[Ord. 2001-08, 11/8/2001, § 4.01]
1.
The land improvements which are required to be installed by this
Part shall be designed, furnished and installed by the applicant/developer
in accordance with the provisions of this Part and other Codes of
the Township. They shall be installed before the Final Plan is approved
or in lieu, thereof, Development Agreements have been signed to guarantee
the installation of those improvements which shall be approved concurrent
with the approval of Final Plans.
2.
It is intended that the applicant/developer shall dedicate all land
required for rights-of-way within the subdivision or land development
and to furnish and install all improvements to provide a complete
and coordinated system of streets and utilities for the neighborhood
in accord with the Comprehensive Plan and neighboring approved developments.
3.
Unless otherwise specifically approved by the Allen Township Board
of Supervisors, all improvements to be constructed, built and/or planted
and/or maintained on Township property or private property located
within the Township or dedicated to the Township, when required by
this Part or by other ordinances of the Township, shall be constructed,
built and/or planted and/or maintained or dedicated pursuant to the
standards of this Part.
[Ord. 2001-08, 11/8/2001, § 4.02]
The following improvements shall be constructed by the applicant/developer
and dedicated without cost to the Township as required by this Part
and/or as stipulated in the Development Agreements and in a manner
approved by the Board of Supervisors consistent with sound construction
methods.
A.
Grading including:
(1)
Grading of road or street rights-of-way and grading of slopes
outside the road or street right-of-way.
(2)
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.
(3)
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.
(4)
Implementation of soil erosion control and sedimentation control
facilities.
(5)
Replacement of topsoil and vegetative restoration in disturbed
areas not stabilized with building, paving or other non-vegetative
ground cover.
(6)
Removal of temporary soil erosion and sedimentation control
facilities when they are no longer required.
B.
Street or road subbase, base, and paving.
C.
Curbs and gutters.
D.
Sidewalks, crosswalks, and pathways.
E.
Underground facilities for electric, telephone and television cable
lines.
F.
Storm sewers and drainage facilities.
G.
A public or centralized sanitary sewer disposal system including,
but not limited to, sanitary sewer laterals, submains, mains, and
a treatment plant (if required).
H.
A public or centralized water supply and distribution system including,
but not limited to, wells, pumping equipment, water laterals, and
submains.
I.
Street name signs at all street intersections and regulatory signs.
J.
Permanent monuments and lot pins.
K.
Fire hydrants and streetlighting.
L.
Trees and landscaping.
M.
Recreation area improvements.
N.
Open space and/or recreation areas.
O.
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.
[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.
[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.
[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:
A.
Low lying land subject to flooding shall not be plotted for residential
development or for such other uses as may involve danger to health,
safety, morals, and general welfare of the citizens.
B.
Provision shall be made in lot grading so that surface drainage shall
be directed away from the main structures on all sides and 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.
C.
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.
D.
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.
E.
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.
(1)
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.
(2)
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.
F.
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.
G.
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:
A.
Arrangements. Streets shall be arranged and considered in relation
to both existing and planned streets, as shown on the Township Street
and Road Map and/or Official Map and located so as to allow proper
development of surrounding properties in accordance with the Comprehensive
Plan.
B.
Construction Details. All construction details for street improvements
shall be reviewed and approved by the Township Engineer.
C.
Street Planning. Proposed streets shall be properly related to the
Official Map of the Township.
D.
Traffic Pattern. Local residential streets shall be laid out to discourage
through traffic, but provisions for street connections into and from
adjacent areas will be generally required.
E.
Street Classification. The Township Engineer, with the approval of
the Board of Supervisors, shall determine the classification of streets,
i.e., arterial, collector or local.
F.
Conformity with Topography. Street profile grades shall be adjusted
to the contour of the land so as to produce usable lots and streets
of reasonable grade. A transition slope from the right-of-way line
to the elevation of the abutting property(s) must be provided.
G.
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.
H.
Street Width. The minimum widths of the right-of-way and the paving
shall not be less than those of an existing street, of which the new
street is to be a continuation, nor less than the following:
|
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)
|
I.
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.
J.
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.
K.
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.
(1)
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:
(2)
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:
(3)
In residential subdivisions with a density of less than one
dwelling unit per acre, the local streets shall consist of at least:
L.
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.
M.
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.
N.
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]
1.
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.
2.
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]
A.
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.
(1)
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.
B.
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.
(1)
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.
(2)
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
C.
The Pennsylvania Department of Transportation shall make the final
determination regarding streets and roadways under its sole jurisdiction.
3.
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).
4.
Dead-end Streets. Dead-end streets, other than stub and culs-de-sac,
shall be prohibited.
5.
Intersections.
A.
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.
B.
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.
C.
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.
D.
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.
E.
Minimum Angle of Intersection. All intersections of streets and highways
shall be 90°.
F.
Through Streets. Intersections with arterial or collector streets
shall be kept to a minimum and shall be located at least 1,000 feet
apart.
G.
An intersection of more than two streets shall not be allowed.
H.
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:
I.
All proposed intersections onto Township roads or state highways
shall meet the PennDOT criteria for required safe stopping and sight
distances.
J.
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.
6.
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.
7.
Alignment and Geometry.
A.
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.
B.
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.
C.
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]
8.
Grade.
A.
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%
|
B.
Street Intersections. The grade within 60 feet of the nearest intersection
right-of-way line shall not exceed 2%.
C.
Where Measured. The grade shall be measured along the center line.
9.
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:
A.
Width and grading of streets shall be as shown on Appendix A and
Appendix B.[1]
[1]
Editor's Note: Appendixes A and B are included as attachments to this chapter.
B.
Subgrade shall be compacted and crowned with the required street
crown and shall be prepared to PennDOT Publication 408, § 210,
requirements.
C.
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]
D.
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.
| ||
E.
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.
F.
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.
A.
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.
B.
All exposed surfaces are to be finished.
C.
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.
D.
Contraction joints shall be provided at equal intervals of five feet
or less for sidewalks and 10 feet or less for curb.
E.
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%.
F.
Subgrade or base must be tamped and stable to placement of concrete.
G.
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.
H.
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.
I.
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:
A.
The right to perpetually enter the land and clear obstructions from
the land to improve sight distance and intersection visibility.
B.
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.
C.
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.
|
[Ord. 2001-08, 11/8/2001, § 4.08]
1.
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.
2.
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.
[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.
[Ord. 2001-08, 11/8/2001, § 4.10]
1.
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.
2.
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.
3.
Crosswalk. Crosswalks shall be required where necessary to provide
access to schools, churches, business sections, parks, public and
private recreation areas.
[Ord. 2001-08, 11/8/2001, § 4.11; as amended by
Ord. 2004-06, 6/22/2004]
1.
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.
2.
The lot dimensions shall conform to the requirements of the Zoning Ordinance [Chapter 27] for specific designated uses with the following additional requirements:
A.
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.
B.
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.
C.
No residential lots shall be divided by a street, road, alley, or
other lot.
D.
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.
E.
Generally, lot depth shall vary between one to 2 1/2 times lot
width, wherever feasible.
F.
All lots shall front on a public street.
G.
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.
3.
Corner lots shall respect the minimum front setback from the right-of-way
lines of both streets.
4.
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.
5.
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.
6.
Off-Street Parking. The off-street parking requirements of the Township Zoning Ordinance [Chapter 27] shall apply.
7.
Driveways.
A.
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].)
[1]
Editor's Note: Appendix C is included at the end of this Chapter.
B.
Intersection. Driveways shall intersect streets at right angles,
wherever possible.
D.
Location.
(1)
(2)
The location of driveways near a grade separated interchange
is subject to special engineering review.
E.
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.
F.
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.
G.
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.
8.
Street Addresses. Street addresses must be shown on the Final Plan
before recording of the Plan.
9.
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]
1.
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.
2.
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.
3.
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.
4.
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:
A.
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
|
(1)
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.
(2)
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.
B.
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.
C.
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.
D.
The public dedication of land and/or payment of monies in lieu thereof,
shall at all times be conditioned on the following:
(1)
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.
(2)
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.
(3)
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.
(4)
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.
(5)
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.
(6)
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.
E.
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:
(1)
Recreational facilities shall be consistent with the Township
Comprehensive Plan and Recreation Plan.
(2)
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.
(3)
Recreational facilities shall be consistent with natural historic
features protection provisions, as and to the extent contained elsewhere
in this Chapter.
(4)
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.
(5)
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.
(6)
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.
F.
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]
(1)
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.
(2)
The objectives of preserving and enhancing natural areas are
to:
(3)
Natural features within any natural areas shall be defined and
categorized as follows:
(a)
Stormwater Basin Areas. Includes areas within the top-of-berm
elevation of any stormwater basin.
(b)
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.
(c)
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.
(d)
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.
(e)
Steep Slope Areas (25% or greater). Includes all existing natural
and/or "undeveloped" areas of the site that exceed 25% or greater
slope.
(f)
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.
(4)
General Criteria.
(a)
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.
(b)
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.
(c)
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.
(d)
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.
(e)
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.
[1]
Editor's Note: Said list is included as an attachment to this chapter.
(f)
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.
(5)
Specific Design Criteria.
(a)
Stormwater Basin Areas.
1)
Basin bottoms shall receive either:
a)
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
b)
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.
2)
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.
3)
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.
4)
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).
5)
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.
(b)
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.
(c)
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.
(d)
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.
(e)
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.
(f)
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:
1)
A "meadow mix" seed mixture predominantly comprised of wild
rye, bluestem, switchgrass, indiangrass and gamma grass at a rate
of 15 pounds/acre, or
2)
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.
3)
Native shrub and tree plantings may be included.
(6)
Maintenance and Monitoring Program.
(a)
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.
(b)
Specific maintenance requirements for each category shall include
the following:
1)
Stormwater Basin Areas.
a)
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.
(c)
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.
(d)
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.
(e)
The noted monitoring period shall be extended if adequate plant
survival and full coverage are not achieved, as determined by the
Township Planning Commission.
(f)
The approved maintenance and monitoring program shall be included
in any homeowners' association, or other similar entity, regulations
for future use by the association.
[Ord. 2001-08, 11/8/2001, § 4.13]
1.
Trees. All healthy trees, wherever possible, shall be preserved in
subdivision and land development.
2.
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.
3.
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.
4.
No new plantings are permitted in Township street rights-of-way,
stormwater easements, or sanitary sewer easements.
[Ord. 2001-08, 11/8/2001, § 4.14]
Provisions for stormwater management are set forth in the Township's Stormwater Ordinance [Chapter 8].
[Ord. 2001-08, 11/8/2001, § 4.15]
1.
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.
2.
Connection to a public sanitary sewage disposal system shall be required
for the following instances:
A.
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.
B.
For any subdivisions or land development which propose a density
of less than one acre per equivalent dwelling unit.
C.
For any multifamily or planned residential development.
3.
Capped Sewer System.
A.
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.
B.
Lateral connections shall be constructed for all lots or buildings.
C.
Connections shall be available in the structures so as to allow the
switch from the use of the onlot system to the public system.
D.
Such sewer systems shall be capped until ready to use.
E.
Onlot disposal facilities constructed in accordance with State regulations
shall be provided for interim use.
F.
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.
G.
The design, installation, and testing of all such capped sewers and
appurtenances shall be subject to Board of Supervisors review, inspection,
and approval.
H.
The capped system shall provide a complete collection within the
development.
4.
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.
5.
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.
6.
Onlot sewage disposal systems shall be located and/or designed to
avoid impairment to them or contamination from them during flooding.
7.
Design and construction of, and connection to, a public or centralized
sanitary sewer system shall be provided in accordance with the following
standards:
8.
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.
9.
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].)
A.
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.
B.
Public Sewers. All Subdivision and Land Development Plans shall contain
a Plan Note specifying that connection to public sewer lines is required.
[1]
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]
1.
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:
A.
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.
B.
Individual onlot water system in accordance with minimum standards
approved by the Pennsylvania Department of Environmental Protection.
3.
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.
4.
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.
5.
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].)
[1]
Editor's Note: Appendix C is included at the end of this Chapter.
6.
When proposed or required, water systems for community or public
needs shall be provided installed and maintained in conformance with
the following regulations:
7.
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.
[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.
[Ord. 2001-08, 11/8/2001, § 4.18]
1.
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.
2.
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.
A.
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.
B.
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.
[Ord. 2001-08, 11/8/2001, § 4.19]
1.
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:
2.
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]
1.
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.
2.
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:
3.
The following activities require no Soil and Erosion Control Plan
submission:
A.
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.
B.
Farming, gardening, lawn installation or lawn restoration, except
that sod farming does require a Soil and Erosion Control Plan.
[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.
[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.
[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.
[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.
[1]
Editor's Note: Appendix B is included as an attachment to this chapter.
[Ord. 2001-08, 11/8/2001, § 4.25]
The Phasing Plan, if any, must be shown on the Preliminary Plan.
The Board of Supervisors reserves the right to approve the proposed
Phasing Plan. Any utilities, stormwater facilities, roads, etc., required
to service any phase must be built and secured with the Final Plan
of that phase.
[Ord. 2001-08, 11/8/2001, § 4.26]
The applicant/developer of any residential development or of
a nonresidential subdivision or land development, with a proposed
onlot sewage flow and/or onlot water flow of greater than or equal
to 10,000/GPD (25 EDUs), must engage the services of a registered
professional geologist to perform the following study:
1.
On-lot Water. If on-lot water supply is proposed, an elevation of
the availability of water on-site is required. The analysis must also
include the affects of the proposed development on nearby wells. If
any adverse affects are expected, the applicant/developer must propose
remediation.
2.
On-lot Sewer. If on-lot sewer systems are proposed, an evaluation
of the affects of onlot sewage systems on groundwater systems is required.
If any adverse affects are expected, the applicant/developer must
propose remediation.
[Ord. 2001-08, 11/8/2001, § 4.27]
1.
Surface restoration with topsoil and grass shall be required in all
areas of land being dedicated to the Township in fee simple or by
way of easements, if such areas are not planned for some other type
of improved surface.
2.
In these grassed areas and in all other areas planned for grass or
similar vegetated soil cover, the following specifications shall be
utilized for the surface restoration, unless the approved project
plans show some alternate method of surface restoration:
A.
PennDOT Publication 408 specifications shall be used for topsoil
installation, seed bed or sod bed preparation, fertilization, seeding
or sodding and mulching.
B.
Subsoil grading shall be done to a smooth and uniform condition,
without sharp breaks and with 5:1 slopes or flatter, unless otherwise
approved on the Development Plans.
C.
Topsoil shall be at least four inches thick.
D.
Type "D" or "W," as applicable, seed shall be used in drainage ways.
E.
Type "B" seed shall be used in other areas.
F.
Sod may be used as desired or needed to stabilize erodible areas.
G.
No such area shall be accepted or approved by the Township unless
the grass or approved ground cover has satisfactorily grown and stabilized
the soils.
