In addition to the standards in this article, all subdivisions and land developments shall be designed in accord, and comply, with the applicable requirements of Chapter
400, Zoning.
A. Application. The standards and requirements contained in this article
shall apply to all subdivisions and land developments and are intended
as the minimum for the preservation of the environment and promotion
of the public health, safety, and general welfare; and, then shall
be applied as such by the Planning Commission and Board of Supervisors
in reviewing and evaluating plans for all proposed subdivisions and/or
land developments. Compliance with all standards shall be documented
by the applicant at the time of initial application.
(1) Planning. The development shall conform to the proposals and conditions
shown in the Coolbaugh Township, Borough of Mount Pocono, Tobyhanna
Township, and Tunkhannock Township Regional Comprehensive Plan and
any local or regional plans adopted by the Township. The streets,
drainage, rights-of-way, school sites, public parks and playgrounds
shown on the officially adopted plan or the Township Official Map
shall be considered in the approval of all plans. In the case of major
subdivisions and land developments, the applicant shall submit a narrative
detailing how the development conforms to any applicable plan.
(2) Effect of Official Map. All proposed streets and intersections, water
and sewer lines, stormwater facilities and other improvements shall
conform to the Coolbaugh Township Official Map in terms of layout,
existing and required rights-of-way, and coordination with reservations
identified on the Official Map for street widenings and improvements.
All improvements shall, to the greatest extent possible, be designed
to avoid encroachment on areas subject to the Official Map. In cases
where only a portion of a tract is being developed or dead-end streets
are proposed, the Township may require future streets to be shown
to ensure connection to abutting tracts or existing streets.
(3) Improvements, specifications. Additional improvements, or improvements
of more stringent specifications, may be required in specific cases
where, in the opinion of the Board of Supervisors, such specifications
are necessary to create conditions essential to the health, safety,
and general welfare of the citizens of the Township and/or to protect
the environment of the Township.
(4) Hazard areas. Those areas which may present such hazards to life,
health, or property as may arise from fire, flood or noise, or are
considered to be uninhabitable for other reasons, shall not be subdivided
for building purposes unless the hazards have been eliminated or the
plans show adequate safeguards against the hazards. Sources for determining
and evaluating potential hazards may include historical records, soil
evaluations, engineering studies, expert opinions, standards used
by licensed insurance companies, and adopted regional, county or local
municipal policies.
(5) Development design; remnants; neighboring development. All portions
of a tract being subdivided shall be taken up in lots, streets, open
lands, or other proposed uses, so that remnants and landlocked areas
shall not be created. The layout of a subdivision shall also be planned
with consideration for existing nearby developments or neighborhoods
so that they are coordinated in terms of interconnection of open space,
traffic movement, drainage, and other reasonable considerations.
(6) Natural features. Care shall be taken to preserve natural features
such as agricultural land, woodland and specimen trees, wetlands,
watercourses, views, and historical features, such as buildings and
stone walls, which will maintain the attractiveness and value of the
land. Damming, filling, relocating or otherwise interfering with the
natural flow of surface water along any surface water drainage channel
or natural watercourse shall not be permitted except with the approval
of the Township and, where appropriate, the PA DEP and the United
States Army Corps of Engineers.
(a)
Groundwater resources. This section is intended to ensure that
the Township's limited groundwater resources are protected for purposes
of providing water supplies for its residents and businesses, and
to protect the base flow of surface waters. These regulations shall
be applied in conjunction with those provided for in other sections
of this chapter, dealing with groundwater conservation and replenishment.
The proposed subdivision and land development of any tract shall be
designed to cause the least practicable disturbance to natural infiltration
and percolation of precipitation to the groundwater table, through
careful planning of vegetation and land disturbance activities, the
use of bioretention areas and infiltration trenches, and the placement
of streets, buildings and other impervious surfaces in locations other
than those identified on the existing resources and site analysis
plan as having the greatest permeability where precipitation is most
likely to infiltrate and recharge the groundwater.
(b)
Stream valleys, swales, springs, and other lowland areas. Stream
valleys (which include stream channels and floodplains), swales, springs
and other lowland areas are resources that warrant restrictive land
use controls because of flooding hazards to human life and property,
groundwater recharge functions, importance to water quality, and the
health of aquatic communities and wildlife habitats. Such areas are
generally poorly suited for subsurface sewage disposal systems. Stormwater
management shall be provided in accord with Township stormwater regulations
and the following activities shall be minimized:
[1]
Disturbance to streams and drainage swales.
[2]
Disturbance to year-round wetlands, areas with seasonally high
water tables, and areas of surface water concentration.
[3]
Stream valleys, swales and other lowland areas warrant designation
as conservation open space because of extreme limitations. They may
also require adjoining buffer lands to be included in the conservation
open space, to be determined by an analysis of the protection requirements
of such areas on a case-by-case basis. In certain instances, hydric
soils may be excluded from the conservation open space where it can
be demonstrated that they are suitable for low-density residential
uses and on-lot sewage systems.
(c)
Steep slopes. The purpose of steep slope regulations is to conserve
and protect those areas having steep slopes from inappropriate development
and excessive grading; to prevent potential dangers caused by erosion,
stream siltation, and soil failure; and to promote uses in steep slope
areas that are compatible with the preservation of existing natural
features, including vegetative cover, by restricting grading of steep
slope areas. Steep slope area is defined and established as those
areas having an original, unaltered slope of 25% or greater. The establishment
of slopes shall be made by a topographic survey performed by a registered
surveyor, or other means acceptable to the Township.
(d)
Significant natural areas and features. Natural areas containing
rare or endangered plants and animals, as well as other features of
natural significance exist throughout the Township. Some of these
have been carefully documented (e.g., by the Statewide Natural Diversity
Inventory), whereas for others, only the general locations are known.
Subdivision applicants shall take all reasonable measures to protect
significant natural areas and features either identified by the Township
Map of Potential Conservation Lands or by the applicant's existing
resources and site analysis plan by incorporating them into proposed
conservation open space areas or avoiding their disturbance in areas
proposed for development.
(7) Historic structures and sites. Plans requiring subdivision and land
development approval shall be designed to protect existing historic
resources. The protection of an existing historic resource shall include
the conservation of the landscape immediately associated with, and
significant to, that resource, to preserve its historic context. Where,
in the opinion of the Commission, a plan will have an impact upon
an historic resource, the developer shall mitigate that impact to
the satisfaction of the Commission by modifying the design, relocating
proposed lot lines, providing landscape buffers, or other approved
means. Township participation, review and approval of the applicant's
interaction with the State Historical and Museum Commission with regard
to the preservation of historic resources, as required for PA DEP
approval of proposed sewage disposal systems, shall be required prior
to preliminary plan approval.
(8) Boundary lines and reserve strips. Lot lines should follow municipal
and county boundary lines, rather than cross them. Reserve strips
controlling access to lots, public rights-of-way, public lands or
adjacent private lands are prohibited.
(9) Water frontage and surface drainage. The damming, filling, relocating,
or otherwise interfering with the natural flow of surface water along
any surface water drainage channel or natural watercourse shall not
be permitted except with approval of the Township, and, where required
by state statute, the PA DEP, or other applicable state agencies.
Stormwater management shall be provided in accord with Township stormwater
regulations.
(10)
Community facilities and adopted plan requirements. Where a
proposed park, playground, school, or other public use is shown in
an adopted plan of the Township and is located in whole or in part
in a proposed development, the Board of Supervisors may require the
reservation of such area, provided that such reservation is acceptable
to the developer.
(11)
Walkways. Pedestrian interior walks may be required, where necessary,
to assist circulation or provide access to community facilities (e.g.,
a park or school).
(12)
Storm drainage. Lots and/or parcels shall be laid out and graded
to provide positive drainage away from buildings and to prevent damage
to neighboring lots, tracts, or parcels. Stormwater management shall
be provided in accord with Township stormwater regulations.
B. Planned improvements. Physical improvements to the property being
subdivided and/or developed shall be provided, constructed and installed
as shown on the approved plan.
C. Improvements specifications. All improvements installed by the developer
shall be constructed in accordance with the design specifications
and construction standards of the Township and advice of the Township
Engineer.
(1) Where there are no applicable Township specifications, improvements
shall, if approved by the Board of Supervisors, be constructed in
accordance with specifications furnished by the Township Engineer,
Monroe County Conservation District, Pennsylvania Department of Transportation,
Pennsylvania Department of Environmental Protection, Bureau of Forestry
or such other county, state or federal agency as may be applicable.
(2) If there are no applicable Township or state specifications, the
Board of Supervisors may authorize that such specifications be prepared
by the Township Engineer or an engineering consultant.
D. Other ordinances. Whenever other Township ordinances and/or regulations
impose more restrictive standards and requirements than those contained
herein, such other ordinances and/or regulations shall be observed,
otherwise, the standards and requirements of this chapter shall apply.
[Amended 7-5-2023 by Ord. No. 151-2023]
All preliminary plans for all conservation design subdivisions shall include documentation of a four-step design process in determining the layout of proposed conservation open space, house and development sites, streets and lot lines, as described below. (NOTE: Diagrams are for residential illustrative purposes only.) (See Zoning Ordinance §
400-20 for conservation subdivision design development.)
A. Resource inventory and analysis. The tract's resources shall be delineated on an existing resources and site analysis, as required in §
355-26C.
B. Four-step design process.
(1) Step 1: Delineation of conservation open space.
(a)
Conservation open space should include all primary conservation areas and those parts of the remaining buildable lands with the highest resource significance, as described below and in §
355-45A and
B.
(b)
Proposed conservation open space shall be designated using the existing resources and site analysis plan as a base map and complying with this section and §
355-45, dealing with resource conservation and conservation open space delineation standards. The Township's Map of Potential Conservation Lands shall also be referenced and considered. Primary conservation areas shall be delineated comprising floodplains, wetlands and slopes over 25%.
(c)
In delineating secondary conservation areas, the applicant shall prioritize natural and cultural resources on the tract in terms of their highest to least suitability for inclusion in the proposed conservation open space, in consultation with the Planning Commission and in accord with §
355-45A and
B.
(d)
On the basis of those priorities and practical considerations
given to the tract's configuration, its context in relation to resource
areas on adjoining and neighboring properties, and the applicant's
subdivision objectives, secondary conservation areas shall be delineated
in a manner clearly indicating their boundaries as well as the types
of resources included within them.
Step 1, Part 1: Identifying Primary Conservation Areas
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(e)
Development areas should constitute the remaining lands of the
tract outside of the designated conservation open space areas.
Step 1, Part 2: Identifying Secondary Conservation Areas
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Step 1, Part 3: Identifying Potential Development Areas
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Step 2: Locating Potential House Sites
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Step 3: Designing Infrastructure
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(2) Step 2: Location of house/development sites. Potential house/development
sites shall be located, using the proposed conservation open space
as a base map as well as other relevant data on the existing resources
and site analysis plan such as topography and soils. House sites should
generally be located not closer than 100 feet to primary conservation
areas and 50 feet to secondary conservation areas, taking into consideration
the potential negative impacts of residential development on such
areas as well as the potential positive benefits of such locations
to provide attractive views and visual settings for residences.
(3) Step 3: Designing infrastructure.
(a)
With house/development site locations identified, applicants
shall delineate a street system to provide vehicular access to each
house in a manner conforming to the tract's natural topography and
providing for a safe pattern of circulation and ingress and egress
to and from the tract.
(b)
Streets shall avoid or at least minimize adverse impacts on
the conservation open space areas. To the greatest extent practicable,
wetland crossings and new streets or driveways traversing slopes over
15% shall be avoided.
(c)
Street connections shall generally be encouraged to minimize
the number of new culs-de-sac and to facilitate easy access to and
from homes in different parts of the tract and on adjoining parcels.
(d)
A proposed network of trails shall also be shown for residential
projects, connecting streets with various natural and cultural features
in the conserved conservation open space. Potential trail connections
to adjacent parcels shall also be shown, in areas where a municipal
trail network is envisioned.
(e)
Preferred locations for stormwater and wastewater management
facilities shall be identified using the existing resources/site analysis
plan as a base map. Opportunities to use these facilities as a buffer
between the proposed conservation open space and development areas
are encouraged. The facilities should be located in areas identified
as groundwater recharge areas as indicated on the existing resources/site
analysis plan. The design of the facilities should strive to use the
natural capacity and features of the site to facilitate the management
of stormwater and wastewater.
Step 4: Drawing in the Lot/Development Lines
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(4) Step 4: Drawing in the lot/development lines. Upon completion of
the preceding three steps, boundaries are drawn as required to delineate
the boundaries of individual lots or development areas, following
the configuration of house sites and streets in a logical and flexible
manner.
The design of conservation open space proposed in any subdivision or land development plan shall reflect the standards set forth in §§
355-43 and
355-44. and the resources identified on the Township's Map of Potential Conservation Lands and the development's existing resources and site analysis.
A. Primary conservation areas. The design shall include the following
primary conservation areas in the conservation open space and strictly
minimize the disturbance of such areas:
(2) Floodway and floodplain as shown on the Township Flood Insurance
Rate Map issued by FEMA.
B. Prioritized list of secondary conservation areas. The design shall,
to the fullest extent possible, incorporate the following secondary
conservation areas (listed in higher to lower order of significance):
(1) Vernal ponds, wet soils, swales, springs, and other lowland areas,
including adjacent buffer areas which may be required to ensure their
protection.
(2) Significant natural areas of species listed as endangered, threatened,
or of special concern, such as those listed in the Statewide Natural
Diversity Inventory or the Monroe County Natural Areas Inventory.
(3) Moderately steep slopes (15% to 25%), particularly those adjoining
watercourses and ponds, where disturbance and resulting soil erosion
and sedimentation could be detrimental to water quality.
(4) Healthy woodlands, particularly those performing important ecological
functions such as soil stabilization and protection of streams, wetlands,
and wildlife habitats.
(5) Areas where precipitation is most likely to recharge local groundwater
resources because of topographic and soil conditions affording high
rates of infiltration and percolation.
(6) Hedgerows, groups of trees, large individual trees of botanic significance,
and other vegetational features representing the site's rural past.
(7) Class I and II agricultural soils as defined by the United States
Department of Agriculture Natural Resource Conservation Service.
(8) Historic structures and sites.
(9) Visually prominent topographic features such as knolls, hilltops
and ridges, and scenic viewsheds as seen from public streets (particularly
those with historic features).
(10)
Existing trails connecting the tract to other locations in the
Township.
C. Other design considerations. The configuration of proposed conservation
open space set aside for common use in residential subdivisions and
conservation open space in non-common ownership shall comply with
the following standards:
(1) Be free of all structures except historic buildings, stone walls,
and structures related to conservation open space uses. The Supervisors
may grant approval of structures and improvements required for storm
drainage, sewage treatment and water supply within the conservation
open space, provided that such facilities are not detrimental to the
conservation open space (and that the acreage of lands required for
such uses is not credited towards minimum conservation open space
acreage requirements for the tract, unless the land they occupy is
appropriate for passive recreational use).
(2) Generally not include parcels smaller than three acres, have a length-to-width
ratio of more than four-to-one, or be less than 75 feet in width,
except for such lands specifically designed as neighborhood greens,
playing fields or trail links.
(3) Be directly accessible to the largest practicable number of lots
within the subdivision. Nonadjoining lots shall be provided with safe
and convenient pedestrian access to conservation open space.
(4) Be suitable for active recreational uses to the extent deemed necessary
by the Supervisors, without interfering with adjacent dwelling units,
parking, driveways, and streets.
(5) Be interconnected wherever possible to provide a continuous network
of conservation open space within and adjoining the subdivision.
(6) Provide buffers to adjoining parks, preserves or other protected
lands.
(7) Except in those cases where part of the conservation open space is
located within private house lots, provide for pedestrian pathways
for use by the residents of the subdivision. Provisions should be
made for access to the conservation open space, as required for land
management and emergency purposes.
(8) Be undivided by public or private streets, except where necessary
for proper traffic circulation.
(9) Be suitably landscaped either by retaining existing natural cover
and wooded areas and/or according to a landscaping plan to protect
conservation open space resources.
(10)
Be made subject to such agreement with the Township and such
conservation easements duly recorded in the office of the Monroe County
Recorder of Deeds as may be required by the Planning Commission for
the purpose of preserving the conservation open space for such uses.
(11)
Be consistent with the Coolbaugh Township, Borough of Mount
Pocono, Tobyhanna Township, and Tunkhannock Township Regional Comprehensive
Plan and any other duly adopted Township plan.
Easements and reservations for easement shall be provided as
necessary to accommodate the proposed development. As a minimum, the
following easements shall be provided, indicated on the plans, and
included in the covenants:
A. Drainage easements. Easements for drainage purposes shall be granted
to Coolbaugh Township, the property owners association and other appropriate
parties, as follows:
(1) Drainage easements shall completely contain the proposed stormwater
management controls, including pipes, swales, basins, ponds, other
structures and all other facilities which may require improvement,
maintenance or replacement.
(2) Drainage easements with a minimum width of 10 feet shall be provided
along all road lines, exterior property lines and centered on all
common lot lines.
(3) Where a subdivision is traversed by a stream or other watercourse
or a drainageway, a drainage easement shall be provided which conforms
to the high water line or boundary of such stream, watercourse or
drainage way.
B. Slope easements. Temporary slope easements shall be granted to Coolbaugh
Township. Such easements shall contain the full extent of grading
required for the construction of roads and related improvements.
C. Utility easements. Utility easements shall be granted to Coolbaugh
Township, the property owners' association, appropriate utility companies
and other appropriate parties, as follows:
(1) Utility easements with a minimum width of 10 feet shall be provided
along all road lines, all exterior property lines and centered on
all common lot lines.
(2) Additional utility easements shall be provided as necessary to accommodate
required utility services.
D. Clear sight easements. Easements for the maintenance of clear sight triangles as required by §
355-49N(2) shall be granted to Coolbaugh Township.
[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
E. Clear zone easements. Easements for the maintenance and preservation
of the clear zone adjacent to the roadways shall be granted to Coolbaugh
Township.
F. Other easements. Additional easements for access, construction or
other purposes shall be provided as necessary.
(Note: This section applies only in cases where earth disturbance
is involved as part of a subdivision or land development as defined
by this chapter. A minor subdivision often results in the eventual
construction of a house, but the issuance of a building permit would
not occur until after the subdivision has been approved and recorded.
The construction of one dwelling on one lot is not subject to regulation
by this chapter.)
A. Protection of vegetation from mechanical injury. Where earthwork,
grading, or construction activities will take place in or adjacent
to woodlands, old fields or other significant vegetation or site features,
the Township may require that the limit of disturbance be delineated
and vegetation protected through installation of temporary fencing
or other approved measures. Such fencing shall be installed prior
to commencing of, and shall be maintained throughout, the period of
construction activity.
B. Protection of vegetation from grading change. Grade changes to occur
at any location of the property shall not result in an alteration
to soil or drainage conditions which would adversely affect existing
vegetation to be retained following site disturbance, unless adequate
provisions are made to protect such vegetation and its root systems.
C. Protection of vegetation from excavations. When digging trenches
for utility lines or similar uses, disturbances to the root zones
of all woody vegetation shall be minimized. If trenches must be excavated
in the root zone, all disturbed roots shall be cut as cleanly as possible.
The trench shall be backfilled as quickly as possible.
D. Protection of topsoil.
(1) Except as approved on the preliminary plan, no topsoil shall be removed
from the site and shall be retained on the site as necessary for proper
site stabilization.
(2) Prior to grading operations or excavation, topsoil in the area to
be disturbed shall be removed and stored on site, except as approved
on the preliminary plan.
(3) Topsoil removed shall be redistributed and stabilized as quickly
as possible following the establishment of required grades for a project
or project phase. All exposed earth surfaces shall be stabilized in
accord with best management practices.
(4) Grading and earthmoving operations shall be scheduled to minimize
site disturbance during the period from November 1 to April 1, when
revegetation of exposed ground is difficult.
(See Article
IX for additional standards applicable to nonresidential uses.)
A. Access. Except as permitted in the case of a private access street
in a residential subdivision, all lots shall front on a public street
or on an approved private street constructed in accord with this chapter
and be subject to the following design standards:
(1) Within any subdivision and/or land development, a maximum of 12 lots
or dwelling units shall be served by a single means of access.
(2) A minimum of two means of access shall be provided for any subdivision
and/or land development, or portion thereof, which contains more than
12 lots or dwelling units.
(3) When two means of access are required or proposed, the streets or portions of a street which provide such access shall comply with the minimum offset requirements in §
355-49I(3).
(4) Residential subdivisions shall be provided with sufficient accesses
to limit the maximum anticipated ADT to 1,500 vehicles per day on
any access.
B. Configuration. The configuration of blocks and lots shall be based on the area and dimensional requirements of Chapter
400, Zoning, topography and natural features, existing and proposed improvements, the adjacent development pattern, the Comprehensive, the Official Map and other plans. Lot configurations should provide for flexibility in building locations, while providing safe vehicular and pedestrian circulation.
C. Blocks.
(1) All blocks.
(a)
Blocks shall be of sufficient width to permit two tiers of lots
except where a public street, stream, other natural barrier or unsubdivided
land prevents the platting of two tiers of lots.
(b)
Blocks along connector and arterial streets shall not be less
than 800 feet in length.
(c)
In the design of blocks longer than 1,000 feet, special consideration
shall be given to assuring adequate fire protection, pedestrian access
and utility services.
(2) Residential blocks.
(a)
Blocks in residential subdivisions shall have a minimum length
of two times the minimum lot width, but not less than 300 feet, and
a maximum length of 10 times the minimum lot width, but not greater
than 1,500 feet for blocks which contain lots with an average area
of less than one acre, nor greater than 2,000 feet in other cases.
(b)
In the design of residential blocks, special consideration should
be given to requirements for safe and convenient vehicular and pedestrian
circulation, including minimization of the number of intersections
with collector and connector streets.
D. Lot standards. Minimum lot sizes and dimensions shall comply with Chapter
400, Zoning, and lots shall comply with the following:
(1) All lots.
(a)
In order to avoid jurisdictional problems, lots divided by municipal
boundaries shall be avoided. Where a lot is divided by a municipal
boundary, the minimum standards of both municipalities shall apply.
Where a subdivision is divided by a municipal boundary, the applicant
shall so notify the governing body of each municipality affected so
that an administrative agreement for the platting and taxing of lots
between the municipalities can be executed, if such agreement is necessary.
(b)
Lot lines shall be perpendicular or radial to street right-of-way
lines, unless the Township determines that an exception is warranted
for lot lines which follow existing natural features, improvements
or parcel fines, or to permit an obviously superior configuration.
(c)
Double-frontage lots are prohibited except where provided as
reverse frontage lots to reduce the number of driveway intersections
along a street with a high volume of traffic or where existing topographic
conditions and/or property configuration make the development of single-frontage
lots impractical. Where double-frontage lots are permitted, the following
requirements shall apply:
[1]
The lot depth and the rear yard of each double-frontage lot shall be a minimum of 20 feet in excess of the minimums prescribed by Chapter
400, Zoning.
[2]
A planting strip with a minimum width of 20 feet shall be provided
along the designated rear of the lot, with a suitable landscaped screen
provided by the developer in accordance with landscaping standards
of this chapter.
(d)
Where practical, any lot with an area of less than two acres
shall have a depth to width ratio not exceeding three to one.
(e)
Odd-shaped lots should be avoided, and may be approved solely
at the discretion of the Township.
(f)
Lots shall be laid out to the edge of the required right-of-way
of any proposed street and lot lines along existing public or private
streets shall be maintained as they exist.
(g)
Remnants of land, other than rights-of-way or required buffers,
shall not be created; they shall be incorporated into existing or
proposed lots, properties or rights-of-way.
(2) Residential lots. Each lot plotted for residential purposes shall
provide, inside the required yards, an area containing 5,000 square
feet for each dwelling unit.
(a)
Such areas shall have an average natural or existing slope of
not greater than 20%.
(b)
Such areas shall be accessible from the street by a driveway
or private access street with a maximum grade of 15%.
(c)
In the case of lots which utilize on-lot subsurface sewage disposal
systems, there shall be sufficient area for a primary and a replacement
sewage absorption area, in addition to the above requirements. Such
areas for sewage absorption must be determined to be suitable by appropriate
testing.
(3) Nonresidential lots. Each lot shall contain a minimum area within
the required yards equal to the footprint area of the proposed buildings
and parking areas, which shall have an average natural or existing
slope not exceeding 12%.
Unacceptable Lot Layout
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Acceptable Lot Layout
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Unacceptable Lot Layout
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Acceptable Lot Layout
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Reverse Frontage Lots
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(4) Resubdivision potential. Subdivisions which result in lots which
have two or more times the minimum lot area and are otherwise suitable
shall be designed for the potential subdivision of such lots unless
further subdivision is prohibited by deed covenants and restrictions.
A sketch plan may be required to demonstrate that potential future
subdivision will conform to this chapter.
E. Flag lots. (See also §
355-49H, Private access streets.) Flag lots shall not be created when lots can be designed that directly access a public or private street. The Board of Supervisors, in its sole discretion, may approve the creation of a limited number of flag lots in accord with the standards in this section. The Board of Supervisors may attach any reasonable conditions to the creation of flag lots as it finds necessary or desirable to provide for the orderly development of land and street systems.
(1) Necessity. The applicant shall show that the flag lot is necessary
to minimize the environmental impacts (e.g., disturbance of conservation
areas); and, that it would not result in a greater number of lots
on the tract than would otherwise be feasible and permitted.
(2) Further subdivision restriction. The flag lot shall be restricted
from further subdivision unless the required access street right-of-way
width is provided.
(3) Number in subdivision. Not more than 10% of the lots within a subdivision
may be approved as flag lots.
(4) Access corridor length. The access corridor (staff) portion of the
lot is the area of the lot that extends between the street and main
portion of the lot, and shall not exceed 450 feet in length, as measured
from the street right-of-way.
(5) Access corridor length. The access corridor (staff) shall, at a minimum,
be 32 feet in width.
(6) Driveway grade. The proposed driveway shall not exceed a grade of
12% and shall otherwise provide adequate access for emergency vehicles.
The Township may require the installation of the driveway as part
of final approval.
(7) Lot width. The lot width measurement shall be made on the main portion
of the lot and shall not include the access corridor (staff).
(8) Front lot line. The lot line where the narrow access corridor (staff)
widens shall be considered the front lot line for applying setback
requirements.
(9) Minimum lot area. The area of the access corridor (staff) shall not
be included in the calculation of the required minimum lot area.
(10)
Adjoining flag lots. No more than two flag lots shall be permitted
side by side, and shall not be stacked more than one tier.
Flag Lot
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Monuments and markers shall be placed so that the center or
a scored or marked point shall coincide with the intersection of the
lines to be marked and shall be set to an accuracy of 0.03 foot; and
shall be certified by the project surveyor.
A. Monuments.
(1) Monuments shall consist of either:
(a)
Solid steel rods a minimum of 0.5 inch in diameter and a minimum
of 24 inches in length, centered in a cylinder of concrete a minimum
of nine inches in diameter and a minimum of 24 inches in depth, poured
in place.
(b)
Steel pipes a minimum of 3/4 inch in diameter and a minimum
of 24 inches in length, centered in a cylinder of concrete a minimum
of nine inches in diameter and a minimum of 24 inches in depth, poured
in place.
(c)
Precast (i.e., manufactured) reinforced concrete monuments measuring
a minimum of four inches by four inches by and a minimum of 24 inches
in length.
(d)
Such other monuments as the Township may approve.
(2) Monuments, including the rod or pipe and the concrete, shall be placed
flush with the ground.
(3) Monuments shall not be placed until road grading has been completed.
(4) Monuments shall be set at all outbound locations where permanent
monuments did not exist at the time of the perimeter survey unless
site conditions preclude the installation and the missing monument
shall be noted on the final plan. Existing monuments shall not be
removed.
B. Markers.
(1) Markers shall consist of solid steel rods a minimum of 0.5 inch in
diameter and 20 inches long.
(2) Such other marker as the Township may approve.
(3) Markers shall be set two inches above the surrounding grade.
(4) Markers shall be set at each existing and proposed lot corner. If
it is impossible or impractical to set a survey marker precisely on
the corner, then survey markers may be established on the line of
the lot and offset a distance from the actual corner. Such distance
shall be so noted on the final plan.
(5) A permanent cap shall be attached to the top of each survey marker
and shall be labeled with the name and license number of the surveyor
responsible for setting the marker.
(6) A wooden stake or other suitable object shall be placed or found
near each survey marker as a witness with a notation made on it which
identifies the lot by number, letter, or name of landowner.
All subdivisions and land developments shall be provided with parking and loading areas adequate to meet the needs of the use in accord with this section. Following the establishment of any subdivision or land development, the ongoing operation and maintenance of the off-street parking and loading facilities shall comply with the requirements of §
400-19 and violations shall be subject to the enforcement provisions of Chapter
400, Zoning.
A. Availability and use of facilities.
(1) Availability. The facilities required herein shall be available throughout
the hours of operation of the particular business or use for which
such facilities are provided. As used herein, the term "parking space"
includes either covered garage space or uncovered parking lot space
located off the public right-of-way.
(2) Location of parking. Required off-street parking spaces shall be on the same lot with the principal use served, except as approved in Subsection
K or
L.
(3) Continuing obligation of parking and loading spaces. All required
numbers of parking spaces and off-street loading spaces shall be available
as long as the use or building which the spaces serve still exists,
and such spaces shall not be reduced in number below the minimum required
by this chapter.
(4) Non-parking use. Required off-street parking, loading, and unloading
facilities and accessways shall not be used for any other purpose,
including, but not limited to, sales, display or storage areas, or
the parking of any vehicles for which the area was not approved (e.g.,
parking of tractor trailers in required passenger vehicle areas).
(5) Existing parking. Any parking spaces serving such preexisting structures
or uses at the time of the adoption of this chapter shall not in the
future be reduced in number below the number required by this chapter.
If a new principal nonresidential building is constructed on a lot,
then any existing parking on such lot that serves such building shall
be reconfigured to comply with this chapter, including, but not limited
to, required parking and areas reserved for additional parking if
needed, requirements for channelization of traffic from adjacent streets,
channelization of traffic within the lot, minimum aisle widths, paving
and landscaping.
(6) Garages and carports. Garages and carports not in the public right-of-way
may be considered parking spaces.
B. Site plan; design.
(1) Site plan. The project application shall include a site plan that
shows the parking, loading and unloading area, and access design.
(2) General. Parking spaces, loading and unloading areas, and accessways
shall be laid out to result in safe and orderly use and to fully address
all of the following: vehicular access onto and off the site, vehicular
movement within the site, pedestrian patterns and any drive-through
facilities. No parking area shall cause a safety hazard or impediment
to traffic on or off the lot.
(3) Pedestrian access and circulation. The parking and access plan shall
include details of pedestrian access to the site and pedestrian circulation
within the site. The intent shall be to facilitate pedestrian access
and provide safe and convenient circulation from parking areas to
the structure or use.
(4) Design. Off-street parking areas, accessways, fire lanes, traffic
flow signs, pavement markings, and other necessary facilities shall
be designed and provided in accord with the most current Institute
of Transportation Engineers Traffic Engineering Handbook, or other
generally accepted methodology approved by the Township. The applicant
shall provide copies of the methodology used for the design. Notwithstanding
the above, all parking spaces and the overall design shall be ample
in size for the vehicles for which use is intended and stalls shall
be a minimum of 10 feet by 20 feet with aisles of not less than 24
feet unless designed as required above.
C. Lighting. In addition to the other applicable standards in this chapter,
all lighting used to illuminate any off-street parking shall be so
arranged as to reflect the light away from adjoining premises and
public rights-of-way.
D. Public rights-of-way. Parking, loading and unloading of vehicles
shall not be permitted on public rights-of-way, except in designated
areas and in accord with municipal parking regulations. No parking
area shall be designed which requires or encourages parked vehicles
to be backed into a public street.
F. Number of vehicle parking and stacking spaces to be provided. The number of parking and stacking spaces required by this §
355-54F shall be considered the minimum requirements unless modified in accordance with this §
355-54F.
[Amended 7-5-2023 by Ord. No. 151-2023]
(1) Parking and vehicle stacking spaces required for nonresidential uses.
(a)
Refer to Table of Required Parking and Stacking Spaces (355
Attachment 3).
(b)
Table of Required Parking and Stacking Spaces. The minimum number of off-street parking spaces and vehicle stacking spaces shall be provided and maintained in accordance with the Table of Required Parking and Stacking Spaces included as Attachment 3 in this Chapter
355.
(c)
Land uses not listed in the Table of Required Parking and Stacking
Spaces. If the proposed use is not included in the Table of Required
Parking and Stacking Spaces, the minimum number of required parking
and stacking spaces shall be based on the most similar use included
in the Table, as approved by the Board of Supervisors. If the Board
determines that none of the uses included in the Table is of sufficiently
similar character to the proposed use, the Board of Supervisors shall
use information provided by the applicant, the Township Engineer and
the Zoning Officer to make the determination of the required minimum
number of parking and stacking spaces.
(2) Parking required for residential uses. Two off-street parking spaces
shall be provided and maintained for each residential dwelling unit
except as follows:
(a)
Single-family dwellings: three per dwelling unit.
(b)
Two-family dwellings and multifamily dwellings: two per dwelling
unit.
(c)
Multifamily senior citizen and other senior citizen housing:
one per dwelling unit.
(d)
Assisted-living facilities: 0.5 per dwelling unit.
(3) Applicant-proposed reduction. The required number of parking and/or
stacking spaces may be reduced subject to approval by the Board of
Supervisors. The applicant shall provide evidence justifying the proposed
reduction of spaces, such as studies of similar developments during
peak hours. The applicant shall also provide relevant data, such as
number of employees and peak expected number of customers/visitors.
Any approval to permit such decrease shall be subject to the following:
(a)
Ordinance and plan consistency. The project design and parking
and/or stacking space decrease shall be consistent with the purposes
contained in this chapter and the goals and objectives of the Township
Comprehensive Plan.
(b)
Quality of design. The applicant shall demonstrate to the Board
of Supervisors that the proposed decrease will result in an adequate
number of parking and stacking spaces based on a specific study of
the parking and stacking demands for the proposed use or empirical
data reported by a generally accepted source such as the Institute
of Transportation Engineers, the Urban Land Institute, the American
Planning Association, or similar entity.
(c)
Local conditions. In making its determination, the Board of
Supervisors shall also consider, among others, the demographics and
character of the neighborhood, demographics of targeted customers
and employees, availability of mass transit, existing on-street parking
conditions, and any employer-instituted transportation demand management
programs.
(d)
Burden; conditions. If the Board of Supervisors, in its sole
discretion, determines that the applicant has met the burden of proof,
it may grant approval for the decrease. The Board of Supervisors may
impose such conditions as will, in its judgment, secure the objectives
and purposes of this chapter, including, but not limited to, requiring
area reserved for additional future parking.
(4) Form of reservation. Each parking reservation shall be in a form
acceptable to the Township Solicitor that legally binds current and
future owners of the land to keep the reserved parking area in open
space and, if the Township determines it is necessary, to provide
the additional parking in the time and manner as stipulated in the
reservation document. Proof of recording of the agreement shall also
be provided to the Township before any approval of the project.
(5) Reserved parking disturbance and stormwater. The reserve parking
areas shall remain undisturbed or shall be landscaped, but shall be
included in the calculations of lot coverage area and for stormwater
management and for the requirement of a NPDES permit. The stormwater
facilities shall be constructed in accord with the approved sequencing
design as parking areas are constructed.
(6) Multiple uses. (See also Subsection
L.) For projects involving more than one use and/or structure, the total number of parking spaces required shall be determined by summing the number of spaces for each individual use.
(7) Handicapped parking. Parking for the handicapped shall be provided
in accord with the Americans With Disabilities Act and shall count
as part of the spaces required for the use by this section.
(8) Stacking lanes for drive-through facilities. All uses and facilities
providing drive-through services shall provide stacking lanes and
stacking spaces in compliance with the standards of this section.
(a)
Required stacking spaces. Each service window, lane or point
shall have the minimum number of stacking spaces provided for in Attachment
3 of this chapter, Table of Required Parking and Stacking Spaces.
All uses shall have at least one space in each lane after the last
island, window, bay or other service point, but shall have more if
required by Attachment 3 of this chapter.
(b)
Stacking space dimensions. Each stacking space shall be a minimum
of 20 feet long and 10 feet wide on straight segments, and minimum
12 feet wide on curved segments with a minimum 25 feet centerline
radius.
(c)
Stacking lane design.
[1]
Stacking lanes shall be delineated from traffic aisles, other
stacking lanes and parking areas with striping, curbing, landscaping,
or use of alternative paving materials.
[2]
Entrances and exits of stacking lanes shall be clearly marked
with directional signs.
[3]
Stacking lanes shall be designed to prevent circulation congestion
both within the site, and on adjacent public streets. The circulation
shall:
[a] Separate drive-through traffic from other on-site
circulation;
[b] Not impede or impair access to or out of parking
stalls;
[c] Not impede or impair vehicle or pedestrian traffic
movement;
[d] Minimize conflict between pedestrian and vehicle
traffic with physical and visual separation;
[e] Not interfere with required loading/unloading and
trash storage areas.
(d)
Stacking space location.
[1]
No stacking space shall be located closer than 50 feet from
any lot in a residential zone.
[2]
A solid wall or fence shall be placed along the property line
of any abutting lot zoned for residential use so as to block lights
from vehicles in the stacking lanes.
(e)
Order-placing facilities.
[1]
Outdoor facilities such as menu boards, speakers, windows, dispensers,
etc., shall be a minimum of 50 feet from any residential zone.
[2]
Menu boards shall be a maximum of 30 square feet, and shall
be designed, placed and shielded so as to not cast glare on public
streets or adjacent properties. The term "menu board" is not limited
to food, but may be any listing of products, services, etc., from
which the customer makes a choice or which provides product information.
[3]
Outdoor speakers must comply with the noise restrictions of the Coolbaugh Township Code of Ordinances at §
262-6.
(9) Administrative adjustment to parking or stacking lane capacity, or
compact parking limitation.
(a)
The Township Zoning Officer shall have the authority set forth in §
400-19F(9) of the Zoning Ordinance to reduce the parking capacity requirements of §
355-54F(1) and Attachment 3 of this Chapter by not more than 10% upon presentation of empirical evidence acceptable to the Zoning Officer that a particular use of property will generate different parking demands than other similar uses, and subject to the approval of the Board of Supervisors if associated with a pending subdivision and/or land development plan application. Such §
400-19F(9) of the Zoning Ordinance shall control when the Zoning Officer exercises such authority, and any such parking reduction shall be subject to the review and approval of the Board of Supervisors if associated with a pending subdivision and/or land development plan application.
(b)
A reduction in parking allowed by this section may not be in addition to parking reductions allowed by §
355-54F(3) or uses which require submission of a specific parking demand analysis unless supported by a professional parking study that justifies the entire reduction and approved by the Board of Supervisors.
G. Loading and unloading areas.
(1) Type and size. In addition to the required off-street parking spaces
all uses shall provide adequate off-street areas for loading and unloading
of vehicles where necessary. The applicant shall provide details on
the type and frequency of vehicles operating in connection with the
proposed use to justify any necessary loading and unloading areas.
Each required space shall meet the following dimensions:
Largest Type of Truck Service
|
Minimum Width
(feet)
|
Minimum Length
(feet)
|
---|
Tractor trailer
|
14
|
74 with 14 clear height
|
Trucks other than tractor trailers, pickups or vans
|
12
|
30
|
Pickup truck or van
|
10
|
20
|
(2) Interior travelways. The applicant shall demonstrate that travelways
within the property are adequate to safely and efficiently serve vehicles
which are reasonably expected to visit the property. Turning radius
templates developed by the American Association of State Highway Transportation
Officials (AASHTO) shall serve as the design standard.
H. Access to off-street parking and loading areas. There shall be adequate
provisions for ingress and egress to all parking and loading spaces
designed for use by employees, customers, delivery services, sales
people and/or the general public. Access to and from all off-street
parking, loading and vehicle service areas along public rights-of-way
shall consist of well-defined separate or common entrances and exits
and shall comply with the following provisions:
(1) Width. Unless otherwise required by PennDOT for access to a state
road, the width of the driveway/access way onto a public street at
the right-of-way shall be as follows:
Width*
|
1-Way Use
(feet)
|
2-Way Use
(feet)
|
---|
Minimum
|
12
|
24
|
Maximum
|
20
|
50
|
NOTES:
|
*
|
Exclusive of the turning radius
|
(2) Controlled access. Each entrance and exit shall be clearly defined
with curbing, fencing, landscaping or vegetative screening so as to
prevent access to the area from other than the defined entrance and
exit.
(3) Highway occupancy permit. All new uses shall be required to obtain
a highway occupancy permit from the Township or PennDOT, as the case
may be. In the case of a change in use or the expansion of an existing
use, the Township shall require the applicant to obtain a highway
occupancy permit or a revised highway occupancy permit. Where a use
accesses the public right-of-way via a private road, the highway occupancy
permit requirement and criteria shall be applied at the public right-of-way
intersection.
I. Parking and loading area setbacks.
(1) Roads and property lines. All parking and loading areas (not including parking decks) and parallel circulation and service lanes serving any commercial, industrial, institutional or multifamily use shall be separated from any public road right-of-way or adjoining property lines by a landscaped buffer area not less than 10 feet wide unless a wider buffer is required by another ordinance provision or adjoining uses share parking in accord with Subsection
L.
(a)
Measurement. The width of the buffer shall be measured from
property lines and from the curbline or from the legal right-of-way
line after development if no curbs will be provided.
(b)
Uses prohibited. The buffer area shall be maintained in natural
vegetative ground cover and shall not include:
[1]
Paving except for approved driveway/accessway crossings.
[2]
Fences unless integral to landscaping.
[3]
Parking, storage or display of vehicles.
(c)
Uses permitted. The buffer area may include the following:
[1]
Permitted freestanding signs.
[2]
Pervious stormwater facilities.
[3]
Approved driveway/access way crossings.
(d)
Sidewalks. Sidewalks, existing or proposed, may be included
in the buffer area.
(2) Buildings. Parking spaces serving principal nonresidential buildings
and multifamily dwellings shall be located a minimum of 10 feet from
any building wall, unless a larger distance is required by another
ordinance provision. This distance does not apply at vehicle entrances
into or under a building.
J. Grading and drainage; paving.
(1) Grading and drainage. Parking and loading facilities, including driveways,
shall be graded and adequately drained to prevent erosion or excessive
water flow across streets or adjoining properties.
(2) Paving. In cases where 10 or more parking spaces are required, all
portions of required parking, loading facilities and accessways, except
for landscaped areas, shall be surfaced with a durable, hard, all-weather
surface consisting of a minimum of 2 1/2 inches of ID-2 bituminous
pavement on a base course consisting of eight inches of crushed aggregate
or, as deemed to be equivalent by the Board of Supervisors, of concrete,
paving block or porous pavement or pavers on a suitable base.
(3) Low or seasonal usage. The Board of Supervisors may, as a conditional
use, allow parking areas with low or seasonal usage to be maintained
in stone, grass or other suitable surfaces. For example, the Board
of Supervisors may allow parking spaces to be grass, while major aisles
are covered by stone.
K. Off-lot parking. Required parking may be provided on a different
lot than on the lot on which the principal use is located, provided
the parking is not more than 400 feet from the principal use lot.
Off-lot parking areas shall be permitted only in a district where
the principal use is permitted. Both parcels shall be under the same
control, either by deed or long-term lease, as the property occupied
by such principal use, and the owner shall be bound by covenants of
record filed in the office of the County Recorder of Deeds requiring
the owner and his or her heirs and assigns to maintain the required
number of off-street parking spaces during the existence of said principal
use.
L. Joint use parking. In the case of multiple use on the same premises
or where more than one principal uses share a common property line,
shared parking facilities may be approved by the Board of Supervisors.
(1) Documentation. The applicant shall provide information to establish
that the shared spaces will be used at different times of the day,
week, month, and/or year.
(2) Reduction. Parking provided may be credited to both uses based on
the extent that the uses operate at different times. However, the
required parking shall not be reduced by more than 50% of the combined
parking required for each use. (Example: If a church parking lot is
generally occupied only to 10% of capacity on days other than a Sunday,
another development not operating on a Sunday could make use of the
unused church lot spaces on weekdays.)
(3) Agreement. Joint-use parking shall be secured in a form acceptable
to the Township Solicitor that legally binds current and future owners
of the land to maintain the parking. An attested copy of the agreement
between the owners of record shall be provided to the Township. Proof
of recording of the agreement shall also be provided to the Township
before the issuance of any approval of the project.
(4) Common property line. The joint-use parking area may span a common property line thereby eliminating the setback required in Subsection
I.
M. Shopping carts. Establishments furnishing carts or mobile baskets
shall provide definite areas on the site for the storage of said carts.
Storage areas shall be clearly marked and designed for the storage
of shopping carts and/or mobile baskets. Establishments furnishing
carts or mobile baskets shall provide definite areas on the site for
the storage of said carts. Storage areas shall be clearly marked and
designed for the storage of shopping carts and/or mobile baskets.
N. Snow storage and removal. All plans for proposed parking areas of
50 or more spaces shall include details for adequate snow storage
and removal.
All utility lines required to service the subdivision shall
be planned in cooperation with the respective utility companies. A
letter shall accompany the subdivision or land development plan stating
that the utility plan has been reviewed by the applicable utility
company, such plan is approved, and service will be available. All
cables, wires, conduits, pipes, and lines servicing the development
shall be subject to the requirements set forth in this chapter.
[Amended 12-15-2020 by Ord. No. 144-2020]
A landscaping plan for the proposed project shall be submitted
by the developer for review and approval by the Township for all land
developments and major subdivisions. Landscaping shall be considered
an improvement for the purposes of regulation by this chapter.
A. Plan preparation. Where the project requires an NPDES permit, the
plan shall be prepared by a registered landscape architect or another
person deemed qualified by the Township.
B. Plan contents. All disturbed areas of the site shall be included
in the landscaping plan, and those areas immediately adjacent to buildings,
walkways and streets shall be given extra consideration. The landscaping
plan shall include:
(1) Areas of the site which will not be disturbed and the type of existing vegetation to be preserved. (See also §
355-47 for protection of existing vegetation.)
(2) The overall design of the landscaping proposed, including buffers and screening required by Chapter
400 (Zoning) at §
400-49B.
(3) The type and size of vegetation proposed at planting and time of
maturity.
(4) The location, dimensions, and spacing of plantings.
(5) The details of installation.
C. List of acceptable plants. All plants used for landscaping and vegetative
cover shall be selected from the List of Acceptable Plants included
in the appendix. The list is intended to offer a broad selection of plants suitable for the various required landscapes required by this chapter. Native plants are indicated for use in natural or naturalized settings. Plants not found on the list may be substituted, provided that the Township determines that the requirements of this §
355-57 are satisfied and the plants are suitable for the proposed purpose and location.
D. Materials specifications, maintenance, and guarantee. The following
standards shall apply to all plants or trees as required under this
chapter:
(1) General requirements.
(a)
The location, dimensions, and spacing of required plantings
shall be adequate for their proper growth and maintenance, considering
the sizes of such plantings at maturity and present and future environmental
requirements, such as wind, soil, moisture, and sunlight.
(b)
Plants shall be selected and located where they will not contribute
to conditions hazardous to public safety. Such locations include,
but are not limited to, public street rights-of-way, underground and
aboveground utilities, and sight triangle areas required for unobstructed
views at street intersections.
(c)
Plastic or other artificial materials shall not be used in place
of plants.
(2) Plant specifications.
(a)
All plants shall meet the minimum standards for health, form,
and root condition as outlined in the latest edition of the American
Association of Nurserymen (AAN) Standards.
(b)
All plants shall be selected for hardiness and shall be suitable
for planting in the United States Department of Agriculture Hardiness
Zone applicable to the Township, and to the specific localized microclimate
and microenvironment of the planting site.
(c)
Canopy trees, sometimes called "shade trees," shall reach a
minimum height or spread of 30 feet at maturity as determined by the
AAN Standards and shall be deciduous. New trees shall have a minimum
caliper of 2 1/2 inches at the time of planting.
(d)
Ornamental/flowering trees or large shrubs shall reach a typical
minimum height of 15 feet at maturity, based on AAN Standards. Trees
and shrubs may be deciduous or evergreen and shall have a distinctive
ornamental character such as showy flowers, fruit, habit, foliage,
or bark. New ornamental/flowering trees shall have a minimum height
of six feet or 1 1/2 inch caliper. New large shrubs shall have
a minimum height of four feet to six feet at the time of planting.
(e)
Small shrubs may be evergreen or deciduous and shall have a
minimum height at maturity of four feet based on AAN Standards. New
evergreen shrubs shall have a minimum height of 24 inches at the time
of planting, and new deciduous shrubs shall have a minimum height
of 30 inches at the time of planting.
(f)
Evergreen trees shall reach a typical minimum height of 20 feet
at maturity based on AAN Standards for that species and shall remain
evergreen throughout the year. New evergreens shall have a minimum
height at planting of six feet to seven feet.
(3) Maintenance.
(a)
Required plants shall be maintained in a healthy, vigorous condition
and be kept free of refuse and debris for the life of the project
to achieve the required visual effect of the buffer or screen. It
shall be the ultimate responsibility of successive property owners
to ensure that the required plants are properly maintained. Dead or
diseased plants shall be removed or treated promptly by the property
owner and replaced at the next growing season.
(b)
All sight triangles shall remain clear; and any plants that
could endanger safety, such as unstable limbs, shall be removed, and
the plants replaced if necessary. It shall be the responsibility of
the property owner to maintain all plants and architectural elements
to assure public safety.
(c)
Maintenance guidelines for the plants are encouraged to be published
by the planting plan designer and be used by grounds maintenance personnel
to ensure that the design's buffering and screening concepts are continued.
(4) Landscape replacement; performance guarantee.
(a)
Any tree or shrub that dies within 18 months of planting shall
be replaced by the current landowner or developer. Any tree or shrub
that within 18 months of planting or replanting is deemed, in the
opinion of the Township, not to have survived or not to have grown
in a manner characteristic of its type shall be replaced. Substitutions
for certain species of plants may be made only when approved by the
Township.
(b)
Landscaping shall be considered an improvement for the purposes
of installation and the provision of a performance guarantee in accordance
with this chapter. In addition, the developer or landowner shall provide
to the Township a performance guarantee equal to the amount necessary
to cover the cost of purchasing, planting, maintaining, and replacing
all vegetative materials for a period of 18 months following the installation
and approval of the landscaping.
E. Street trees.
(1) Street trees required. Street trees shall be required:
(a)
Along all existing streets abutting or within the proposed subdivision
or land development.
(b)
Along all proposed streets.
(c)
Along access driveways that serve five or more residential dwelling
units.
(d)
Along access driveways that serve nonresidential properties.
(2) Waiver for existing vegetation. The street tree requirement may be
waived by the Township where existing vegetation is considered enough
to provide effective screening and to maintain scenic views of open
space, natural features, or other valued features.
(3) Standards. Street trees shall be located between the ultimate right-of-way
line and the building setback line and shall meet the following standards:
(a)
Trees shall be planted a minimum distance of five feet and a
maximum distance of 15 feet outside the ultimate right-of-way line.
However, in certain cases, as follows, the Township may permit trees
to be planted within the ultimate right-of-way:
[1]
In areas such as existing neighborhoods, where front yards may
be located within the ultimate right-of-way.
[2]
In cases where closely spaced rows of street trees may be desirable
and future street widening is considered unlikely.
(b)
In nonresidential developments, trees shall be located within
a planting bed within the front yard setback, at least 10 feet in
width, planted in grass or ground cover. In areas where wider sidewalks
are desirable, or space is limited, tree planting pits within the
sidewalk may be approved.
(c)
Trees shall be located so as not to interfere with the installation
and maintenance of sidewalks and utilities. Trees shall be planted
a minimum distance of three feet from curbs and sidewalks, 15 feet
from overhead utility poles with appropriate species selection for
trees under utility wires, and six feet from underground utilities.
(d)
Trees shall be planted at a ratio of at least one tree per 50
lineal feet of frontage or fraction thereof. Trees shall be distributed
along the entire frontage of the property, although they need not
be evenly spaced.
(e)
Street trees shall be canopy/shade trees or ornamental/flowering trees selected from Chapter
355, Attachment 4, the Township of Coolbaugh List of Acceptable Plants, or suitable substitutions as permitted by §
355-57C.
F. Parking areas.
(1) All parking areas shall be buffered from public streets and adjacent properties by a landscaped strip constructed in accordance with §
355-57F(4)(f).
(2) For new off-street parking areas, parking area landscaping consisting of a minimum of one deciduous tree and 160 square feet of shrubs and/or ground cover shall be provided for each 10 parking spaces, in addition to the requirements of §
355-57F(1).
(3) For new off-street parking areas containing less than 30 parking spaces, the parking area landscaping may be provided within the parking area or around the perimeter of the parking area in addition to the requirements of §
355-57F(1).
(4) For new off-street areas containing 30 parking spaces or more, the
following requirements shall apply:
(a)
Larger parking lots shall be separated by landscaped strips
into smaller areas containing not more than 100 parking spaces.
(b)
The ends of all parking rows shall be separated from drives/aisles
by planting islands.
(c)
There shall be no more than 15 contiguous parking spaces in
a row without a planting island.
(d)
Any parking area landscaping required by §
355-57F(2) which remains after the required planting islands have been provided shall be placed around the perimeter of the parking area, in addition to the requirements of §
355-57F(1), or as otherwise deemed to be acceptable by the Township.
(e)
Planting islands. Planting islands shall be a minimum of nine
feet by 18 feet in area, underlain by suitable soils, with a mounded
slope between three to one and five to one, protected by curbing or
other suitable means acceptable to the Township. Each planting island
shall contain a minimum of one canopy/shade tree or ornamental/flowering
tree plus shrubs and/or ground cover over the entire island area.
(f)
Landscaped strips. All landscaped strips shall be a minimum
of eight feet wide, shall extend the full length of the adjacent parking
row, shall be designed to facilitate the infiltration of stormwater
insofar as practical, and shall be protected by curbs, wheel stops
or other suitable means acceptable to the Township. Landscaped strips
shall be planted with canopy/shade trees or ornamental/flowering trees
at a maximum spacing of 30 feet, plus shrubs and/or ground cover,
as approved by the Township, to cover the entire landscaped strip
area.
(5) The applicant may provide alternative landscape designs for parking areas which, in the assessment of the Township, will meet the intent of the above requirements in §
355-57F and provide performance comparable or superior to the above requirements of §
355-57F.
G. Plan requirements. All areas of the site shall be included in the
landscaping plan, and buffers, screening, and those areas immediately
adjacent to buildings and walkways shall be given extra consideration.
Landscape plans shall be prepared by a landscape architect licensed
and registered to practice by the Commonwealth of Pennsylvania or
other person deemed qualified by the Township.
A lighting plan shall be provided by the developer and shall include details for lighting of roads, parking areas and buildings. Streetlights shall be required for all major subdivisions unless the developer documents that such lighting is not necessary and a modification is granted by the Board of Supervisors. All lighting shall comply with the standards in §
355-59.
[Amended 3-18-2014 by Ord. No. 118-2014; at time of adoption of Code
(see Ch. 1, General Provisions, Art. I)]
Lighting shall be controlled in both height and intensity to maintain community character; and lighting design should be an inherent part of the project design. The applicant shall provide the specifications of the proposed lighting and its arrangement on the site. Following the establishment of any subdivision or land development, the ongoing operation and maintenance of the lighting facilities shall comply with the requirements of §
400-49I and violations shall be subject to the enforcement provisions of Chapter
400, Zoning.
A. Purpose. To set standards for outdoor lighting to:
(1) Provide for and control lighting in outdoor places where public health,
safety and welfare are potential concerns;
(2) Protect drivers and pedestrians from the glare of nonvehicular light
sources;
(3) Protect neighbors, the environment and the night sky from nuisance
glare and light trespass from improperly selected, placed, aimed,
applied, maintained or shielded light sources; and
(4) Promote energy efficient lighting design and operation.
B. Applicability.
(1) This section shall apply to all uses within the Township where there
is exterior lighting that is viewed from outside, including, but not
limited to, residential, commercial, industrial, public and private
recreational/sports and institutional uses, and sign, billboard, architectural
and landscape lighting.
(2) Exemptions. The following lighting applications are exempt from the
requirements of this section:
(a)
Lighting within public right-of-way or easement for the principal
purpose of illuminating streets or roads. No exemption shall apply
to any lighting within the public right-of-way or easement when the
purpose of the luminaire is to illuminate areas outside the public
right-of-way or easement.
(b)
Lighting for public monuments and statuary.
(c)
Underwater lighting in swimming pools and other water features.
(d)
Low-voltage landscape lighting.
(e)
Individual porch lights of a dwelling.
(f)
Repairs to existing luminaires not exceeding 25% of the number
of total installed luminaires.
(g)
Temporary lighting for theatrical, television, performance areas
and construction sites.
(h)
Temporary lighting and seasonal decorative lighting, provided
that individual lamps are less than 10 watts and 70 lumens.
(i)
Emergency lighting, as may be required by any public agency
while engaged in the performance of their duties, or for illumination
of the path of egress during an emergency.
C. Standards.
(1) Illumination levels. Lighting shall have illuminances, uniformities
and glare control in accord with the recommended practices of the
Illuminating Engineering Society of North America (IESNA).
(2) Luminaire design.
(a)
Horizontal surfaces.
[1]
For the lighting of predominantly horizontal surfaces such as,
but not limited to, parking areas, roadways, culs-de-sac, vehicular
and pedestrian passage areas, merchandising and storage areas, automotive
fuel-dispensing facilities, automotive sales areas, loading docks,
active and passive recreational areas, building entrances, sidewalks,
bicycle and pedestrian paths, and site entrances, luminaires shall
be aimed straight down and shall meet IESNA full-cutoff criteria.
[2]
Luminaires with an aggregate rated lamp output not exceeding
500 lumens, e.g., the rated output of a standard nondirectional 40-watt
incandescent or 10-watt compact fluorescent lamp, are exempt from
the requirements of this subsection. In the case of decorative streetlighting,
luminaires that are fully shielded or comply with IESNA cutoff criteria
may be used.
(b)
Nonhorizontal surfaces.
[1]
For the lighting of predominantly nonhorizontal surfaces such
as, but not limited to, facades, landscaping, signs, billboards, fountains,
displays and statuary, when their use is specifically permitted by
the Township, luminaires shall be shielded and shall be installed
and aimed so as to not project their output into the windows of neighboring
residences, adjacent uses, past the object being illuminated, skyward
or onto a public roadway.
[2]
Luminaires with an aggregate-rated lamp output not exceeding
500 lumens, e.g., the rated output of a standard nondirectional 40-watt
incandescent or 10-watt compact fluorescent lamp, are exempt from
the requirements of this subsection.
(3) Control of glare.
(a)
All lighting shall be aimed, located, designed, fitted and maintained
so as not to present a hazard to drivers or pedestrians by impairing
their ability to safely traverse and so as not to create a nuisance
by projecting or reflecting objectionable light onto a neighboring
use or property.
(b)
Directional luminaires such as floodlights and spotlights shall
be so shielded, installed and aimed that they do not project their
output into the windows of neighboring residences, adjacent uses,
past the object being illuminated, skyward or onto a public roadway
or pedestrianway. Floodlights installed above grade on residential
properties, except when motion-sensor actuated, shall not be aimed
out more than 45° from straight down. When a floodlight creates
glare as viewed from an adjacent residential property, the floodlight
shall be required to be re-aimed and/or fitted with a shielding device
to block the view of the glare source from that property.
(c)
Barn lights, aka dusk-to-dawn lights, when a source of glare
as viewed from an adjacent property, shall not be permitted unless
effectively shielded as viewed from that property.
(e)
Parking facility and vehicular and pedestrianway lighting (except
for safety and security applications and all-night business operations),
for commercial, industrial and institutional uses shall be automatically
extinguished no later than one hour after the close of business or
facility operation. When safety or security lighting is proposed for
after-hours illumination, it shall not be in excess of 25% of the
number of luminaires or illumination level required or permitted for
illumination during regular business hours. When it can be demonstrated
to the satisfaction of the Township that an elevated security risk
exists, e.g., a history of relevant crime, an appropriate increase
above the 25% limit may be permitted.
(f)
Luminaires shall be automatically controlled through the use of a programmable controller with battery power-outage reset, which accommodates daily and weekly variations in operating hours, annual time changes and seasonal variations in hours of darkness. The use of photocells is permitted when in combination with the programmable controller to turn luminaires on at dusk and also for all-night safety/security dusk-to-dawn luminaire operation when such lighting is specifically approved by the Township in accord with §
355-59C(3)(e). The use of motion detectors is permitted.
(g)
Vegetation screens shall not be employed to serve as the primary
means for controlling glare. Rather, glare control shall be achieved
primarily through the use of such means as cutoff luminaires, shields
and baffles, and appropriate application of luminaire mounting height,
wattage, aiming angle and luminaire placement.
(h)
Light spillover. The maximum light spillover limit at the boundary
line of R-1, R-2, R-3, S-P and W-C Districts and permanent open space
shall be 0.1 footcandle, and 1.0 footcandle at the boundary line of
C-1, C-2, I and I-A Districts, each measured line-of-sight at any
time and from any point on the receiving residential property.
(i)
Height. Except as permitted for certain recreational lighting and permitted elsewhere in this subsection, luminaires shall not be mounted in excess of 20 feet above finished grade (AFG) of the surface being illuminated. Luminaires not meeting full-cutoff criteria, when their use is specifically permitted by the Township, shall not be mounted in excess of 16 feet AFG. Mounting height shall be defined as the distance from the finished grade of the surface being illuminated to the optical center of the luminaire. Where proposed parking lots consist of 100 or more contiguous spaces, the Township may, at its discretion, based partially on mitigation of potential off-site impacts, permit a luminaire mounting height not to exceed 25 feet AFG. For maximum mounting height of recreational lighting, see Subsection
D.
(j)
Flags. The United States and the state flag may be illuminated
from dusk to dawn. All other flags shall not be illuminated past 11:00
p.m. Flag lighting sources shall not exceed 7,000 aggregate lamp lumens
per flagpole. The light source shall have a beam spread no greater
than necessary to illuminate the flag.
(k)
Under-canopy lighting. Under-canopy lighting for such applications
as gas/service stations, hotel/theater marquees, fast-food/bank/drugstore
drive-ups, shall be accomplished using flat-lens full-cutoff luminaires
aimed straight down and shielded in such a manner that the lowest
opaque edge of the luminaire shall be below the light source and its
light-directing surfaces, at all lateral angles around the luminaire.
The average illumination intensity in the area directly below the
canopy shall not exceed 20 maintained flootcandles and the maximum
density shall not exceed 30 initial footcandles.
(l)
Soffit lighting. Soffit lighting around building exteriors shall
not exceed 15 initial footcandles.
(m)
Strobe lighting. The use of white strobe lighting for tall structures
such as smokestacks, chimneys and radio/communications towers is prohibited
during hours of darkness except as required by the Federal Aviation
Administration.
(4) Installation.
(a)
Electrical feeds for lighting standards shall be run underground,
not overhead, and shall be in accord with the National Electric Code
(NEC) Handbook.
(b)
Poles supporting luminaires for the illumination of parking
areas and located within the parking area or directly behind parking
spaces, or where they could be hit by snow plows or wide-swinging
vehicles, shall be protected by being placed a minimum of five feet
outside paved area or tire stops, or placed on concrete pedestals
at least 30 inches high above the pavement, shielded by steel bollards
or protected by other effective means.
(c)
Pole-mounted luminaires for lighting horizontal surfaces shall
be aimed straight down and poles shall be plumb.
(d)
Poles and brackets for supporting luminaires shall be those
specifically manufactured for that purpose and shall be designed and
rated for the luminaire and mounting accessory weights and wind loads
involved.
(e)
Pole foundations shall be designed consistent with manufacturer's
wind load requirements and local soil conditions involved.
(5) Maintenance. Luminaires and ancillary equipment shall be maintained
so as to meet the requirements of this chapter.
D. Recreational uses. The nighttime illumination of outdoor recreational
facilities for such sports as baseball, basketball, soccer, tennis,
track and field, and football typically necessitate higher than normally
permitted luminaire mounting heights and aiming angles, utilize very
high-wattage lamps and potentially produce unacceptable levels of
light trespass and glare when located near residential or open space
properties. When recreational uses are specifically permitted by the
Township for operation during hours of darkness, the following requirements
shall apply:
(1) Race tracks and such recreational venues as golf driving ranges and
trap-shooting facilities that necessitate the horizontal or near horizontal
aiming of luminaires and projection of illumination, may be permitted
by the Board of Supervisors. A visual impact analysis shall be required
in accord with § 400-59D(4).
(2) Sporting events shall be timed to end at such time that all lighting
in the sports facility, other than lighting for safe exit of patrons,
shall be extinguished by 10:00 p.m. except in the occurrence of extra
innings, overtimes or makeup games.
(3) Maximum mounting heights for recreational lighting shall be in accordance
with the following:
(e)
Baseball and softball.
[1]
Two-hundred-foot radius: 60 feet.
[2]
Three-hundred-foot radius: 70 feet.
(f)
Miniature golf [see driving range in Subsection
D(1)]: 20 feet.
(g)
Swimming pool aprons: 20 feet.
(j)
All uses not listed: 20 feet.
(4) Visual impact plan. To assist the Township in determining whether the potential impacts of proposed lighting have been suitably managed, applications for illuminating recreational facilities shall be accompanied not only with the information required by Subsection
E, but also by a visual impact plan that contains the following:
(a)
Plan views containing a layout of the recreational facility
and showing pole locations and the location of residences on adjoining
properties.
(b)
Elevations containing pole and luminaire mounting heights, horizontal
and vertical aiming angles and luminaire arrays for each pole location.
(c)
Elevations containing initial vertical illuminance plots at
the boundary of the site, taken at a height of five feet line-of-sight.
(d)
Elevations containing initial vertical illuminance plots on the windowed facades of all residences facing and adjacent to the recreational facility. Such plots shall demonstrate compliance with the light trespass and glare control requirements of Subsection
C(3).
(e)
Proposed frequency of use of the facility during hours of darkness
on a month-by-month basis and proposed time when the sports lighting
will be extinguished.
(f)
A narrative describing the measures proposed to achieve minimum
off-site disturbance.
E. Plan submission. Lighting plans shall be submitted for Township review
and approval for subdivision and land development applications. The
submitted information shall include the following:
(1) A plan or plans of the site, complete with all structures, parking
spaces, building entrances, traffic areas (both vehicular and pedestrian),
existing and proposed trees, and adjacent uses that might be adversely
impacted by the lighting. The lighting plan shall contain a layout
of all proposed and existing luminaires, including but not limited
to area, architectural, building entrance, canopy, soffit, landscape,
flags and signs, by location, orientation, aiming direction, mounting
height, lamp, photometry and type.
(2) A ten-foot-by-ten-foot illuminance grid (point-by-point) plot of
maintained horizontal footcandles overlaid on the site plan, plotted
out to 0.0 footcandle, which demonstrates compliance with the light
trespass, illuminance and uniformity requirements as set forth in
this chapter. When the scale of the plan, as judged by the Township,
makes a ten-foot-by-ten-foot grid plot illegible, a more legible grid
spacing may be permitted.
(3) Light-loss factors, IES candela test-filename, initial lamp-lumen
ratings and specific lamp manufacturer's lamp ordering nomenclature,
used in calculating the plotted illuminance levels.
(4) Description of the proposed equipment, including luminaire catalog
cuts, photometrics, glare reduction devices, lamps, on/off control
devices, mounting heights, pole foundation details, pole protection
means and mounting methods.
(5) Landscaping plans shall contain luminaire locations, demonstrating
that the site lighting and landscaping have been coordinated to minimize
conflict between vegetation and intended light distribution, both
initially and at vegetation maturity.
(6) When requested by the Township, the applicant shall also submit a visual impact plan in accord with Subsection
D(4).
(7) Plan notes. The following notes shall appear on the lighting plan:
(a)
Post-approval alterations to lighting plans or intended substitutions
for specified lighting equipment on the approved plan shall be submitted
to the Township for review and approval prior to installation. Requests
for substitutions shall be accompanied by catalog cuts of the proposed
equipment that demonstrate the proposed substitution is equal to or
exceeds the optical quality and maintainability of the specified luminaires;
and shall be accompanied by a lighting plan, including a point-by-point
plot, which demonstrates that proposed substitutions will result in
a lighting design that equals or exceeds the quality of the approved
plan.
(b)
The Township reserves the right to conduct post-installation
inspections to verify compliance with ordinance requirements and approved
lighting plan commitments, and if deemed appropriate by the Township,
to require remedial action at no expense to the Township.
(c)
All exterior lighting, including building-mounted lighting,
shall meet IESNA full-cutoff criteria unless otherwise specifically
approved by the Township.
(d)
Installer shall notify Township to arrange for inspection and
approval of all exterior lighting, including building-mounted lighting,
prior to its installation.
F. Violations; safety hazards.
(1) When the Zoning Officer determines that a lighting installation violates any provision of this chapter or creates a safety hazard, an enforcement proceeding shall be initiated in accord with the enforcement provisions of Chapter
400, Zoning.
(2) If appropriate corrective action has not been effected within 15
days of notification, the Township may take appropriate legal action.
G. Definitions. Words and phrases used in this section shall have the meanings set forth in this subsection. Words and phrases not defined in this subsection but defined in Article
II of this chapter shall be given the meanings set forth in said article. All other words and phrases shall be given their common, ordinary meaning, unless the context clearly requires otherwise.
ARCHITECTURAL LIGHTING
Lighting designed to reveal architectural beauty, shape and/or
form and for which lighting for any other purpose is incidental.
FOOTCANDLE
The amount of illumination the inside surface of a one-foot-radius
sphere would receive if there were a uniform point source of one candela
in the exact center of the sphere. The footcandle is equal to one
lumen per square foot, and is measurable with an illuminance meter
(light meter).
FULL CUTOFF
Attribute of a luminaire from which no light is emitted at
or above a horizontal plane drawn through the lowest light-emitting
portion of the luminaire and no more than 10% of the lamp's intensity
is emitted at or above an angle 10° below that horizontal plane,
at all lateral angles around the luminaire. A full-cutoff luminaire,
by definition, also is fully shielded.
FULLY SHIELDED
A luminaire with opaque top and sides, capable of emitting
light only in the lower photometric hemisphere as installed.
GLARE
Light entering the eye directly from luminaires or indirectly
from reflective surfaces that causes visual discomfort or loss in
visual performance and visibility.
LAMP
A generic term for a source of optical radiation, often called
a "bulb" or "tube."
LED
Light-emitting diode.
LIGHT FIXTURE
The complete lighting assembly (including the lamp, housing,
reflectors, lenses and shields), not included the support assembly
(pole or mounting bracket).
LIGHT TRESPASS
Light emitted by a luminaire or installation, which is cast
beyond the boundaries of the property on which the lighting installation
is sited.
LUMEN
As used in the context of this chapter, the light-output
rating of a lamp (light bulb).
LUMINAIRE
The complete lighting unit (fixture), consisting of a lamp,
or lamps and ballast(s) when applicable, together with the parts designed
to distribute the light (reflector lens, diffuser) to position and
protect the lamps, and to connect the lamps to the power supply.
Each major residential subdivision or residential land development
shall provide an adequate and reliable water source for firefighting
purposes. The provisions for an adequate and reliable water source
shall be submitted as part of the application. Such plans and installations
shall be inspected by the Township for compliance with this chapter.
The developer may elect to provide this water source through the establishment
of a pressurized water system, static water source or combination
thereof.
A. Pressurized system. When electing to use a pressurized water distribution
system, the system shall be designed in accord with accepted engineering
practice.
B. Static water sources. When electing to use a static water source,
the developer shall ensure that access to the water source is provided
within 1/2 mile road distance (not point to point) of any buildable
point within the subdivision. This may be met either through the use
of ponds, cisterns or a combination thereof. Access to the water source
shall be guaranteed with a recorded agreement between the owner of
the water source and the Township. Regardless of the type of static
source provided, the system shall be installed in compliance with
NFPA 1231, unless the Township requires different standards.
(1) Static water sources shall be of sufficient capacity to provide an
uninterrupted flow of at least 1,500 gallons per minute for a two-hour
duration. Dry hydrants shall be installed in static water sources
and located as required to meet the one-half-mile requirement.
(2) The dry hydrant shall be capable of supplying a 1,500 gallons-per-minute
pumper operating at 100% capacity at 150 pounds per square inch through
10 feet of six-inch suction hose. Dry hydrants shall be terminated
with a 45° dry hydrant head with six-inch male NST threads and
a cap. The center line of the head shall be three feet from the ground.
All piping used in the dry hydrant shall be schedule 80 PVC, with
a minimum diameter of eight inches. All exposed aboveground components
shall be primed with a PVC primer to prevent deterioration. The hydrant
head shall be connected to the piping with a tapered coupling.
(3) The piping for the dry hydrant shall be installed a minimum of three
feet below the frost line and average ice depth of the water source.
The strainer shall be located below the surface of the water at a
depth that is greater than three feet below the average ice depth
of the water (and the water surface) and no less than two feet from
the bottom of the water source. The strainer shall have a cleanout
cap installed for maintenance. The vertical distance from the water
surface to the center line of the hydrant head shall not exceed 10
feet.
(4) Adequate road access shall be provided as determined by the Township.