelling unit or other structure and the
right-of-way line of any petroleum, petroleum products, or natural
gas transmission line which traverses the subdivision or land development.
(3)
The developer or subdivider shall obtain written approval from the
various petroleum or natural gas companies when constructing roads
or driveways over any petroleum, petroleum products, or natural gas
line easements when required by the utility company.
A.
Overall considerations. In all subdivisions and land developments
proposed, storm drainage facilities shall be provided in order to:
(1)
Permit unimpeded flow of natural watercourses.
(2)
Ensure adequate drainage of all low points along the lines of streets.
(3)
Intercept stormwater runoff along streets at intervals related to
the extent and grade of the area drained.
(4)
Provide positive drainage away from on-site sewage disposal.
(5)
Remove surface water from the bottom of vertical grades, lead water
from springs, and avoid excessive use of cross-gutters at street intersections
and elsewhere.
B.
Stormwater management. Each subdivision and/or land development shall
provide:
(1)
A statement indicating that the maximum rate of stormwater runoff
is no greater after development than before development.
(2)
Calculations of runoff concentration and the purposed stormwater
management.
(3)
Complete drainage systems for the subdivision or land development.
(4)
Approval by the Pennsylvania Department of Transportation when drainage
structures are to be located on state highway rights-of-way or connection
is made to the existing state highway system.
C.
In residential developments of five or more dwellings, any retention
basin must be placed on its own individual lot.
A.
General requirements.
(1)
All earthmoving activities shall be conducted in such a way as to
prevent accelerated erosion and the resulting sedimentation.
(2)
No change shall be made in the contour of the land, and no grading,
excavating, removal, or destruction of the topsoil, trees, or other
vegetative cover shall be commenced in any proposed subdivision or
land development until such time as a conservation plan has been prepared.
(3)
The conservation plan shall be developed in the form outlined in
the Soil Erosion and Sedimentation Control Manual, issued by the Department
of Environmental Protection.
(4)
Final approval for a development tract of 25 or more acres will be
contingent upon the issuance of a permit by the Pennsylvania Department
of Environmental Protection. (NOTE: Required by Pennsylvania Rules
and Regulations, Department of Environmental Protection, Chapter 102,
as amended, "Erosion Control,"[1] under the authority of the Clean Streams Law.[2])
(5)
Measures used to control erosion and reduce sedimentation shall meet
the standards and specifications of the Delaware County Conservation
District.
(6)
The Township Engineer, or other designated local official shall ensure
compliance with the appropriate specifications, copies of which are
available from the Delaware County Conservation District.
B.
Grading for drainage.
(1)
Grading for drainage shall be performed whenever necessary in order
to provide more suitable sites for building and other uses, improve
surface drainage, and control erosion.
(2)
All lots, tracts, or parcels in 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 Commissioners. Natural drainage patterns
shall be preserved whenever possible.
(3)
All drainage facilities 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. When drainage
swales are used to divert surface waters away from buildings, they
shall be sodded or planted and shall be of such slope, shape, and
size as to conform with the requirements of the Delaware County Conservation
District. Concentration of surface water runoff shall be permitted
only in swales or watercourses. In the case of single-family or multifamily
development, swales extending three or more contiguous lots shall
be interrupted by an inlet or redirected to the street.
(4)
Cut and fill slopes shall be no steeper than two horizontal feet
to one vertical foot unless stabilized by a retaining wall or curbing
or are approved by the Township Engineer subject to special conditions.
(5)
Adequate provisions shall be taken to protect against adverse effects
of cut and fill.
(6)
Fills shall not encroach on natural watercourses or constructed channels:
when placed adjacent to natural watercourses or constructed channels
they shall have suitable protection against erosion during periods
of flooding.
(7)
During grading operations, necessary measures for dust control will
be exercised.
(8)
Grading equipment will not be allowed to cross live streams. Provisions
will be made for the installation of culverts.
C.
Performance principles.
(1)
The following measures are effective in minimizing erosion and sedimentation
and shall be included when applicable on the conservation plan:
(a)
Stripping of vegetation shall be done in such a manner as to
minimize erosion.
(b)
Salient natural features should be preserved when possible,
and cutfill operations shall be kept to minimum to create the least
erosion potential.
(c)
The disturbed area and the duration of exposure shall be kept
to a practical minimum.
(d)
Temporary vegetation and or mulching shall be used to protect
exposed critical areas during development.
(e)
The permanent vegetation and structural erosion and drainage
measures shall be installed as soon as practical in the development.
(f)
Provisions shall be made to effectively accommodate the increased
runoff caused by changed soil and surface conditions during and after
development. Where necessary the rate of surface water runoff will
be structurally retarded.
(g)
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.
A.
General requirements. The design and development of all subdivisions
and land developments shall preserve, whenever possible, natural features
such as site terrain, woodlands, specimen trees, natural watercourses
and bodies of water, wetlands, rock outcroppings, and scenic views.
B.
Topography. The natural terrain of the proposed subdivision or land
development shall be retained whenever possible. Cut and fill shall
be kept to a minimum. Cut and fill operations shall be used either
to achieve acceptable minimum standards (for street grades, parking
areas, building sites) or to enhance the quality of site design (e.g.,
berms or swales which add visual interest and perform functions such
as screening or drainage).
C.
Vegetation and planted screens.
(1)
Significant tree masses and specimen trees shall be preserved wherever
possible. The buildings should be located within the allowable building
area in such a manner as to minimize damage to vegetation. Where possible,
existing open areas should be developed instead of wooded areas. Areas
in which trees are retained should remain undisturbed out to the canopy
dripline and at the original grade level wherever possible.
(2)
Effective planted visual screens shall be provided along the rear
of reverse frontage lots and along side and/or rear property lines
of lots traversed by zoning boundary lines which separate a residential
district from a nonresidential district.
(4)
Trees shall be required in all new subdivisions and land developments
and shall be provided in accordance with the following standards:
D.
Aquatic features. Aquatic features such as natural watercourses,
bodies of water, and wetlands shall be protected wherever possible.
Where practicable, stream and river frontage shall contain an access
point to the water. Maintenance easement areas shall be provided at
intervals of no more than 1/2 mile. These access points shall be not
less than 25 feet in width.
A.
All commercial, industrial, multifamily, or other subdivisions or
land development plans submitted after the effective date of this
chapter shall provide for suitable and adequate recreation in order
to:
(1)
Ensure adequate recreational areas and facilities to serve the future
residents of the Township.
(2)
Maintain compliance with recreational standards as developed by the
National Recreation and Parks Association as modified by the Township
recreation plan.
(3)
Reduce increasing usage pressure on existing recreational areas and
facilities.
(4)
Ensure that all present and future residents have the opportunity
to engage in many and varied recreational pursuits.
(5)
Reduce the possibility of the Township becoming overburdened with
the development and maintenance of many small, randomly planned and
widely separated recreation areas.
B.
Exemptions and requirements.
(1)
The following are exempt or partially exempt from the provisions
of this section:
(a)
Any single and/or multifamily residential subdivision or land
development plan in a residential zone classification for which a
preliminary plan has been submitted prior to the effective date of
this chapter.
(b)
Any residential subdivision or and development plan, whether
single and/or multifamily, that contains less than 10 dwelling units
may be exempted by the Board from dedicating land for recreational
purposes, upon the developer's agreement to pay the fee in lieu of
dedication as provided in this section.
(2)
The amount of land required to be provided for dedication purposes
for residential subdivision or land development plans not exempted
from the provisions of this section shall be as follows:
(a)
Single-family and twin developments. In the case of single-family
subdivisions, the developer shall provide a minimum of 1,500 square
feet per lot.
(b)
Multiple-family developments. In multiple-family developments,
a minimum contiguous area of 10% of the gross area shall be provided
for recreation.
(c)
Commercial, industrial, or other development. A minimum contiguous
area of 10% of the gross area shall be provided for recreation.
(d)
The Township has generally determined that 10% of the gross
land area is a minimum in relation to the general use of the facilities
to be dedicated for the above categories.
(3)
A maximum of 10% of the total land area required by this section
to be provided for recreation may consist of floodplain areas.
(4)
Such land set aside shall be suitable to serve the purpose of active
and/or passive recreation by reason of its size, shape, location,
and topography and shall be subject to the approval of the Board.
(5)
The developer shall satisfy the Board that there are adequate provisions
to ensure retention and all future maintenance of such recreation
areas by maintaining ownership or by providing for and establishing
an organization for the ownership and maintenance of the recreation
area, and such organization shall not be dissolved nor shall it dispose
of the recreation area by sale or otherwise, except to an organization
conceived and established to own and maintain the recreation area,
without first offering to dedicate the same to the Township without
cost to the Township.
C.
Recreation area location criteria. The Planning Commission and Board
(with the assistance of the Recreation Board), in exercising their
duties regarding the approval of subdivision and land development
plans, shall consider the following criteria in determining whether
to approve the proposed location of recreation areas in the developer's
subdivision and land development plans:
(1)
The site or sites shall be easily and safely accessible from all
areas of the development to be served, have good ingress and egress,
and have access to a public road; however, no public road shall traverse
the site or sites.
(2)
The site or sites shall have suitable topography and soil conditions
for use and development as a recreation area.
(3)
The size and shape of the site or sites shall be suitable for development
as a particular type of park. Sites will be categorized by the Township
using the standards established by the National Recreation and Parks
Association (Publication No. 10005, as revised.)
(4)
When designing and developing these recreation areas, it shall be
done according to the standards established by the National Recreation
and Parks Association as modified by the Township recreation plan.
(5)
The site or sites shall, to the greatest extent practical, be easily
accessible to essential utilities, such as water, sewer, and electric.
(6)
The site or sites shall meet minimum size requirements for usable
acreage with respect to National Recreation and Parks Association
standards, with 75% of such area having a maximum slope of 7%.
(7)
Recreation sites shall be located in a manner which allows the maximum
practical solar access to neighboring structures.
(8)
Where open space is being provided, it shall be located, wherever
possible, to provide a buffer from the shading effects of taller structures
or obstruction on existing or proposed shorter buildings.
D.
Dedication to the Township.
(1)
In a case where the developer does not wish to retain the required
recreation area, such area may be offered for dedication to the Township.
(2)
In addition to approving the recreation site areas to be dedicated
to the Township, the Planning Commission shall make its recommendation
to the Board as to whether the dedication shall be accepted by the
Township (including input by the Recreation Board).
(3)
Such areas dedicated to the Township for public use shall be suitable
for recreation purposes by reason of size, shape, location, topography,
and access.
(4)
The Planning Commission, Recreation Board, or Board may find dedication
to be impractical because of the size, shape, location, access, topography,
drainage, or other physical features of the land and that such dedication
would adversely affect the subdivision and land development and its
future residents or occupants or that there is no land area within
the proposed subdivision which is practical for dedication to the
public because of size, access, topography, or other physical characteristics.
(5)
When the Board deems it to be in the public interest to accept dedicated
land, such acceptance shall be in accordance with law.
E.
Fee in lieu of dedication.
(1)
Where the Board agrees with the developer that because of the size,
shape, location, access, topography, or other physical features of
the land that it is impractical to dedicate land to the Township or
set aside a recreation area as required by this section, the Board
shall agree on a payment of a fee in lieu of dedication of such land
which shall be payable to the Township prior to approval of each final
section of the overall plan by the Township.
(2)
The amount of the fee shall be set from time to time by resolution
of the Board.
(3)
All monies paid to the Township pursuant to this section shall be
used exclusively for acquiring, operating or maintaining parks or
recreational facilities reasonably accessible to the development within
the Township.
[Amended 2-11-2021 by Ord. No. 742]
(4)
A fee authorized under this section shall, upon its receipt by the
Township, be deposited in an interest-bearing account, clearly identified
as reserved for providing, acquiring, operating or maintaining park
or recreation facilities within the Township.
[Amended 2-11-2021 by Ord. No. 742]
(5)
Upon request of any person who paid any fee under this subsection,
the Township shall refund such fee, plus interest accumulated thereon
from the date of payment, if the Township has used the fee paid for
a purpose other than the purposes set forth in this section.
[Amended 2-11-2021 by Ord. No. 742]
(6)
The date upon which the fee is received shall be recorded in the
records of the Township recreation fund, and an annual report of the
status of each account and of such proposed facilities as are funded
by each account shall be provided by the Recreation Board at the February
Board meeting to the Commissioners.
(7)
Nothing contained herein shall prohibit the person who paid the fee
and the Township from agreeing that the original recreation facility
as proposed by the Township has been superseded or made unnecessary
and reallocating the fee and any interest accumulated to such other
project as the parties agree; provided, however, that it meets the
above standards with regard to a reasonable relationship to the parcel
in question.
(8)
All expenditures from fees shall be of interest first and thereafter
principal.
F.
Formal recreation plan. The Township shall by resolution adopt a
formal recreation plan concurrently with the adoption of the ordinance
which may be amended from time to time as a result of further resolution
of the Board.
A.
Sidewalks and curbs.
(1)
All property owners shall install, construct, and maintain sidewalk
and curbing along such property abutting any street, in accordance
with the specifications of the Township Engineer, the Pennsylvania
Uniform Construction Code, and this chapter under the following circumstances:[1]
(2)
Specifications for sidewalks and curbs.
[Amended 3-11-2004 by Ord. No. 608]
(a)
All sidewalks and curbs required to be installed, constructed,
and maintained pursuant to the above subsections shall be installed
according to the specifications of the Township Engineer, including
but not limited to the following:
[1]
Curbs shall be installed 17 feet back from the center line of
a local street and 18 feet back from the center line of a collector
street.
[2]
There shall be a four-foot grass strip between all sidewalks
and curbs.
[3]
All sidewalks shall be a minimum of four inches thick with a
four-inch stone subbase.
(b)
With respect to the installation of curbing and sidewalks, on
all property which abuts a state highway, the property owner must
first request and receive PennDOT approval for the installation of
said curbing and sidewalk and the location thereof.
(3)
All construction, installation, maintenance, and repair of all sidewalks
and curbing, as required above, shall be at the expense and cost of
the property owner, plus any widening of the street deemed necessary
is to be at the expense and cost of the property owner.
B.
Firefighting access easements and fire hydrants.
(1)
In areas where, in the opinion of the Township Fire Marshal, there
exist any fire hazards, unobstructed fire protection access easements
shall be provided. The size, location, design, and grading of such
easements shall be determined by the Fire Marshal.
(2)
In no case shall the name of a proposed street duplicate or substantially
approximate an existing street name in the Township, in order to avoid
confusion and delay in the operations of the Postal Service, Police
Department, or emergency vehicles.
(3)
All proposed street names shall be subject to approval of the Board
of Commissioners after consultation with the local Postmaster, Fire
Marshal, and Police Chief.
(4)
Streets shall be identified by signs approved by the Township Secretary
or Township Engineer.
(5)
In all subdivisions and land developments commenced after the effective
date of this chapter, the address numbers shall be assigned by the
Township Engineer and shall be clearly visible from the street.
C.
Streetlighting. Streetlights shall be installed in all subdivisions
and land developments in accordance with the requirements of the Township
Engineer and the appropriate utility company. The exact location of
all streetlights shall be indicated on the final plan, after consultation
with the Township Engineer.
