Part 4 REQUIRED IMPROVEMENTS AND DESIGN STANDARDS

Grading of road or street rights-of-way and grading of slopes outside the road or street right-of-way.

Grading of all drainage swales on public or private property and grading of individual lots to effect positive drainage away from buildings and eliminate low spots.

Grading of all open space and recreation areas to produce a smooth usable surface and accomplish proper drainage unless the open space and recreation area is intended to remain in a natural or undisturbed condition.

Implementation of soil erosion control and sedimentation control facilities.

Replacement of topsoil and vegetative restoration in disturbed areas not stabilized with building, paving or other non-vegetative ground cover.

Removal of temporary soil erosion and sedimentation control facilities when they are no longer required.

Street or road subbase, base, and paving.

Curbs and gutters.

Sidewalks, crosswalks, and pathways.

Underground facilities for electric, telephone and television cable lines.

Storm sewers and drainage facilities.

A public or centralized sanitary sewer disposal system including, but not limited to, sanitary sewer laterals, submains, mains, and a treatment plant (if required).

A public or centralized water supply and distribution system including, but not limited to, wells, pumping equipment, water laterals, and submains.

Street name signs at all street intersections and regulatory signs.

Permanent monuments and lot pins.

Fire hydrants and streetlighting.

Trees and landscaping.

Recreation area improvements.

Open space and/or recreation areas.

Off-site Improvements. When the development or subdivision proposed is of such a nature as to cause a specific impact on an existing Township and/or public facility, the applicant/developer and the Township shall work together to take corrective action required to alleviate the impact. The applicant/developer is encouraged to propose such corrective action required, including any action which he is willing to undertake to make the necessary corrections or any contribution he is willing to make toward the cost of the necessary correction.

§ 22-403 Waivers and Exceptions.

[Ord. 2001-08, 11/8/2001, § 4.03]

The standards of design in this Part should be used to judge the adequacy of subdivision and land development proposals. Where, in the opinion of the Township Planning Commission, the literal application of these standards in certain cases would work undue hardship or be plainly unreasonable, the Township Planning Commission may recommend to the Board of Supervisors such reasonable exceptions as will not be contrary to the public interest.

§ 22-404 Construction of Facilities.

[Ord. 2001-08, 11/8/2001, § 4.04]

The applicant/developer shall construct and install, with no expense to the Township, the streets, curbs, sidewalks, water mains, sanitary and storm sewers, surface drainage facilities, fire hydrants, landscaping monuments, lot pins, streetlighting, and other facilities and utilities specified in this Chapter on or adjacent to the subdivision or development being proposed and/or off-site, if required. Construction and installation of such facilities and utilities shall be subject to inspection by appropriate Township, public agency, or public utility officials during the process of the work and shall be in conformance with the Construction Standards and Specifications of the Township, the public Agency, or public Utility regulating the improvement.

§ 22-405 General Standards.

[Ord. 2001-08, 11/8/2001, § 4.05]

The following principals of subdivision and land development, general requirements, and the minimum standards of design shall be observed by the applicant/developer in all instances:

Low lying land subject to flooding shall not be plotted for residential development or for such other uses as may involve danger to health, safety, morals, and general welfare of the citizens.

Provision shall be made in lot grading so that surface drainage shall be directed away from the main structures on all sides and provisions shall be made so that no surface water shall drain from the street right-of-way onto the adjoining lots unless into an approved drainage way.

When a new public or centralized public water supply is proposed for a subdivision or development, the applicant/developer shall obtain from the Pennsylvania Department of Environmental Protection certificates of approval as to the quality and adequacy of the water supply proposed to be utilized by the applicant/developer and approval of the type and construction methods to be employed in the installation of the proposed water supply system.

Soil testing shall be undertaken prior to subdivision or development approval to assure that adequate on-site sewage disposal systems can be provided when connection to the Township sewer system is not possible or practical.

Proposed subdivision and land development shall be coordinated with the existing nearby neighborhood so that the community as a whole may develop harmoniously. Provisions shall be made to assure that the street patterns included in a proposed subdivision shall complement the existing or proposed streets shown on the current Township Street and Road Map, the Official Map and on nearby approved developments.

Stub streets with temporary turn-around shall be required to extend to the boundary line of adjacent, undeveloped tracts; where deemed appropriate by the Township.

§ 22-406 Streets and Roads; General Requirements.

Any public stub street, improved or on paper, extending from other tracts shall be extended into the property being subdivided, where deemed appropriate by the Township.

Improvement construction requirements will be completed in accordance with Township Regulations and Standards, the Pennsylvania Department of Transportation Construction Specifications, the Pennsylvania Department of Environmental Protection Regulations, or regulations or standards of other appropriate agencies or public utility, whichever specifications shall result in the more favorable interpretation of this Part by the Board of Supervisors.

Any water and/or sewer facilities provided must be extended by the applicant/developer along the full frontage length of their property along all streets, as deemed necessary by the Township.

[Ord. 2001-08, 11/8/2001, § 4.06; as amended by Ord. 2004-06, 6/22/2004]

All new streets and culs-de-sac and widened portions of all existing rights-of-way, intended for public use, shall be dedicated to the Township or State subject to final acceptance based on compliance with the following requirements:

Arrangements. Streets shall be arranged and considered in relation to both existing and planned streets, as shown on the Township Street and Road Map and/or Official Map and located so as to allow proper development of surrounding properties in accordance with the Comprehensive Plan.

Construction Details. All construction details for street improvements shall be reviewed and approved by the Township Engineer.

Street Planning. Proposed streets shall be properly related to the Official Map of the Township.

Traffic Pattern. Local residential streets shall be laid out to discourage through traffic, but provisions for street connections into and from adjacent areas will be generally required.

Street Classification. The Township Engineer, with the approval of the Board of Supervisors, shall determine the classification of streets, i.e., arterial, collector or local.

Conformity with Topography. Street profile grades shall be adjusted to the contour of the land so as to produce usable lots and streets of reasonable grade. A transition slope from the right-of-way line to the elevation of the abutting property(s) must be provided.

Grading. Street shoulder strips shall be graded to the full width of the street right-of-way. If areas adjacent to the right-of-way permit stormwater to drain toward the curbline, grading shall be done in such a way as to prevent silting or erosion within the street right-of-way.

Street Width. The minimum widths of the right-of-way and the paving shall not be less than those of an existing street, of which the new street is to be a continuation, nor less than the following:

Street Type	Right-of-Way Width (feet)	Paving Width (feet)
Arterial Street or Highway	80	44
Collector Street	60	40
Local Street	60 or 50 (depending on development type)	40, 32 or 28 (depending on development type)

Arterial roads shall have an eighty-foot design right-of-way minimum and at least two twelve-foot traffic lanes and two paved ten-foot pull off lanes/shoulders. Curbs and sidewalks are required on all arterial roads.

Collector roads shall have a sixty-foot design right-of-way minimum and at least two twelve-foot traffic lanes and two eight-foot paved shoulders. Curbs and sidewalks are required on all collector roads.

Local streets shall have a fifty-foot right-of-way minimum for single family detached lot subdivisions and 60 feet of right-of-way for nonresidential or townhouse and multifamily subdivisions or subdivisions with densities of three dwelling units per acre or more.

In nonresidential developments and residential developments with townhouses or multifamily dwellings and with a density of three dwelling units per acre or more, the local street shall consist of at least:

Sixty-foot right-of-way.

Two twelve-foot traffic lanes.

Two eight-foot parking/gutter lanes.

Total paved width 40 feet.

Concrete curb and concrete sidewalk.

In residential subdivisions with a density of less than three dwelling units per acre but more than one dwelling unit per acre, the local street shall consist of at least:

Fifty-foot right-of-way.

Two twelve-foot traffic lanes.

Two four-foot paved shoulders/gutters and concrete curbing.

Total paved width 32 feet.

Concrete curb and sidewalk.

In residential subdivisions with a density of less than one dwelling unit per acre, the local streets shall consist of at least:

Fifty-foot right-of-way.

Two ten-foot traffic lanes.

Two four-foot paved shoulders.

Total paved width 28 feet.

§ 22-407 Streets; Specific Requirements.

No curb or sidewalk, unless determined necessary by the Board of Supervisors.

All paved shoulders, pull-off lanes, gutters, and widened portions of road are to be constructed to the same standard as required for the abutting road.

Residential density for the purpose of this Section of this Part shall be interpreted as being the number of dwelling units in the total development divided by the area of the development, excluding dedicated street rights-of-way and dedicated park or open space areas.

Culs-de-sac shall be provided with a fifty-two-foot radius right-of-way and a forty-foot radius paved area. The maximum length of a permanent cul-de-sac shall be 600 feet, measured from the center of the intersecting road to the center of the cul-de-sac.

[Ord. 2001-08, 11/8/2001, § 4.07; as amended by Ord. 2015-02, 6/11/2015]

Where necessary for public safety and convenience, additional street widths or paving may be required, as determined by the Board of Supervisors, upon the advice of the Township Engineer.

Where existing public or private streets traversing or bordering the subdivision or land development do not provide the proper widths or alignment in accordance with this Part, additional width or improved alignment shall be required by the Board of Supervisors as part of an approval to construct improvements required to the street to bring the street into conformance with the standards listed in § 27-406 and this section, as applicable. As part of these improvements, the applicant/developer may be subject to partial or full lane overlays, if deemed necessary by the Township.

[Amended by Ord. 2016-02, 5/24/2016]

In lieu of construction of the on-site roadway improvements required by this section, an applicant may request that the Board of Supervisors accept a fee to be paid to the Allen Township Roadway Improvement Fund. The amount of the fee shall be calculated in accordance with the provisions of the Allen Township Fee Resolution, as adopted from year to year by the Township Board of Supervisors. The Board of Supervisors, in its sole discretion, may accept the fee in lieu, or, in the alternative, require the construction of the on-site roadway improvements referred to herein.

Payment of the fee referred to herein shall relieve the property owner and future owners of the obligation to construct future on-site roadway improvements, or the payment of any additional fees, for that portion of the frontage attributable to the fee previously paid.

Any minor subdivision of agricultural property that creates a maximum of one new lot, consisting of 10 acres or more, shall be exempt from the requirement to improve the bordering public or private streets and the payment of the fee in lieu of construction.

No further exemption shall be authorized under this provision until a period of 10 consecutive years has passed from the date of the approval of the one-lot minor subdivision referred to herein.

Any application for further subdivision or land development of a property that has utilized this exemption shall be subject to the provisions of this § 22-407, Subsection 2, unless the time period required by Subsection 2B(1) has passed, and the other requirements of this Subsection 2B have been satisfied

The Pennsylvania Department of Transportation shall make the final determination regarding streets and roadways under its sole jurisdiction.

Stub Streets. To provide an integrated street system, all stub streets of abutting subdivisions shall be incorporated into the proposed street system. Stub streets greater than 300 feet in length shall be provided with a temporary turnaround to the standards required for cul-de-sacs, unless otherwise approved by the Board of Supervisors. At the discretion of the Board of Supervisors, stub streets may be required to be extended toward adjacent properties. All stub streets must be constructed to comply with the standards outlined in § 407.12 (Provisions of Streets for Future Developments).

Dead-end Streets. Dead-end streets, other than stub and culs-de-sac, shall be prohibited.

Intersections.

Right-of-way. Whenever practicable, right-of-way lines shall intersect at right angles and shall be rounded by a tangential arc having a minimum radius of 25 feet.

Clear Sight Triangle. Clear sight triangles shall be provided and maintained at all intersections. These triangular areas shall be shown on the plans and they shall be established by drawing a line between two points on the street center line, each point being 75 feet from the center line intersection for any intersection involving a non-local street. No buildings or obstruction that would obscure the vision of a motorist shall be permitted in this area.

Grade Separated Interchanges. In the vicinity of a grade separated interchange, by deed restrictions, by lease restrictions, or plan amendment, whichever method is applicable, no building or structure shall be located less than 100 feet from an interchange right-of-way line. At an exit or entrance ramp, no structure, driveway, and/or street shall be constructed within 50 feet from the street right-of-way line for a distance of 300 feet from the outer intersection point of the ramp right-of-way line with the street right-of-way line.

Curb Lines. Curblines shall be rounded with a minimum radius of which shall conform to Township Standards of 20 feet if both streets are local and 30 feet if one or both streets are not local. The grade lines of the curbs at intersections shall intersect if the tangents are extended.

Minimum Angle of Intersection. All intersections of streets and highways shall be 90°.

Through Streets. Intersections with arterial or collector streets shall be kept to a minimum and shall be located at least 1,000 feet apart.

An intersection of more than two streets shall not be allowed.

Center lines of Intersection Streets. Two streets intersecting a third street from opposite sides shall either intersect with a common center line or their center line shall be offset a minimum distance of:

Eight hundred feet, if any street is an arterial street.

Four hundred feet, if at least one street is a Collector street and the other streets are either collector or local streets.

One hundred fifty feet, if all streets are local streets.

All proposed intersections onto Township roads or state highways shall meet the PennDOT criteria for required safe stopping and sight distances.

All proposed intersections with state highways shall be designed and constructed to the criteria approved by the state, whether the intersection is to be publicly or privately owned. Subdivision and land development plans which will require access to a state highway under the jurisdiction of the Pennsylvania Department of Transportation (PennDOT) shall contain a plan note specifying that a Highway occupancy permit is required from PennDOT before road or driveway access to the state highway is permitted. The plan note shall also specify that plan approval does not guarantee that a PennDOT permit will be issued.

Street Grading. All streets shall be constructed to the grades shown on the approved Street Profile and Cross Section Plan. The work shall be inspected and checked for accuracy by the Township Engineer on the basis of as-built survey data furnished by the applicant/developer in conformance with this Part.

Alignment and Geometry.

Horizontal Sight Distance. On all curves, a sight distance at the center line of at least 300 feet on collector streets and 200 feet on local streets is required.

Horizontal Curves. To ensure adequate sight distances, when street center lines deflect more than 2°, connection shall be made by horizontal curves. The minimum center line radii for local streets shall be 150 feet; for collector streets it shall be 300 feet; and for arterial streets it shall be 500 feet. A minimum tangent of 75 feet shall be required between curves and between a curve and street intersection.

Vertical Curves. Vertical curves shall be used at changes in grade exceeding 1%. The length of the curve shall be approximately 50 feet on collector streets and arterial streets, and 25 feet for local streets for each 1% of change in grade. Over summits or in depressions, vertical curves shall not produce excessive flatness in grade or deficiencies in sight distances.

[Amended by Ord. 2017-03, 3/28/2017]

Grade.

Maximum-Minimum. Unless otherwise approved by the Board of Supervisors, the maximum and minimum grades on streets shall be:

Type of Street	Maximum Grade	Minimum Grade
Arterial	6%	0.75%
Collector	8%	0.75%
Local	10%	0.75%
Cul-de-sac (turn-around portion)	5%	2%

Street Intersections. The grade within 60 feet of the nearest intersection right-of-way line shall not exceed 2%.

Where Measured. The grade shall be measured along the center line.

Curve Grade Combinations. A combination of minimum radius horizontal curves and maximum grades will not be approved.

10.

Road Construction Specifications. All roads and streets shall be constructed and built in accordance with current Pennsylvania Department of Transportation Specifications Publication 408 and with the following standards:

Width and grading of streets shall be as shown on Appendix A and Appendix B.[1]

Editor's Note: Appendixes A and B are included as attachments to this chapter.

Subgrade shall be compacted and crowned with the required street crown and shall be prepared to PennDOT Publication 408, § 210, requirements.

Subbase shall be provided and installed in accordance with PennDOT Publication 408, § 350, to a compacted depth of 7 1/2 inches for collector streets and arterial streets and to a compacted depth of 6 1/2 inches for all local roads. No. 2 aggregate shall be utilized.

[Amended by Ord. 2017-03, 3/28/2017]

Base shall be provided and installed in accordance with PennDOT Publication 408 to the following specification section: (Note: All depths are measured after compaction.)

[Amended by Ord. 2017-03, 3/28/2017]

	§ 309. Superpave Asphalt Mixture Design Standard Construction, HMA, 25 MM, Base Course.
		(1) Six inches in depth for arterials and collectors.
		(2) Four inches in depth for local streets.

Tack coat material shall be required just prior to the construction of the surface course. Such tack coat shall be applied to the base in accordance with PennDOT Publication 408, § 460.

Surface course shall be provided and constructed in accordance with PennDOT Publication 408 to the following specification § 409. (Note: All depths are measured after compaction.)

[Amended by Ord. 2017-03, 3/28/2017]

Superpave 12.5 mm binder and Superpave 9.5 mm wearing laid as individual courses two inches binder, 1 1/2 inches wearing for arterials and collectors 1 1/2 inches wearing course only for local roads.

11.

Concrete curbing and sidewalk shall be provided as shown on Appendix B,[2] when required.

Concrete material and placement and curing shall be provided as required by the Pennsylvania Department of Transportation Specification Publication 408 (current edition) for Type A concrete 3,300 PSI twenty-eight-day strength, in § 704.

All exposed surfaces are to be finished.

Expansion joints of 1/2 inches premolded bituminous expansion joint material are to be provided at intervals of 30 feet or less and against all structures.

Contraction joints shall be provided at equal intervals of five feet or less for sidewalks and 10 feet or less for curb.

Sidewalks and curb depressions are to be provided at intersections for pedestrian accessibility. A maximum pedestrian ramp slope of 1:12 with a flush approach to the roadway shall be required. The pedestrian ramp shall be a least four feet wide. All cross slopes shall be a maximum of 2%.

Subgrade or base must be tamped and stable to placement of concrete.

Radius curb forms shall be used on all returns, on all culs-de-sac, and on all road curves with a center line radius of 500 feet or less.

Curb cut sheets shall be submitted to the Township Engineer for his review a minimum of three working days prior to forming the curb. The stake out for the curb shall have stakes at a maximum of 10 feet on all curve and 20 feet on all straight or tangent sections. Stakes shall be set at all points on curve and points on tangent of all curves and their station numbers shall be provided.

Sidewalk Thickness — Residential = four inches; other = five inches; at residential driveways = six inches with minimum #6, six by six mesh; at industrial driveways = eight inches with minimum #6, six by six mesh. The sidewalk shall be placed upon a four-inch thick compacted 2A stone base.

[2]

Editor's Note: Appendix B is included as an attachment to this chapter.

12.

Provisions of Streets for Future Development. If the lots resulting from the original development are large enough for resubdivision or other land development or if a portion of the tract is not subdivided, suitable access and possible street openings for such an eventuality shall be provided. Such suitable access must be at a location that meets all sight distance criteria for an intersection. Such suitable access and possible street openings shall consist of a minimum width of 50 feet with a minimum width of 25 feet on each side of that 50 feet protected by an easement that would grant the owner of the proposed street area of the following rights:

The right to perpetually enter the land and clear obstructions from the land to improve sight distance and intersection visibility.

The right to grade or slope the land and/or install drainage facilities and improvements above or below the surface of the land to properly grade and drain the proposed street areas.

The right to grant easements over or under the land to the Township, the Authority, or any public utility company for the purposes of road or utility installation of the grantee.

13.

Half Street. The dedication of half streets, at the perimeter of a new subdivision, is prohibited. If circumstances render this impracticable, adequate provision for the concurrent dedication of the remaining half of the street must be furnished by the applicant/developer. When there exists a half street or a portion of a street in an adjoining property, the remaining half or portion shall be provided by the proposed development.

14.

No alleys will be permitted.

15.

Street Names and Signs. Street names must be submitted to the U.S. Postal Service and approved by the Board of Supervisors. Sign posts and name plates approved by the Board of Supervisors shall be placed at street intersections. Duplication of street or road names within the Township or within the Postal District shall be prohibited.

16.

Obstructions. No fences, hedges, walls, planting or other obstructions shall be located within the right-of-way except as permitted in these regulations.

17.

Reserve Strips. Reserve strips controlling access or egress are prohibited. New streets shall be provided through to the boundary lines of the development, especially if it adjoins acreage suitable for future development.

18.

Streetlights. The location of poles or standards for streetlights or area lighting shall be located on the Preliminary Plan. Streetlighting shall be provided in accordance with these regulations.

19.

Private Access Roads other than driveways shall be permitted only in large developments which are to be retained under single ownership.

20.

The Specifications and Provisions for private streets, driveways, and parking in commercial, employment, mobile home parks, or multiple-family residential areas shall be subject to the review and approval by the Board of Supervisors and shall be designed to the following minimum standards, unless greater standards are specified in this or any other Ordinance:

A.	Width:	24 feet for two-way traffic.
		16 feet for one-way traffic.
B.	Thickness.	Six inches crushed aggregate (modified stone or slag).
		1 1/2 inch ID2—binder-bituminous concrete.
		One inch ID2—wearing-bituminous concrete.

§ 22-408 Easements.

[Ord. 2001-08, 11/8/2001, § 4.08]

Easements are required for electric service, sewer, water, gas mains, or other utilities (whether proposed now or for possible future extension), and shall be 20 feet wide generally apportioned equally, between abutting properties.

Such easements shall follow either rear or side lot lines. Easements for crosswalks shall be at least 20 feet in width. Such easements shall follow either rear or side lot lines. The applicant/developer shall provide storm drainage easements, as required, to assure unimpeded flow of natural drainage within and across the area being subdivided. When underground electrical, TV or telephone lines are provided along street rights-of-way, the applicant/developer shall provide a minimum easement of 10 feet and maximum of 20 feet wide.

§ 22-409 Sidewalks.

[Ord. 2001-08, 11/8/2001, § 4.09]

To provide adequate and proper non-motorized traffic movement, sidewalks or pathways are required within and along Major Subdivisions and Land Developments. Such sidewalks shall be provided at locations specified and to the design specified in these regulations.

§ 22-410 Blocks.

[Ord. 2001-08, 11/8/2001, § 4.10]

Length. Blocks in excess of 1,600 feet in length or less than 500 feet in length will not be approved, except for special conditions.

Width. Unless otherwise approved by the Board of Supervisors, blocks shall be of such width as will provide two tiers of lots of the minimum size permitted under the applicable zoning classification.

Crosswalk. Crosswalks shall be required where necessary to provide access to schools, churches, business sections, parks, public and private recreation areas.

§ 22-411 Lots.

[Ord. 2001-08, 11/8/2001, § 4.11; as amended by Ord. 2004-06, 6/22/2004]

The lot size, width, depth, shape, orientation, and the minimum building restriction lines shall be appropriate for the location of the subdivision and for the type of development use contemplated in accordance with the Township Zoning Ordinance [Chapter 27]. Front and rear setbacks from the property line, easement line, or right-of-way line and side clearances for all improvements, including driveways, shall be a minimum meeting the requirements of the Zoning Ordinance [Chapter 27]. Dimensions of irregularly shaped lots shall be indicated for each side of such lot. Any major change in lot or street lines approved on a Preliminary Plan will be considered a resubdivision.

The lot dimensions shall conform to the requirements of the Zoning Ordinance [Chapter 27] for specific designated uses with the following additional requirements:

Any lot served by onlot sanitary sewer facilities shall be a minimum of one acre in area. However, if such lots fall within an area of the Township planned for public sewer service and if the applicant/developer provides a capped sanitary sewer system within his development which can be connected to the proposed Township system, the lot sizes shall be a minimum of 20,000 square feet in area.

Any lot served by a public or a centralized sanitary sewer system and served by an onlot water supply shall be a minimum of 20,000 square feet in area. For any lot served by both public or centralized water and sewer, the Zoning Ordinance Requirements [Chapter 27] strictly control.

No residential lots shall be divided by a street, road, alley, or other lot.

Depth and width of properties reserved or laid out for commercial and industrial purposes shall be adequate to provide for the off-street service and parking facilities required by the type of use and development contemplated.

Generally, lot depth shall vary between one to 2 1/2 times lot width, wherever feasible.

All lots shall front on a public street.

The area of a lot outside of all floodplains and drainage easements shall be sufficiently large to build a building and, if required, primary and secondary onlot sewer disposal systems without filling or encroaching into the drainage easements of floodplains.

Corner lots shall respect the minimum front setback from the right-of-way lines of both streets.

No residential lot is permitted to have driveway access to a collector or arterial street. A planting screen and associated planting screen easement at least 10 feet wide shall be provided on each lot which abuts a collector or arterial street with no right of access onto or through said screen. Screen composition shall consist of a combination of arborvitae, evergreen and deciduous trees to produce a diffused visual screen within five years of planting. The screen layout must be certified by a registered landscape architect.

Side lot lines shall be substantially at right angles or radial to street lines. The lot lines of corner lots shall be rounded to a minimum radius of 25 feet.

Off-Street Parking. The off-street parking requirements of the Township Zoning Ordinance [Chapter 27] shall apply.

Driveways.

Access Permits. Driveways shall not be permitted to have direct access to State roads or highways unless authorized by PennDOT through issuance of a Highway Occupancy Permit. Subdivision and Land Development Plans, which will require access to a state highway under the jurisdiction of the Pennsylvania Department of Transportation (PennDOT), shall contain a Plan Note specifying that a Highway Occupancy Permit is required from PennDOT before driveway access to the state highway is permitted. The Plan Note shall also specify that Plan approval does not guarantee that a PennDOT permit will be issued. (Refer to Appendix C[1].)

Editor's Note: Appendix C is included at the end of this Chapter.

Intersection. Driveways shall intersect streets at right angles, wherever possible.

Grades. Driveway grades shall not exceed the following:

Seven percent when access to an arterial street or highway is permitted.

Ten percent with access to a Local or collector street.

Location.

The center line of a driveway at the point of access to a street shall not be located closer to a street intersection than the following distances:

For Single-Family Residential:

One hundred fifty feet if either street is an arterial street.

One hundred feet if one street is a collector and the other street is either a collector or local street.

Seventy-five feet if both streets are local streets.

For Multifamily Residential, Mobile Home Parks, and all Nonresidential Subdivision:

Three hundred feet if either street is an arterial street.

Two hundred feet if one street is a collector and the other street is either a collector or local street.

One hundred fifty feet if both streets are local streets.

§ 22-412 Open Space and Community Facilities.

The location of driveways near a grade separated interchange is subject to special engineering review.

All proposed driveways shall be provided with adequate sight distance in accordance with PennDOT criteria whether the driveway is attaching to a state highway or Township road.

Widths. Driveways for multifamily residential, mobile home parks, and all nonresidential subdivisions and developments shall not exceed 30 feet in width and shall be clearly defined by use of curbing.

Entrance. All driveways with access to an arterial or collector street shall have sufficient space to permit a vehicle to turn around and enter the street head-on.

Street Addresses. Street addresses must be shown on the Final Plan before recording of the Plan.

Lot Numbers. For purposes of development, each subdivision shall have an overall system for lot numbers; the number one being assigned to a lot in the first section to be developed. (Such systems of lot numbers shall not be confused with the regular house or building numbering system based on a Township-wide Plan.)

10.

Lot Pins. All lot corner markers shall be permanently located and shall be at least 3/4 inches steel or iron pin or steel or iron pipe with a minimum length of 30 inches, located in the ground flush to existing grade.

11.

Survey Monuments. Concrete survey monuments shall be provided in accordance with these regulations.

[Ord. 2001-08, 11/8/2001, § 4.12]

School Sites. The Planning Commission and/or the Board of Supervisors, with the advice of the School District serving the Township, may require the applicant/developer of residential subdivisions to reserve land to be conveyed for a consideration to the School District for school sites.

Fire, Police. Library and Other Public Buildings. The Planning Commission and/or the Board of Supervisors may require any applicant/developer to reserve and to be conveyed for a consideration or dedicated to the Township as open land provision for future facilities to be located on public grounds.

Street Rights-of-way Reservations. The Board of Supervisors may require the applicant/developer to dedicate land to the Township for future street widening for the purposes of the protection and preservation of the public's health and safety, and to conform to Local and/or Regional Comprehensive Street Plans.

Recreational and Open Space Areas. The policy of the Board of Supervisors is to provide for dedication of land by the applicant/developer for future recreational and open space use, active or passive, exclusive of paved areas. The Board of Supervisors reserves the right to accept or reject, in whole or part, any offer to dedicate land. All open space/recreation areas must meet the design standards in Subsection (4)(E). The amount of land to be so dedicated to the Township shall be determined by the following standards:

For Residential Subdivision and Land Developments:

	Dwelling Units in Subdivision	Land to be Dedicated for Recreation/Open Space or Development
	3 to 10	0.5 acre
	10 to 24	1 acre
	25 to 49	2 acres
	50 to 150	3 acres
	151 to 300	5 acres
	301 to 450	7 acres
	451 to 600	9 acres
	601 to 900	12 acres
	Each additional 300 units	2 acres

Where public recreation/open space areas already exist close to the proposed subdivision or development, and such areas are deemed adequate by the Board of Supervisors to fulfill the recreation/open space needs of the proposed subdivision, development as determined by the Board of Supervisors, or in the case of a subdivision with less than a one-acre dedication requirement, contributions of money may be accepted in lieu of recreation/open space within the proposed subdivision, the money, so collected, shall be used to provide park and recreation improvements which bear a reasonable relationship to the expected utilization of such facilities by the future inhabitants of the subdivision or land development.

Where a monetary contribution is made in lieu of land dedication, the value or amount of such contributions shall be based upon the anticipated need for park and recreation facilities generated by the future inhabitants of the subdivision or development. Such contribution shall be a minimum of $550 per residential dwelling unit. This amount shall be adjusted annually, on or before July 1, upon certification of the Township Engineer based on estimated costs computed from change in cost indexes obtained from the Engineering News Record, or its equivalent, and the new amount shall apply to preliminary plans submitted thereafter.

Multifamily Dwelling Developments. In addition to the public requirements in Subsection (A) above, land shall be reserved, improved by the applicant/developer, and privately maintained by the landowner for recreational and open space use at 1,000 square feet per dwelling unit; 5,000 square feet minimum, exclusive of roofed or paved areas and outside all required minimum front, side, or rear yard setbacks. The improvements provided by the applicant/developer shall be those which could be anticipated to be needed by the inhabitants of the development. The applicant/developer shall provide a Recreation Facility Proposal based upon the anticipated need for facilities along with a Recreation Impact Study at the time of the Preliminary Plan submission. The study and proposal for facilities shall be subject to Board of Supervisors review and approval. In its review and approval, the Board of Supervisors shall consider the applicant/developer's proposal in light of the Recreation Impact Study and generally accepted Park and Recreation Design Standards and Recommendations and the Standards set forth in the "Township Recreation Plan." The applicant/developer's Impact Study and Proposal for Facilities may include public park open space and recreation facilities if the applicant/developer is providing pro-rata contributions and/or dedications or improvements to those facilities in proportion to the added demand his development is placing on those facilities, but such public land areas, improvements or contributions shall not relieve the applicant/developer from providing the private recreation and open space minimum area required by this section. At least 50% of the private recreational and open space land provided by the applicant/developer shall be suitable for recreation use and shall be flatter than 8% and shall be located outside of detention basins and outside the twenty-five-year floodplain.

Nonresidential Subdivisions and Land Developments. It is the intent of this Ordinance that nonresidential subdivisions provide an integrated open space/recreation area within the subdivision for use by the occupants/employees of the uses provided. This area provided must be at least one acre for every 50 acres of total tract area (before subdivision). This area need not be dedicated to the Township but must be protected as open space/recreation in perpetuity. All open space/recreation areas must meet the design standards in Subsection (4)(E). In lieu of providing land, a Recreation Fee of $200 per acre shall be paid based on the total tract area existing prior to subdivision. Any land development which is a part of a previous subdivision providing these requirements need not provide additional land or fees.

The public dedication of land and/or payment of monies in lieu thereof, shall at all times be conditioned on the following:

The land or monies or combination thereof are to be used only for the purpose of providing park or recreational facilities accessible to the subdivision or land development.

The recreational land to be dedicated and/or facilities to be purchased with the monies contributed under this Section, are in accordance with the definite principals and standards contained in a Recreation Plan formally adopted by the Board of Supervisors and the provisions of this Chapter.

The amount and location of land to be dedicated or the monies to be paid shall bear a reasonable relationship to the use of the park and recreational facilities by future inhabitants of the land development or subdivision.

Any monies contributed to the Township in lieu of the dedication of land shall be deposited in an interest bearing account, clearly identifying the specific recreation facilities for which the monies were received. Interest earned on such accounts shall become monies of those accounts. Monies from such accounts shall be expended only in properly allocable portions of the cost incurred to construct the specific recreation facilities for which the funds were collected.

Upon the request of any person who paid any monies in lieu of the dedication of land, the Board of Supervisors shall refund such monies plus interest accumulated thereon from the date of the payment, if the Township had failed to utilize the monies paid for the purposes set forth in this Part within three years from the date such fee was paid.

Land areas dedicated to the Township shall be provided in a clean and environmentally stable condition. If such areas are intended to be lawn areas, they shall be smooth graded and tilled, fertilized, seeded and mulched to PennDOT Publication 408 Standards, § 800 with Formula "B" Bluegrass Mixture.

(7)

Detention basin areas shall not be considered open space or recreation areas.

(8)

Land to be publicly dedicated to the Township shall be by fee simple deed, free and clear of all liens and encumbrances. The executed deed shall be delivered to the Township for recording at the time of Final Plan approval.

(9)

If public dedication of land is rejected by the Township, the land may alternatively be conveyed to a legally constituted Homeowner's Association or retained and managed by such private ownership as the Board of Supervisors may approve, so long as its use remains open to the residents of the proposed development. In the event that recreation land remains in private ownership, provisions providing for the maintenance of the same shall be established in accordance with the recommendation of the Board of Supervisors.

Open Space/Recreational Facility Characteristics Design Standards. In designating recreational facilities within the Subdivision and Land Development Plan, the following criteria and standards shall be adhered to by the Applicant:

Recreational facilities shall be consistent with the Township Comprehensive Plan and Recreation Plan.

Recreational facilities shall be suitable for active recreational uses to the extent deemed necessary by the Board, without interfering with adjacent dwelling units, parking, driveway, and roads. Land to be used for active recreation should not be in the floodplain, on slopes exceeding 6%, in wetlands, or comprised of surface water.

Recreational facilities shall be consistent with natural historic features protection provisions, as and to the extent contained elsewhere in this Chapter.

The linkage of erosion and sediment control or stormwater control facilities with recreation facilities may be permitted and is encouraged by the Township if the presence of such facilities does not conflict with proposed activities or detract from the aesthetic values associated with the recreational facility. Plans for combining these facilities should be submitted to the Township for review and approval.

Recreational facilities shall be interconnected with recreational facilities on abutting parcels wherever possible, including provision for pedestrian trails, for general public use to create linked pathway systems with the Township.

Recreational facilities shall be coordinated with applicable open space and recreation plans of any Federal, State, County, Regional, adjacent municipal or private organization to compliment various programs increasing the utility of the open space and recreation network.

(7)

Recreational facilities shall be provided with sufficient perimeter parking when necessary and with safe and convenient access by adjoining street frontage or other right-of-way easements capable of accommodating pedestrian, bicycle, maintenance, and vehicle traffic and containing appropriate access movements.

(8)

Recreational facilities shall be undivided by any public or private streets, except where necessary for proper traffic circulation, and then only upon the recommendation of the Township Engineer and Planning Commission.

(9)

Recreational facilities shall be free of all structures, except those related to outdoor recreational uses.

(10)

Recreational facilities shall be suitably landscaped either by retaining existing vegetation and wooded areas and/or a Landscaping Plan for enhancing open space areas through plantings which are consistent with the purposes of this Section and which minimize maintenance costs.

(11)

Recreational facilities shall be conveniently accessible to the general public to improve the utility of the facility and to promote its use among the residents. This applies to private facilities with limited access, as well as, in case it is ever offered for dedication to the Township.

Natural Area Design Standards. For those areas of a single-family or multifamily land development plan specifically designated as "common open space," the following criteria and standards shall be adhered to by the applicant:

[Added by Ord. 2014-01, 3/25/2014]

Designation of "natural areas" is intended to preserve existing natural landscape features and create new natural areas wherever possible. Passive recreational uses may be provided as long as these uses do not impact existing natural features.

The objectives of preserving and enhancing natural areas are to:

Protect and improve water quality;

Create transition from built to natural environment;

Connect landscape components to benefit humans and wildlife; and

Reduce intense maintenance requirements of mowing, fertilizing, and pesticide application.

Natural features within any natural areas shall be defined and categorized as follows:

Stormwater Basin Areas. Includes areas within the top-of-berm elevation of any stormwater basin.

Riparian Areas. Includes land within 75 feet along all regulated boundaries of rivers and streams, as defined in accordance with current state and federal regulations and guidance.

Wetland Areas. Includes all areas of the site that qualify as a "wetland," as defined in accordance with current state and federal regulations and guidance, including a fifty-foot-wide buffer, as measured from all delineated wetland boundary lines.

Woodland Areas. Includes areas of existing mature trees and other woody vegetation, prior to any site development activities, including a fifteen-foot-wide buffer, as measured from the existing dripline of existing vegetation.

Steep Slope Areas (25% or greater). Includes all existing natural and/or "undeveloped" areas of the site that exceed 25% or greater slope.

Floodplain Areas. Includes all existing undeveloped areas of one-hundred-year floodplains delineated by the Federal Emergency Management Agency (FEMA).

(g)

Other Common Areas. Includes all areas not defined by the above categories and outside of individual lot ownership and may include passive recreation facilities such as trails and picnic groves, as well as tot lots and playgrounds.

General Criteria.

All natural areas shall have conservation easements established by the applicant at no cost to the Township, which are to be held by the Township to preserve and protect them into perpetuity. The applicable restrictions associated with these easements shall be noted on the development plans. All conservation easements shall be recorded along with the property deed(s) prior to final plan approval by the Township.

All disturbances within the natural areas shall be kept to a minimum. Stormwater and utility construction activities within the natural areas are allowed but must be minimized, with limits of disturbance established and closely followed.

All natural area plantings for the land development project shall be installed within the first phase of the project, whenever feasible. If all natural area plantings cannot occur within the first phase, they must be included in the earliest phase possible.

Any proposed walkway areas shall be constructed of appropriate pervious materials as determined by the Township Planning Commission or shall be proposed to be established and maintained in a mowed condition. Short-term and long-term maintenance requirements and responsibilities shall be defined in a formal Maintenance and Monitoring Program, as required under Subsection 4F(6) below.

Any invasive and/or noxious species, as listed in 22 Attachment 6,[1] within the natural areas shall be eliminated, either by removal or treatment, in accordance with best management practices endorsed by the Pennsylvania Invasive Species Council and in accordance with state and federal regulations for any application of herbicides. The lists of invasive and noxious species may be updated from time to time without formal notice.

Editor's Note: Said list is included as an attachment to this chapter.

Only native plants, as published by the Department of Conservation and Natural Resources or other qualified source and listed to occur within Northampton County by the Morris Arboretum, shall be used for natural area plantings. Seed mixes used shall be as specified within this section or as approved by the Township Planning Commission and Township Engineer.

(g)

All natural area categories with proposed plantings and seeding shall be shown, quantified and specified on the preliminary land development project landscape plans. Alternative planting schemes different from those described below will be considered only after review and approval by the Township Planning Commission and Township Engineer. All open space landscape plans shall be prepared and sealed by a licensed landscape architect or qualified environmental specialist.

(h)

All planting and seeding installations and maintenance shall be performed in accordance with applicable industry standards. Methods that create minimal disturbance in both planting and seeding are preferred where possible. Coverage by seeded plant species (e.g., herbaceous layer vegetation such as grasses, sedges, rushes, and forbes) must have an aerial coverage of 100% by the end of the first full growing season after seeding. Coverage by planted vegetation (e.g., plant plugs, shrubs, and trees) must have a minimum survival rate of 80% at the end of the first full growing season following planting. (Note: To qualify as a full growing season, seeding and planting must be completed prior to June 1 of that same year. The end of the growing season is October 15.) Monitoring and maintenance shall continue, annually, by the applicant until the above conditions are met.

(i)

Subject to the maintenance requirements in Subsection 4F(6) below, all plantings in the common open space areas are exempt from Chapter 10, Part 3 (Grass, Weeds and Other Vegetation), of the Allen Township Code of Ordinances.

Specific Design Criteria.

Stormwater Basin Areas.

Basin bottoms shall receive either:

A wetland seed mixture and/or plantings (herbaceous and/or emergent species) on the entire bottom of the basin if basin bottom is proposed for water quality improvement functions and values. Wetland seed mix shall contain a minimum of 10 native, perennial herbaceous or emergent plant species, half of which must be grass, sedge, or rush species, and shall be seeded at a rate of 15 pounds/acre, along with annual ryegrass seeded at a rate of 10 pounds/acre; or

A moisture-tolerant seed mix if the basin is proposed as "nonwetland." This seed mix shall be comprised of redtop, wild rye, alkali grass, sedge spp., bluegrass and bentgrass, seeded at a rate of 30 pounds/acre, along with annual ryegrass seeded at a rate of 10 pounds/acre.

Basin berm above normal permanent water elevation (if proposed) shall receive a moisture-tolerant seed mix comprised of redtop, wild rye, alkali grass, sedge spp., bluegrass and bentgrass, seeded at a rate of 30 pounds/acre, along with annual ryegrass seeded at a rate of 10 pounds/acre.

Basin side slopes (not part of berm), above normal permanent water elevation (if proposed), shall receive a moisture-tolerant seed mix comprised of redtop, wild rye, alkali grass, sedge spp., bluegrass and bentgrass, seeded at a rate of 30 pounds/acre, along with annual ryegrass seeded at a rate of 10 pounds/acre. Native shrub and tree plantings may be included.

All seeded areas within basins and other areas designed to receive stormwater flow or inundation shall be straw mulched and covered with properly installed erosion control matting (e.g., staked jute mat).

The owner/contractor shall be responsible for watering and maintenance as necessary to establish adequate coverage by seeded and/or planted species. Additionally, see monitoring and maintenance requirements within this Ordinance section.

Riparian area buffers shall be a minimum of 75 feet wide, unless larger buffers are required by other agencies. These buffers shall be designed and planted in accordance with Department of Environmental Protection riparian buffer requirements.

Wetland area buffers shall be a minimum of 50 feet wide and located immediately adjacent to the delineated wetland boundary. Established natural plant communities within this buffer shall remain undisturbed. Disturbed areas (e.g., farmed land, bare soils, etc.) shall be planted with a seed mixture that is appropriate for establishment of a "meadow condition." The seed mixture shall be appropriate for the soil moisture regime and shall contain a minimum of 20 native, perennial herbaceous plant species, half of which must be grass, sedge, or rush species, and shall be seeded at a rate of 15 pounds/acre, along with annual ryegrass seeded at a rate of 10 pounds/acre. Native shrub and tree plantings may be included.

Woodland area buffer shall be a minimum of 15 feet wide and located immediately adjacent to existing woodland areas, as measured from the dripline of existing vegetation. This buffer shall consist of a combination of native "edge species" such as gray dogwood, silky dogwood, viburnums, and staghorn sumac, along with a "partially shaded" seed mixture consisting predominantly of bottlebrush grass, Canada wild rye, bluestem, switchgrass, tall white beard tongue, golden alexanders, partridge pea, black-eyed susan, and tioga, seeded at a rate of 15 pounds/acre, along with annual ryegrass seeded at a rate of 10 pounds/acre.

Steep slope areas shall be stabilized with a "steep slope" seed mixture consisting of bluestem, Canada wild rye, switchgrass, bentgrass, and purple top, seeded at a rate of 30 pounds/acre, along with annual ryegrass seeded at a rate of 10 pounds/acre. Native shrub and tree plantings may be included.

Floodplain areas, where disturbed, shall be stabilized with a moisture-tolerant seed mix comprised of redtop, wild rye, alkali grass, sedge spp., bluegrass and bentgrass, seeded at a rate of 30 pounds/acre, along with annual ryegrass seeded at a rate of 10 pounds/acre. Native shrub and tree plantings may be included.

(g)

Other common areas remaining shall be established in either:

A "meadow mix" seed mixture predominantly comprised of wild rye, bluestem, switchgrass, indiangrass and gamma grass at a rate of 15 pounds/acre, or

A regular grass seed mix in more active areas, such as trails and picnic groves, comprised of "Formula B" per PennDOT specifications. This formula includes perennial ryegrass, creeping red or chewings fescue and a blend of Kentucky bluegrasses, seeded at a rate of 50 pounds/acre.

Native shrub and tree plantings may be included.

Maintenance and Monitoring Program.

A maintenance and monitoring program shall be prepared and submitted for review and approval during the subdivision/land development approval process. This program shall address both short-term and long-term conditions, maintenance responsibilities of all proposed open space areas and applicable monitoring provisions as specified in this section.

Specific maintenance requirements for each category shall include the following:

Stormwater Basin Areas.

Mowing and vegetation management:

(i)

Annual mowing, one time during early spring of basin bottom and side slopes (excluding berm: see Subsection 4F(6) below), if natural area seeding and/or plantings are installed. Areas of the basin bottom designed to contain/maintain shallow standing water under normal conditions shall not be mowed.

(ii)

No mowing of basin bottom areas proposed as shallow open water.

(iii)

Basin berms, including side slopes and top, shall be mowed a minimum of four times, annually, during the growing season to prevent establishment of woody materials and to discourage animal damages.

Riparian Buffer Areas.

No mowing in riparian buffer areas.

Annual inspection and replacement of dead or damaged plantings and plant materials.

Wetland Buffer Areas.

No mowing in wetland buffer areas.

Woodland Buffer Areas.

No mowing in woodland buffer areas.

Steep Slope Areas.

Annual mowing one time during early spring in steep slope areas intended to be maintained in a meadow condition.

Steep slope areas intended to become natural woodlands shall not be mowed.

Floodplain Areas.

No mowing in floodplain areas, unless in accordance with a site-specific natural area vegetation management plan approved by the Township (e.g., for long-term management as a meadow free of trees and shrubs).

Other Common Areas.

Regular mowing of seeded lawn areas in active use areas (e.g., trails and picnic groves).

Annual mowing one time during early spring of all areas seeded or planted as "natural areas."

Invasive Species Management. All seeded and planted portions of natural areas shall be inspected by the owner, twice per growing season, and treated as necessary to eradicate invasive and exotic plant species during the first three years following original seeding/planting and any supplementary seeding/planting. Treatment of invasive and exotic species shall be in accordance with best management practices endorsed by the Pennsylvania Invasive Species Council and in accordance with state and federal regulations for any application of herbicides.

All proposed plantings shall be monitored, by the owner, for a period of five years, with annual inspections and reports being submitted to the Township Planning Commission. Any necessary replanting or replacement of dead plant materials shall be noted and completed within three months of the inspection or as approved by the Township Planning Commission in order to improve survival of plantings.

The noted monitoring period shall be extended if adequate plant survival and full coverage are not achieved, as determined by the Township Planning Commission.

The approved maintenance and monitoring program shall be included in any homeowners' association, or other similar entity, regulations for future use by the association.

§ 22-413 Landscaping.

[Ord. 2001-08, 11/8/2001, § 4.13]

Trees. All healthy trees, wherever possible, shall be preserved in subdivision and land development.

Topsoil Protection. Grading and cut/fill operations shall be kept to a minimum to ensure conformity with the natural topography, to minimize the erosion hazard and to adequately handle the surface runoff. No topsoil shall be removed from the subdivision site except that topsoil stripped from street cartway areas or other paved areas. A minimum of four inches of topsoil is to be uniformly distributed over areas stripped for construction beyond those areas covered by structures and paving. The applicant/developer must comply with the provisions of the State Erosion Control Regulations.

Street Trees and Landscaped Screens and Buffers. Planting in rights-of-way and in required tree and shrub buffer yards or screens shall be maintained continuously in good order by the property owner abutting the right-of-way or owning the yard or screen.

No new plantings are permitted in Township street rights-of-way, stormwater easements, or sanitary sewer easements.

§ 22-414 Storm Drainage.

[Ord. 2001-08, 11/8/2001, § 4.14]

Provisions for stormwater management are set forth in the Township's Stormwater Ordinance [Chapter 8].

§ 22-415 Sanitary Sewerage.

[Ord. 2001-08, 11/8/2001, § 4.15]

The applicant/developer shall provide, at no expense to the Township, the most effective type of sanitary sewage disposal consistent with the Township's Official Plan for sewage facilities prepared in accordance with the Pennsylvania Sewage Facilities Act (Act 537), and Chapter 71 of the Pennsylvania Department of Environmental Protection Regulations for the Subdivision or Development.

Connection to a public sanitary sewage disposal system shall be required for the following instances:

For any subdivision or land development which requires the construction of a new street within 1,000 feet of an available public or centralized sanitary sewer system, unless the Board of Supervisors determines that the Township Official Sewage Facilities Plan (Act 537) cannot provide for public or centralized service for the development or subdivision within five years of the date of the Preliminary Plan approval.

For any subdivisions or land development which propose a density of less than one acre per equivalent dwelling unit.

For any multifamily or planned residential development.

Capped Sewer System.

Where a public sanitary sewer system is not yet accessible to the site but is planned for extension within a five-year period of the date of Preliminary Plan approval, the applicant/developer shall install sanitary sewer lines within the subdivision boundary to the point where the future connection to a public sewer system will be made and dedicate such system to the Township or appropriate Authority.

Lateral connections shall be constructed for all lots or buildings.

Connections shall be available in the structures so as to allow the switch from the use of the onlot system to the public system.

Such sewer systems shall be capped until ready to use.

Onlot disposal facilities constructed in accordance with State regulations shall be provided for interim use.

If a pump or lift station is required to connect the system to the main system, such station shall be completely constructed or monies shall be escrowed for the construction of the station in the future. This shall be determined by the Township.

The design, installation, and testing of all such capped sewers and appurtenances shall be subject to Board of Supervisors review, inspection, and approval.

The capped system shall provide a complete collection within the development.

In subdivision/land developments where neither connection to a public sewage system nor a private centralized sewage system is contemplated, onlot sewage disposal systems shall be provided in accordance with the Pennsylvania Sewage Facilities Act, Chapter 73 of the Department of Environmental Protection Regulations and the requirements of the Township Sewage Enforcement Officer.

Sanitary sewerage systems shall be located and/or designed to minimize flood damage and minimize or eliminate infiltration of floodwaters into the system or discharges from the system into floodwaters.

Onlot sewage disposal systems shall be located and/or designed to avoid impairment to them or contamination from them during flooding.

Design and construction of, and connection to, a public or centralized sanitary sewer system shall be provided in accordance with the following standards:

Allen Township Sanitary Sewer Rates, Rules, and Regulations, Standards, and Specifications.

Pennsylvania Department of Environmental Protection Regulations.

Furthermore, any such system shall be offered for dedication to the Township or applicable Authority upon its satisfactory completion.

No Preliminary Plan shall be approved with lots or buildings requiring onlot sanitary sewage disposal systems until each such proposed lot or proposed building site has been found by the Board of Supervisors to be suitable for onlot disposal. The on-site testing requirements include satisfactory soils testing for a primary and alternate reserve septic site.

The Board of Supervisors may require larger lots in subdivisions with onlot sewage disposal, than as required by the Zoning Ordinance [Chapter 27], if the space requirements for septic tanks and primary drainage fields and one backup drainfield warrant such an increase.

10.

Cesspools and drilled sinks are prohibited.

11.

Plan Notice. (Refer to Appendix C[1].)

Subsurface Sewage Disposal. All Subdivision or Land Development Plans shall contain a Plan Note specifying that approval of the Plan does not guarantee permit issuances for sewage disposal.

Public Sewers. All Subdivision and Land Development Plans shall contain a Plan Note specifying that connection to public sewer lines is required.

§ 22-416 Water Supply, Distribution and Fire Protection.

Editor's Note: Appendix C is included at the end of this Chapter.

12.

All sewer lines constructed by an applicant/developer must extend to the applicant/developer's property line in areas required by the Board of Supervisors.

13.

Preliminary and Final Plans must note any lots where basement service to the sanitary lines is not possible.

[Ord. 2001-08, 11/8/2001, § 4.16]

The applicant/developer shall provide, at no expense to the Township, all lots, buildings, and leased units in a subdivision or land development with adequate supply of water by one of the following methods:

Connection to a public or centralized water system designed and constructed by the applicant/developer to standards of the Pennsylvania Department of Environmental Protection, applicable local public water department and/or private water company approved by the Pennsylvania Public Utility Commission and this Chapter.

Individual onlot water system in accordance with minimum standards approved by the Pennsylvania Department of Environmental Protection.

Connection to a public or centralized water system shall be required in the following Subdivisions:

Multiple-family or planned residential developments.

If an available public or centralized water system is within 1,000 feet of a proposed major subdivision or land development.

The minimum working pressure during flow at the service entrance to each lot or leased unit, in the outlying parts of the distribution system, shall be 30 pounds per square inch. In the central or built-up sections of the distribution system, normal working pressures shall be 60 pounds per square inch and shall not be less than 35 pounds per square inch. A minimum of 20 pounds per square inch shall exist at any point in the system during periods of fire flow.

In those cases where a public or community water system is not available or practical, as well shall be provided for each lot. Wells shall be placed uphill from sewage disposal systems. Wells shall not be within 100 feet of any part of the absorption field of any on-site sewage disposal system and they shall not be placed within 50 feet of lakes, streams, ponds, quarries, etc.

Subdivision and Land Development Plans shall contain a Plan Note specifying the source of water supply. Plans not proposing the use of public or community water shall contain a Note specifying that the lot(s) has not been tested for the availability is provided. (Refer to Appendix C[1].)

§ 22-420 Soil and Erosion Control Plan.

Editor's Note: Appendix C is included at the end of this Chapter.

When proposed or required, water systems for community or public needs shall be provided installed and maintained in conformance with the following regulations:

Pennsylvania Department of Environmental Protection Standards.

Pennsylvania Public Utilities Commission Standards for systems under their jurisdiction.

Regulations or specifications of the water service company or Authority providing the water service.

Fire service must be provided for residential developments containing 100 dwelling units or more and for all developments in existing areas of community or public water supply. Such fire service must provide for at least 500 GPM at each fire hydrant for two hours with at least 20 psi residual pressure. Fire hydrants shall be located no more than 500 feet from any proposed structure. Fire hydrant threading must be compatible with the local Fire Department.

§ 22-417 Swimming Pools.

[Ord. 2001-08, 11/8/2001, § 4.17]

Swimming pool construction for private or public use shall be regulated by applicable State or Local Regulations.

§ 22-418 Electrical and Gas Utilities.

[Ord. 2001-08, 11/8/2001, § 4.18]

All electrical utilities, including electric power, telephone, and television cable lines shall be placed underground, where feasible. The installation of underground facilities for all utilities shall be performed in accordance with the current standards of the utility company(s) serving the subdivision.

Electrical and Gas Utilities Easement. Easements for the installation of underground facilities for electric power, telephone, television cable, and gas lines shall be provided, when necessary, so that each lot or leased unit can be practically served.

Location. The location of such easements shall meet the approval of all firms providing electrical and gas utilities and the approval of the Board of Supervisors. Electrical utility installations shall be so located as to permit multiple installations within the easements.

Width. Such easements shall have a total width of 20 feet, except along dedicated street right-of-way, where they may be 10 feet wide.

§ 22-419 Unusual Hazards.

[Ord. 2001-08, 11/8/2001, § 4.19]

Land subject to unusual hazards to life, health, or property as may arise from floods, quarries, cliffs, swamps, or considered to be uninhabitable for other reasons, shall not be subdivided or developed for building purposes, unless:

The hazard is eliminated; or

The plans show adequate safeguards to protect against the recognized hazards.

Land subject to any unusual hazards shall be set aside for uses that will not be endangered by such hazards or their adverse influences.

[Ord. 2001-08, 11/8/2001, § 4.20]

Whenever any subdivision or land development is proposed, any new construction or installation of a new structure or other activity which results in application to the Northampton County Soil Conservation District and submission of a Soil and Erosion Control Plan, a copy of said plan shall be submitted to the Board of Supervisors prior to any activity, construction, grading, or re-landscaping of the affected tract being undertaken.

Whenever any subdivision and/or land development is submitted to the Board of Supervisors for any new construction or installation of a new structure or for any change in use which causes the landscape to be disturbed as to either contours, soil, or slope characteristics or if any vegetation or other groundcover is to be removed, except as excluded under Subsection (3), a plan is required showing how resulting erosion and sediment shall be controlled. This plan shall include the following:

The amount of site alteration proposed;

Development schedule; and

Erosion and sediment control practices (both temporary and permanent) and their operation and maintenance arrangements.

The following activities require no Soil and Erosion Control Plan submission:

Improvements, such as erection of retaining walls, driveway paving, minor regrading, or activities on a property which do not significantly affect the natural overland or subsurface flow of stormwater or the drainage of any property.

Farming, gardening, lawn installation or lawn restoration, except that sod farming does require a Soil and Erosion Control Plan.

§ 22-421 Wetlands or Waterway Encroachment.

[Ord. 2001-08, 11/8/2001, § 4.21; as amended by Ord. 2017-03, 3/28/2017]

State and federal permits are required for work encroaching on or altering wetlands or waterways. As wetlands are not always easily identifiable, a wetlands determination report prepared by a qualified soils scientist shall be submitted for any subdivision or development which includes areas of hydric or hydric inclusion soils as defined by the Army Corps of Engineers. The Township Board of Supervisors may request a wetlands determination report, including a mapping of areas delineated as part of the determination report where geothermal impacts may contribute negatively to subsurface hydrologic characteristics, of a tract considered for subdivision or land development.

§ 22-422 Streetlighting.

[Ord. 2001-08, 11/8/2001, § 4.22; as amended by Ord. 2004-06, 6/22/2004]

Complete streetlighting facilities shall be provided by the applicant/developer, at his expense, at each park, fire hydrant and street intersection. Streetlights shall be separated by at least 100 feet from each other. Plans for the placement shall be prepared in cooperation with appropriate public utility and by the Board of Supervisors. The subdivider shall have the right to select public utility approved metal poles; however, the type selected shall be the only type installed in the entire development, and such type shall be of the type approved by the Board of Supervisors.

§ 22-423 Survey Monuments.

[Ord. 2001-08, 11/8/2001, § 4.23]

Concrete survey monuments shall be provided along one side of each proposed or existing street on the right-of-way line at each point of curve or change in direction, and at every tract boundary corner unless existing monumentation is found for that corner. The location of all monuments shall be shown on the Final Plan. The concrete monuments shall be 36 inches long and eight inches square or in diameter at the base and four inches square or in diameter at the top with a brass disk on the top, unless otherwise approved by the Board of Supervisors. The top of the monument shall be set flush with the final grade of the property.

§ 22-424 Subdrains.

[Ord. 2001-08, 11/8/2001, § 4.24]

Subdrains may be required adjacent to concrete curb or edge of road during construction of roads, if it is determined by the Board of Supervisors that such drains are necessary to preserve road integrity in high water table conditions. Such subdrains shall be installed in accordance with Appendix B.[1] The applicant/developer must provide a suitable outlet for each subdrain outside the Township right-of-way or into the storm piping system.