[Amended 10-9-1995 by Ord. No. 169]
A.
Design and improvements. The design and physical improvements to
the property being subdivided shall be provided, constructed, and
installed by the subdivider as shown on the approved plan in accordance
with the requirements of this chapter. If any provisions of this chapter
are found to be unreasonable and cause undue and unnecessary hardship
as they apply to a proposed subdivision, the Board of Supervisors
may waive or vary the strict terms of such provisions. The criteria
for the Board of Supervisors to apply in determining whether to waive
or vary the strict application of a provision are:
(1)
That there exist special physical circumstances or conditions which
render the strict application of the requirements as undue unnecessary
hardship.
(2)
That the hardship created cannot be ameliorated by a reasonable change
in plans.
(3)
That the unnecessary or undue hardship has not been created by the
applicant.
(4)
That the waiver or varying of the strict terms of this chapter will
not have the effect of nullifying the intent and purpose of this chapter.
(5)
That the property cannot be reasonably developed without the waiver
or the varying of the strict terms of this chapter.
(6)
That the waiver or varying of the strict terms of this chapter will
represent the minimum deviation that will afford relief and will represent
the least modification possible of the regulations in issue.
B.
Land requirements.
(1)
All portions of a tract being subdivided shall be taken up in lots,
streets, public lands or other proposed uses so that remnants and
landlocked areas shall not be created.
(2)
Reserve strips preventing access to lots, public rights-of-way, public
lands, or adjacent private lands are prohibited.
(3)
Applicants shall preserve, to the maximum extent feasible, trees,
groves, waterways, scenic points, historic landmarks and other assets
and landmarks significant to the community.
(4)
Subdivisions and land developments shall be laid out so as to avoid
the necessity for excessive cut or fill, as determined by the Harris
Township Engineer.
(5)
Land which the Board of Supervisors finds to be unsuitable for building
purposes due to flooding, improper drainage, steep slope, rock formations,
adverse earth formations or topography, utility easements, or other
features which will reasonably be harmful to the safety, health, and
general welfare of the present or future inhabitants of the subdivision
and/or its surrounding areas shall not be subdivided or developed
unless adequate methods are formulated by the applicant and approved
by the Board of Supervisors, upon recommendation of the Township Planning
Commission and Engineer, to solve the problems created by the unsuitable
land conditions. Such land shall be set aside for uses that shall
not involve such a danger or shall be incorporated into other suitable
lots.
(6)
The following factors are to be considered as supplemental to the
above sections and shall be shown on plans where applicable:
(a)
Visual resources. Integration of visual resources within the
development is to be shown. Visual resources are items that are reflective
of the character of Harris Township and include but are not limited
to:
[1]
Hedgerows along edges of farm fields that have become established
over time.
[2]
Rights-of-way and cartways that have been established as farm
lanes, paths, and other forms of access.
[3]
Woodlot areas representing significant tree growth (tree size
or age) or animal habitat locations.
[4]
Trees, shrubs and vegetation on slopes of 15% or steeper that
are beneficial to erosion control.
[5]
Prominent knolls and hilltops.
(b)
Cultural and historic resources. Cultural and historic resources
of local heritage, state, and/or national importance shall be preserved
wherever possible and integrated into the overall development. Applicants
shall refer to "Historic Resources of the Centre Region" and "Harris
Township Register of Historic Sites and Landmarks," as revised, as
a guide for identifying buildings, sites, and landmarks of local heritage,
state, and/or national importance.
(c)
Hydric soils as identified in the Centre County Soil Survey,
1981, as amended.
(d)
Prime agricultural soils, Classes I and II, in an open/cleared
condition, from both the Centre County Soil Survey, 1981, and the
1990 Land Use Survey and subsequent updates of both documents.
(e)
Properties participating in the State Agricultural Conservation
Easement Program or are part of an Agricultural Security Area, Clean
and Green Program, Farmland Preservation Trust, Pennsylvania State
Forest Stewardship Program, or any formal conservation easement program.
[Amended 2-9-2004 by Ord.
No. 242]
A.
Relationship to other plans and ordinances. The location of all streets
shall conform to the Official Map or Comprehensive Plan adopted by
the Township.
B.
Dedication of private streets. Dedication of any street is permitted
only if it is totally accessible via a public street and meets the
design standards of this chapter. Private streets are permitted only
if the Township Engineer certifies that the proposed street has sufficient
right-of-way width, grade, and other conditions which will make future
construction possible in accordance with Township standards; and that
the subdivider submits, prior to preliminary approval, to be recorded
with the plan, a copy of an agreement made with the Board of Supervisors
on behalf of his heirs and assigns establishing the conditions under
which the street may later be offered for dedication, stipulating,
among other things, that:
(1)
The private street, unless or until built to Township standards,
shall provide sole access for no more than five units and shall be
surfaced with a hard material sufficient to insure a mud-free or otherwise
permanently passable condition.[1]
(2)
The street shall conform to the Township standards or that the owners
of the abutting lots include with the offer of dedication sufficient
funds, as estimated by the Township Engineer, to restore the street
to conformance with the Township standards prior to dedication.
(3)
Any offer to dedicate the street shall be made only for the street
as a whole.
(4)
The method of assessing repair costs prior to dedication shall be
as stipulated in the agreement.
(5)
Should dedication be proposed, agreement by owners of 51% of the
front footage thereon shall be binding on the owners of the remaining
lots.
C.
Street layout. Residential streets shall be so laid out as to discourage
through traffic. The arrangement of streets shall provide for continuation
of existing or recorded streets. Streets shall be related appropriately
to the topography, arranged so as to obtain usable building sites
with as many as possible located at or above the street grade. Grades
of streets shall conform as closely as possible to the original topography,
and a combination of steep grades and curves shall be avoided.
D.
Street names. Proposed streets which are obviously in alignment with
others existing and named shall bear the names of the existing streets.
(1)
In no case shall the name of a proposed street duplicate or approximate
phonetically existing or recorded street names in the Centre Region,
or approximate such names by the use of suffixes such as "lane," "way,"
"drive," "court," or "avenue."
(2)
All street names shall be subject to the approval of the Board of
Supervisors.
(3)
All house numbers shall be assigned and approved by the Zoning Officer
prior to filing the plan for final approval.
E.
Access to arterial streets. Where a subdivision or land development
borders on or contains an existing or recorded arterial, the Board
of Supervisors may require that access to such streets be limited
by one of the following means:
(1)
The subdivision of lots so as to back onto the arterial and front
onto a parallel local or collector street; no access shall be provided
from the arterial.
(2)
A series of culs-de-sac, U-shaped streets, or short loops entered
from and designed generally at right angles to such a parallel street,
with the rear lines of their terminal lots abutting the arterial.
(3)
A marginal-access road constructed parallel to the arterial right-of-way
meeting all applicable standards contained herein.
F.
Access through adjacent municipalities. Whenever access to a subdivision
or land development is required to cross land in another Township,
assurance shall be provided that such access shall be permitted by
the adjacent Township. The street shall be adequately improved for
access through agreement between the property owner and the adjacent
Township prior to final approval of the plan.
G.
Slope along banks. Along streets, the slope of earthen banks, measured
perpendicular to the street center line, shall be no steeper than
a 1:3 vertical-horizontal measurement for fills and a 1:2 vertical-horizontal
measurement for cuts.
H.
Other streets. Unless otherwise stated, all standards for local streets
shall apply to alleys and marginal-access streets.
I.
Street widths. Minimum street right-of-way and cartway widths are detailed in Subsection V of this section.
(1)
Right-of-way and cartway widths in excess of those shown in Subsection V of this section may be requested by the Board of Supervisors for the purpose of promoting the public safety and convenience, or to provide additional parking in commercial and industrial areas and in areas of high-density residential development.
(2)
Where a subdivision abuts an existing street with a right-of-way
less than that required herein, the subdivider shall expand such in
an amount equal to 1/2 the difference between the existing right-of-way
width and that required herein. Where a subdivision contains an existing
street with a right-of-way width less than that required herein, that
subdivider shall expand such equally on each side in an amount necessary
to meet the standards contained herein.
J.
Street grades.
(1)
There shall be a minimum center-line grade of 1%.
(2)
Center-line grades shall not exceed the following: local streets,
10%; collector streets, 8%; and arterial streets, 6%.
(3)
Exceptions. The maximum grade at any intersection or cul-de-sac turnaround
shall not exceed 1%. Intersections shall be approached on all sides
by a straight leveling area, the grade of which shall not exceed 4%
within 50 feet of the intersection of the nearest right-of-way lines.
K.
Horizontal curves.
(1)
Whenever street lines are deflected in excess of 5°, connection
shall be made by horizontal curves.
(2)
The minimum radius of horizontal curves shall be 100 feet for local
streets, 200 feet for collector streets, and 300 feet and 500 feet
for secondary and primary arterials, respectively.
(3)
The minimum length of tangents between reverse curves shall be 100
feet for local, 150 feet for collector streets, and 300 feet for arterial
streets.
L.
Sight distance.
(1)
The following shall be minimum stopping sight distances considering
a driver's eye level at 3.5 feet above grade: local streets (30
mph maximum speed), 200 feet; collector streets (40 mph maximum speed),
325 feet; arterial streets, as required by the Township and other
applicable state and federal agencies. Sight distances for other speed
limits shall be computed according to the PennDOT Design Manual, Part
2, most recent edition. All sight distance computations shall be submitted
with the plan.
(2)
At intersections, all earth banks and vegetation shall be cut and
removed when such will impede vision between a height of 2 1/2
and 10 feet above the center-line grades of the intersecting streets
and within an area bounded by the street right-of-way lines of such
corner lots and a line joining points on these street right-of-way
lines 25 feet from their intersection. All intersection sight distances
shall be in accordance with PennDOT Design Manual, Part 2, most recent
edition. All sign distance triangles shall be shown on the plans,
and sight distance computations shall be submitted with the plan.
M.
Intersections.
(1)
Cartways shall intersect at a ninety-degree angle for a minimum of
50 feet from the intersection.
(2)
No more than two streets shall intersect at the same point.
(3)
Wherever possible, local streets shall not intersect directly with
arterial streets, but shall be linked by means of a collector street.
(4)
Wherever possible, intersections of two streets on opposite sides
of a street shall be cross intersections. Any street intersecting
with a local street shall be located no closer than 200 feet from
another street intersecting the same local street; any street intersecting
with a collector street shall be located no closer than 300 feet from
another street intersecting the same collector street; and any street
intersecting with an arterial street shall not be located closer than
1,000 feet from another street intersecting the same arterial street,
regardless of whether the two intersecting streets are on the same
side or on opposite sides of said local, collector or arterial street
(except where the intersected street has an unbroken median barrier).
Distances shall be measured from the center line of the two intersecting
streets along the center line of said local, collector, or arterial
street.
(5)
Street curb intersections where curbs are installed shall be rounded
by a tangential arc with a minimum radius of 20 feet for intersections
involving only local streets, 30 feet for all intersections involving
a collector street, and 40 feet for all intersections involving an
arterial street.
N.
Alleys. Alleys are prohibited in developments of single-family detached
residences, but may be permitted in other types of development, provided
the applicant produces evidence satisfactory to the Board of Supervisors
of the need for such alleys, and provided these are not primary means
of access.
O.
Culs-de-sac and dead-end streets.
(1)
Dead-end streets are prohibited unless designed as permanent cul-de-sac streets or for future access to adjoining properties as stipulated in Subsection O(2) of this section. The Board of Supervisors may require extension of a proposed cul-de-sac to permit access to adjacent property or to connect such street with an adjoining existing or proposed street.
(2)
Any street dead-ended for access to an adjoining property or because
of authorized stage development shall be provided with a temporary,
all-weather cul-de-sac, within the subdivision, and the use of such
cul-de-sac shall be guaranteed to the public until such time as the
street is extended. The plan shall note that land outside the normal
street right-of-way shall revert to abutters whenever the street is
continued.
(3)
The center-line grade on a cul-de-sac street shall not exceed 10%.
(4)
The Board of Supervisors may require the reservations of easements
sufficient to accommodate drainage facilities, pedestrian traffic,
or utilities from the cul-de-sac to adjoining lands.
P.
Half streets. Half streets will not be permitted. Where an existing
half street is adjacent to a proposed subdivision or land development,
the other half of the street shall be improved by the subdivider in
accordance, wherever possible, with the standards of this chapter.
Q.
Paving. Streets must be surfaced to the grades and dimensions shown
on the plans, profiles, and cross sections approved by the Board of
Supervisors. All streets intended to be dedicated for public use shall
be paved to full cartway width, and paving materials and methods of
construction for cartways and shoulders shall conform to Township
standards or applicable standards of the Pennsylvania Department of
Transportation.
(1)
All property pins or monuments removed, destroyed, or altered by
construction shall be accurately replaced in accordance with the approved
plan.
(2)
After the street has been constructed and before such streets are
dedicated, the earthen areas between the shoulders or curbs and the
right-of-way line shall be finish graded and seeded with grass or
other appropriate vegetation to prevent erosion.
R.
Curbs and gutters. Curbs and gutters shall be installed along both
sides of all streets when such are necessary to control runoff and
erosion, stabilize cartway edges, enhance public safety, or continue
an existing curb or gutter to the next intersection. No portion of
the required cartway shall be covered with curbs or gutters. Curbs
and gutters shall be either plain cement concrete or slip form mountable
concrete as detailed herein.
S.
Sidewalks. Sidewalks shall be installed within the right-of-way of
proposed streets as follows: along one side of all local streets and
collector streets; along both sides of all arterial streets.
(1)
The minimum width of all sidewalks shall be four feet. There shall
be a minimum five-foot-wide planting strip of grass between the curb
or shoulder and the sidewalk which may be used for the location of
the underground utilities, streetlights, street signs, and trees.
(2)
The grades and paving of the sidewalks shall be continuous across
driveways except in nonresidential and high-density residential developments
and in certain other cases where heavy traffic volume dictates special
treatment.
(3)
All other applicable standards of this chapter shall apply to the
construction of sidewalks.
(4)
Sidewalks shall be laterally pitched at a slope not less than 1/8
inch per foot to provide for adequate surface drainage.
(5)
At corners and pedestrian street crossings, sidewalks shall be extended
to the curbline with an adequate apron area for anticipated pedestrian
traffic and curb cuts and ramps for wheelchairs designed in accordance
with state and/or federal standards.
(6)
Sidewalks shall not exceed a seven-percent grade. Steps or a combination
of steps and ramps shall be utilized to maintain the maximum grades,
where necessary. Where sidewalk grades exceed 5%, a nonslip surface
texture shall be used.
T.
Street signs. The applicant shall install street name and traffic
control signs required by Harris Township at all street intersections.
Street name signs which differ from the design of conventional municipal
signs may be permitted, provided the design and size is approved by
the Board of Supervisors, all costs are borne by the applicant, and
such are installed prior to final approval of the plan.
U.
Streetlights. When deemed necessary by Harris Township for the promotion
of public safety, or when desired by the applicant, the applicant
shall cause to be installed, at the applicant's expense, streetlights
adequate for the area and type and intensity of use. Such installation
shall be in accordance with a plan prepared by the applicant's
engineer and approved by the electric utility provider in consultation
with the Township Engineer. The applicant shall be responsible for
all costs involved in lighting the streets until such time that the
streets are accepted as public streets by the Township.
V.
Road design standards. The street construction standards contained herein are minimum standards, which are adequate to provide safe, durable roads for all streets within the Township. Designs in excess of these standards could be required when conditions warrant. Design criteria to be used shall be as given in Subsection V(4), Reference standards, of this section, and construction methods shall comply with the latest edition of PennDOT Specifications, Publication 408.
(1)
All streets, whether designed or developed under the following standard
criteria, must be reviewed and approved by the Township Engineer.
(2)
Streets on the state or federal system must be designed to the specification
required by the appropriate agencies, these standards notwithstanding.
(3)
Standards for pedestrian circulation and stormwater management are
not included herein.
(4)
Reference standards. The following reference standards were used
to develop and are made a part of these standards. The latest edition
after the date listed shall be implied as the one to be used.[2]
(a)
Pennsylvania Department of Transportation (PennDOT):
[1]
Design Manual Part 2, Highway Design, Publication 13, latest
edition.
[2]
Guidelines for Design of Local Roads and Streets, Publication
70, latest edition.
[3]
Pavement Policy Manual, Publication 242, latest edition.
[4]
Roadway Specifications, Publication 408, latest edition.
[5]
Roadway Construction Standards (RC 0-99 Stds.), 1994, latest
edition.
(5)
Street classifications. Streets shall be classified as arterial,
collector, local, and private. The Township shall determine final
classification of any Township street. For the purpose of this standard,
general classification shall be by the following:
|
Rural Area System
| |||
|---|---|---|---|
|
Interstate/other limited-access freeways
|
1.
|
Provide limited-access facilities
| |
|
Arterials
|
1.
|
Serve statewide or interstate travel
| |
|
2.
|
Serve all urbanized areas
| ||
|
3.
|
Provide integrated movements without stub connections
| ||
|
4.
|
Link cities, larger towns, and other traffic generators
| ||
|
5.
|
Provide integrated interstate and intercounty service
| ||
|
6.
|
Spaced at proper intervals consistent with population density
| ||
|
7.
|
Corridor movements consistent with four through six with greater
trip lengths and travel densities than those served by rural collector
or local systems
| ||
|
Major collectors
|
1.
|
Provide service to county seats, larger towns, and other traffic
generators
| |
|
2.
|
Connect routes of higher classification
| ||
|
3.
|
Serve intercounty travel corridors
| ||
|
4.
|
Spaced at intervals to collect traffic from local roads
| ||
|
5.
|
Provide services to remaining smaller communities
| ||
|
6.
|
Link local traffic generators with rural hinterland
| ||
|
Local streets
|
1.
|
Provide access to land adjacent to collector network
| |
|
2.
|
Serve travel over relatively short distances
| ||
|
3.
|
Constitute all rural mileage not classified in one of the higher
systems
| ||
|
NOTE: A "private road" shall be any road not proposed
for dedication that serves as the sole means of access for more than
one but not more than five dwellings.
| |||
(6)
Width, length, and layout requirements. Street widths shall be as
described in the street standards table herein. Other requirements
shall be as described in this chapter. All sight distances shall meet
the requirements of the PennDOT Design Manual, Part 2.
W.
Culs-de-sac.
(1)
Cul-de-sac cartway and right-of-way widths shall be the same as local
street widths.
(2)
Cul-de-sac radius shall be a thirty-five-foot cartway and fifty-foot
right-of-way.
(3)
Cul-de-sac streets, permanently designed as such, shall not exceed
750 feet in length. Cul-de-sac streets in excess of 750 feet in length,
but not longer than 1,500 feet in length, may be considered by the
Township, provided the following conditions are met:
(a)
Public streets in areas serviced by public water:
[1]
Provide hydrant spacing as required herein.
[2]
ADT of cul-de-sac shall not exceed 200 vehicles per day.
[3]
Provide calculations prepared by a professional engineer certifying
that proposed hydrants will provide minimum pressure and flow as required
by NFPA standards, latest edition.
[4]
Provide boulevard-style entrance for cul-de-sac streets serving
side cul-de-sac streets. The length of the boulevard-style street
shall extend from the beginning of the main cul-de-sac street to the
furthest side of the cul-de-sac street. Each travel lane of the boulevard
shall be at least 16 feet wide.
[5]
Plans shall include a note indicating that increase of the cul-de-sac
length to accommodate further subdivision of the lots served by the
cul-de-sac shall be prohibited.
[6]
In the case that minimum hydrant pressure and/or flow, according
to current NFPA standards, cannot be achieved, structures on lots
so affected shall install an approved automatic fire sprinkler system
in accordance with NFPA and applicable Building Code standards.
(b)
Public streets in areas not served by public water:
[1]
ADT of proposed cul-de-sac street shall not exceed 200 vehicles
per day.
[2]
Provide boulevard-style entrance for cul-de-sac streets serving
side cul-de-sac streets. The length of the boulevard-style street
shall extend from the beginning of the main cul-de-sac street to the
furthest side of the side cul-de-sac street. Each travel lane of the
boulevard shall be at least 16 feet wide.
[3]
Plans shall include a note indicating that increase of the cul-de-sac
length to accommodate further subdivision of the lots served by the
cul-de-sac street shall be prohibited.
[4]
Water supply requirements for fire-protection purposes, as listed in § 11-4.13C(1) and (2) of this chapter, shall apply to all subdivision and land development plans.
(c)
Private streets:
[1]
ADT of proposed cul-de-sac street shall not exceed 50 vehicles
per day.
[2]
Street shall be constructed in accordance with Harris Township
standards for private streets.
[3]
A hydrant shall be provided at the entrance of the private street
when public water is located within the adjacent public right-of-way
of the connecting Township street.
[4]
Plans shall include a note indicating that increase of the cul-de-sac
length to accommodate further subdivision of the lots served by the
cul-de-sac street shall be prohibited.
X.
Loop lane standards.
(1)
Loop lanes, as illustrated in Figure No. 1, shall be not longer than
250 feet in length and shall serve not more than seven residential
lots.
(2)
Cartway width for loop lanes shall be not less than 18 feet and shall
be constructed to public street standards.
(3)
A minimum inside turning radius of 30 feet shall be provided in all
loop lane designs.
(4)
On-street parking on loop lanes shall be prohibited. As a result,
a minimum of four off-street parking spaces shall be required per
dwelling.
(5)
One off-site parking space shall be provided for each dwelling of
a loop lane to accommodate visitor parking needs. Such spaces shall
be located at the end of the loop lane contiguous to the open space
area or at other appropriate locations, but shall not be permitted
as on-street parking.
(6)
To ensure that the open area between the lanes functions as a park
or open space area, the minimum width of such area shall be not less
than 60 feet and shall be designed as an active recreation area, with
no grading or slopes that prevent its intended use.
(8)
Prior to submission of a plan to the Township that proposes a loop
lane design, the applicant shall discuss with the Township Engineer
the proposed design and existing site characteristics. When deemed
appropriate by the Township Engineer, loop lanes may be constructed
without the use of typical curb and gutter systems.
Y.
Cross section and design for public streets.
(1)
Pavement design may be required for streets to be dedicated to the
Township. The determination of when a pavement design will be required
shall be made by the Township Engineer in either the sketch plan or
preliminary plan stage and will be based upon area soils and the functional
classification and anticipated use of the proposed streets.
(2)
The minimum pavement sections shown below shall be used whenever
a pavement design is not required or when the pavement design yields
a lesser pavement section.
(3)
All pavement design for Township streets must comply with PennDOT
or AASHTO criteria according to the standards referenced herein.
(4)
All pavement designs not based on standard tables and details shall
consider a twenty-year design life accommodating school bus, commercial
bus, and other traffic as may reasonably be expected.
(5)
Designs for bridges or other special structures shall meet PennDOT
requirements as referenced.
Z.
Street construction criteria.
|
Street Construction Criteria
| ||||
|---|---|---|---|---|
|
Arterials
|
Collectors
|
Locals
| ||
|
ID-2 wearing course* (inches)
|
3.5**
|
3.5**
|
1.5
| |
|
Bituminous concrete base course* (inches)
|
4
|
4
|
4.5
| |
|
2A stone subbase* (inches)
|
6
|
6
|
6
| |
|
Cartway width w/curb (feet)
|
26
|
24
|
20
| |
|
Cartway width w/shoulders (feet)
|
24 minimum (12 per lane)
|
24
|
20
| |
|
Pavement out to out width, concrete curb with gutter
|
27 feet, 4 inches
|
27 feet, 4 inches
|
27 feet, 4 inches
| |
|
Pavement out to out width, concrete curb
|
27 feet, 4 inches
|
27 feet, 4 inches
|
27 feet, 4 inches
| |
|
Shoulder width (feet)
|
8
|
6
|
4
| |
|
Pavement cross-slope (percent)
|
3% minimum
4.5% maximum
|
3% minimum
4.5% maximum
|
3% minimum
4.5% maximum
| |
|
Shoulder cross-slope (percent)
|
6%
|
6%
|
6%
| |
|
Parking lanes (add widths to those shown above) (feet)
|
10
|
10
|
8
| |
|
Right-of-way (feet)
|
100 primary
70 secondary
|
60
|
50
| |
|
NOTES:
| ||
|---|---|---|
|
*
|
Minimum depths unless approved by Township Engineer.
| |
|
**
|
For arterials and collectors, wearing course can be 1 1/2
inches ID-2 wearing and 2 inches ID-2 binder course.
| |
|
***
|
See additional width and right-of-way information elsewhere
herein.
| |
(1)
Pavement design submission. Standard cross sections or pavement tables
may not be used in any of the following circumstances unless proof
of their applicability is submitted to the Township Engineer, including
testing of the subgrade soils by a certified laboratory and design
computations by a registered professional engineer:
(a)
Areas of hydric or hydric component soils, as shown in the Soil
Survey for Centre County and listed by the Centre County Conservation
District.
(b)
Areas of soils with a unified classification of OL, MH, CH,
and OH as shown and listed in the Soil Survey for Centre County. Soils
classified as CL or ML may be acceptable upon prior consultation with
the Township Engineer or certification of adequacy by a registered
engineer with geotechnical expertise.
(c)
Areas of soils with a CBR value less than five.
(d)
Proposed streets expecting significant industrial traffic such
as tractor trailers, quarry trucks, logging trucks, etc.
(e)
Proposed streets with a projected daily design ESAL exceeding
16 for a local street and 35.5 for a collector or arterial street.
(f)
Areas of proposed cuts/fills with slopes steeper than 2:1 horizontal
to vertical.
(2)
Pavement design accessory regulations.
(a)
The least suitable soil on the site shall be considered against
the above standards for street design for the entire site unless the
street is designed in segments for different soil areas and the requirements
for each soil type are met. Suitable transition pavement cross sections
between segments must be designed by a registered professional engineer.
(b)
In areas of rock or strong subbase, the developer may wish to
submit an alternate pavement design which is less than the standard
cross section provided herein. All such designs must be completed
by a registered professional engineer with expertise in pavement design
and shall meet PennDOT standards and width and all other design criteria
listed above. Suitable testing of the subbase by a certified laboratory
shall be submitted with the design.
(c)
Where it is proposed to use a street prior to the placement
of the wearing course, the base course of the street must be structurally
designed to support all anticipated loads.
(d)
For new subdivisions, shoulders on local and collector streets
shall be permitted only in residential zoning districts. Shoulders
on major streets shall be permitted where the Township, at its discretion,
deems them to be acceptable.
(e)
Parking lanes shall be provided where required by the Township.
Thickness requirements for parking lanes shall be the same as the
thickness requirements for the cartway. Refer to the "Street Construction
Criteria" for width requirements.
(f)
Required right-of-way widths shall be in accordance with those
listed in the "Street Construction Criteria" for width requirements.
(g)
Bicycle lanes shall be installed where deemed to be necessary
by the Township.
(3)
Private streets.
(a)
The minimum width of a private street shall be 16 feet.
(b)
The minimum length of a private street shall be as determined in Subsection V(6) of this section.
(c)
If the private road is to remain unpaved, the minimum construction
specification shall include removal of topsoil and compaction of subgrade
with rolling equipment, placement of filter fabric to manufacturer's
specifications (fabric to be Retmay Typar 3401 or the equivalent)
at the discretion of the Township Engineer, and placement and compaction
by roller of nine inches of well-graded, durable crushed stone.
(d)
If the private road is to be paved, the minimum construction
specification shall include removal of topsoil and compaction of subgrade
with rolling equipment, placement and compaction by roller of six
inches of well-graded, durable crushed stone, and placement and compaction
of four inches of asphalt. (Pavement section to include base course
and wearing course.)
(e)
Either paved or unpaved construction specification may be altered
if the street is designed by a registered professional engineer based
upon site soil condition and the design is reviewed and approved by
the Township Engineer. The design method must follow the procedures
recommended by PennDOT, AASHTO, or the Asphalt Institute.
(f)
Construction shall not take place during prolonged wet periods
or when the subgrade is excessively wet or frozen.
(g)
Adequate drainage must be provided to convey upslope runoff along and away from the street. Drainage for a private street shall be part of the stormwater management plan for the entire site and shall meet the requirements and criteria for Chapter 13, Stormwater Management, of the Code of the Township of Harris. When the private street is the only drainage consideration for the site, the culvert and channels must be designed by accepted standards. Culverts shall be located at low points in the road profile and at the following minimum distances where no low points are encountered:
|
Road Grade
(%)
|
Minimum Culvert Spacing
(feet)
| |
|---|---|---|
|
Up to 3%
|
500
| |
|
3% to 4%
|
400
| |
|
4% to 5%
|
350
| |
|
5% to 6%
|
300
| |
|
6% to 8%
|
250
| |
|
8% to 11%
|
200
| |
|
11% to 14%
|
150
| |
|
Over 14%
|
100
|
(h)
All culverts and roadside channels shall be maintained periodically
to correct erosion and collected debris problems. If periodic review
of channels indicates continuous erosion, the channel shall be lined
with rock or other suitable material.
(i)
Upon inspection, the Township may notify the owner that a private
street and/or its drainage facilities are in need of repair or maintenance.
If this work is not completed within a reasonable time, the Township
may perform the work and bill the owner for the costs of materials
and labor.
AA.
Road construction standards. All construction specifications and
details for construction shall be submitted to the Township Engineer
for review and approval prior to approval of any plan. All construction
materials, equipment, procedures, and methods shall conform to the
requirements of the PennDOT Specifications, Publication 408, unless
specifically stated otherwise in these specifications.
(1)
Subgrade.
(a)
Refer to PennDOT Specifications, Section 210.
(b)
All borrow material shall have, at a minimum, bearing capacity
equal to other soils at the site.
(c)
Subgrade construction.
[1]
Form the roadbed to the established subgrade elevation, both
longitudinally and in cross section, and compact to a minimum of 98%
of maximum dry density as determined by PTM 106.
[2]
Completed subgrade shall be maintained and protected in advance
of the succeeding operation. Prior to placement of pavement structure,
promptly and satisfactorily reshape and recompact, or remove and replace,
damaged or unsatisfactory areas.
[3]
Correct all surface irregularities exceeding 1/2 inch by loosening
the surface and removing or adding material as required. Compact the
corrected area and surrounding surface by rolling.
(d)
Subgrade approval.
[1]
The subgrade shall be approved by the Township prior to the
placement of the subbase.
[2]
For streets to be dedicated to the Township, the developer's
contractor shall conduct a proof roll of the subgrade in the presence
of the Township Engineer, using a fully loaded tri-axle truck. The
contractor shall repair all unacceptable areas as marked by the Township
Engineer. Repairs may include reworking of existing materials or the
replacement of unacceptable material with acceptable foreign borrow.
(2)
Subbase.
(a)
Refer to PennDOT Specifications, Section 350.
(b)
Subbase material shall be Type C or better, No. 2A, as specified
in PennDOT Specifications, Section 703.2.
(c)
Subbase construction.
[1]
Subbase shall be placed on a prepared subgrade as specified
herein. Subbase material shall not be placed on soft, muddy, or frozen
areas. Correction or unsatisfactory subbase conditions shall occur
prior to base and paving operations by scarifying, reshaping, and
recompacting, or by replacement if so directed.
[2]
Subbase shall meet the same compaction and grade control requirements
as stated herein. Where the material is too coarse to use the compaction
method stated, determine compaction based upon nonmovement of the
material under the compaction equipment.
[3]
Subbase shall be approved by the Township before placing base
material.
[4]
Developer shall provide compaction and density testing in accordance
with PennDOT Specifications, Section 350.3.
(3)
Bituminous concrete base course (BCBC).
(a)
Refer to PennDOT Specifications, Section 305.
(b)
Bituminous material shall be asphalt cement Class AC-20 as specified
in PennDOT Specifications, Section 702. Aggregates shall conform to
PennDOT Specifications, Section 305.2.
(c)
Construction shall meet the requirements of PennDOT Specifications,
Section 305.3. BCBC shall be approved by the Township prior to placement
of the wearing course.
(d)
Developer shall provide compaction and density testing in accordance
with PennDOT Specifications, Section 401.3.
(4)
ID-2 bituminous binder course.
(a)
Refer to PennDOT Specifications, Section 421.
(b)
Material shall conform to PennDOT Specifications, Section 421.
(c)
Construction shall meet the requirements of PennDOT Specifications,
Section 421.3. Binder course shall be approved by the Township prior
to placement of the wearing course.
(d)
Developer shall provide compaction and density testing in accordance
with PennDOT Specifications, Section 401.3.
(5)
ID-2 bituminous wearing course.
(a)
Refer to PennDOT Specifications, Section 420.
(b)
Material shall conform to PennDOT Specifications, Section 420.2a,
b and c. Skid resistance level shall be as required by the PennDOT
Design Manual, Part 2, Publication 13.
(c)
Construction shall conform to PennDOT Specifications, Section
401.3. A tack coat shall be applied to the surface of any pavement
that has been in place for more than seven days prior to placement
of subsequent course.
(d)
Developer shall provide compaction and density testing in accordance
with PennDOT Specifications, Section 401.3.
(6)
Curb and curb gutter.
(a)
Plain cement concrete curb and gutter.
[1]
Refer to PennDOT Specifications, Sections 630 and 641.
[2]
Material shall conform to PennDOT Specifications, Section 630.2
for plain cement concrete curb, and Section 641.2 for plain cement
concrete curb gutter.
[3]
Construction shall conform to PennDOT Specifications, Section
630.3 for plain cement concrete curb, and Section 641.3 for plain
cement concrete curb gutter.
(b)
Slip form mountable concrete curb.
[1]
Refer to PennDOT Specifications, Section 633.
[2]
Materials.
[a]
For concrete curb, PennDOT Class A concrete (3,300
psi at 28 days); for concrete curb gutter, PennDOT Class AA concrete
(3,750 psi at 28 days), except with a maximum slump of 1 1/2
inches. Mix design for the concrete must be approved by the Township
before the placement of any curb. Note: admixtures may be used to
improve work ability with the approval of the Township.
[b]
Concrete curing compound: refer to PennDOT Publication
408, Section 711.2(a).
[c]
Longitudinal joint sealer: refer to PennDOT Publication
408, Section 430.2(a).
[3]
Construction.
[a]
Use curb detail as specified herein.
[b]
Broom surface before placing curb. Wet broom if
necessary at the direction of the Township Engineer or inspector to
remove all dirt and foreign materials.
[c]
Contraction joints: refer to PennDOT Publication
408, Section 630.3(e).
[d]
Cure curb in accordance with PennDOT Publication
408, Section 501.3(k).
[e]
Provide cones, barricades, or other acceptable
method to protect curb for a seven-day period.
[f]
Backfill behind curb no sooner than seven days
and no later than 14 days after the curb has been placed.
[g]
If wearing course is not to be placed within 30
days, seal along the curb and street surface.
[h]
Curb must be installed using an automatic grade
control curb machine approved by Harris Township.
[i]
After placement of wearing course, apply six-inch-wide
sealant uniformly and continuously along the entire face of the curb
in accordance with PennDOT Publication 408, Section 401.3(j)3.
[4]
Testing (for curb, curb gutter, and nonmountable curb).
BB.
Inspection.
(1)
The Township Engineer shall be notified 72 hours prior to construction
of any public or private street so that a site inspection can take
place. Costs for the reviews and inspections are the responsibility
of the owner/developer.
(2)
The contractor shall not, under any circumstances, proceed with
subsequent stages of construction until authorization to proceed has
been granted by the Township.
CC.
Maintenance guarantee. The owner shall provide the Township with
a performance bond or agreement guaranteeing the performance of all
aspects of the newly constructed street and appurtenances for a period
of 18 months from completion of the project. The Township will not
accept any responsibility for maintenance of the street, drainage
facilities, or appurtenances until the same have been officially accepted
by ordinance.[4]
DD.
Acceleration, deceleration, and turning lanes.
(1)
Deceleration or turning lanes may be required by the Township
along existing and proposed streets as determined by a traffic impact
study required by this section or where the Township can justify the
need.
(2)
Deceleration lanes shall be designed according to PennDOT standards.
(3)
Acceleration lanes are only required when indicated as needed
by a traffic impact study. The design shall be as per the recommendation
of the Township Engineer. A paved taper for right-hand turns may be
required.
EE.
Driveways.
(1)
Driveways to single-family lots shall adhere to standards contained in Chapter 12, Zoning, of the Code of the Township of Harris.
(2)
Shared driveways for multifamily development.
(a)
All entrance drives serving two to four dwelling units may be
designed to private road standards unless future development of the
site is planned.
(b)
All entrance drives serving five or more dwelling units shall
be laid out to conform to the design, service, and access standards
established in this chapter for local streets.
(c)
All entrance drives which may be expected to convey greater
than 1,000 ADT shall be laid out to conform to the minimum design,
service, and access standards specified in this chapter for collector
streets.
FF.
Roadway hazard areas. Streets shall be laid out to avoid hazard areas
such as floodplains, cliffs, steep slopes, or large ravine. A secondary
means of access to a higher-order street which does not traverse the
same hazard areas shall be provided when one of the access streets
into a subdivision of more than 20 dwellings units crosses through
a hazard area.
GG.
Signage and signalization. The developer shall provide all necessary
roadway signs and traffic signalization as may be required by the
Township, based upon Township standards, state standards, and traffic
impact studies, if required.
HH.
Construction standards. All street and related improvements shall
be constructed in accordance with the construction standards of Harris
Township.
II.
Trip generation rates. The following chart shall be used to determine
the anticipated average daily traffic levels of proposed residential
development:
|
Housing Type
|
Average Weekday Trip Rates
| |
|---|---|---|
|
Single-family detached
|
10.0 trips per DU
| |
|
Duplex, multiplex, etc.
|
8.1 trips per DU
| |
|
Apartment
|
5.4 trips per DU
| |
|
Mobile home
|
5.38 trips per DU
| |
|
Retirement village
|
3.3 trips per DU
|
JJ.
Traffic impact study. All proposed developments of 100 or more dwelling
units shall be accompanied by a traffic impact study to determine
the need, if any, for additional traffic lanes (acceleration, deceleration,
or turning), signalization, and other street improvements. The traffic
impact study shall be prepared in accordance with this section.
 |
 |
A.
Length. Blocks shall have a minimum length of 300 feet and a maximum
length of 1,500 feet.
B.
Depth. Residential blocks shall be of sufficient depth to accommodate
two tiers of lots, except:
C.
Walkways.
(1)
Walkways shall be required between adjacent residential streets in
excess of 1,000 feet in length wherever necessary to facilitate pedestrian
and bicycle circulation to give access to community facilities such
as schools and parks. Such walkways shall extend through the approximate
center of the block.
A.
General.
(1)
Lot lines. Insofar as practical, side lot lines shall be at right
angles to straight street lines or radial to curved street lines.
(2)
Municipal boundaries. Where practical, lot lines shall follow municipal
boundaries rather than cross them.
(3)
Residential lot depth. Generally, the depth of residential lots shall
be not less than one nor more than 2 1/2 times their width.
(4)
Lot drainage. Lots shall be laid out so as to provide positive drainage
away from all buildings, and individual lot drainage shall be coordinated
with the Township's storm drainage plan for them.
B.
Lot frontage and access.
(1)
Access to public streets. All lots shall have direct access to a
public street (or to a private street if it meets the requirements
of this chapter).
(2)
Double or reverse frontage. Double or reverse frontage lots shall
be avoided except where required to prevent direct access to arterial
streets, or to overcome specific disadvantages of topography or orientation.
(3)
Arterial streets. Where a lot abuts an arterial street and an existing local and/or collector street, access shall be from the local or collector street only. Where this chapter requires installation of a local, marginal-access, or other type of street parallel to an arterial street, all lots abutting such local, marginal-access, or other type shall derive access solely therefrom. Lot dimensions and areas shall be not less than specified by the dimensions of Chapter 12, Zoning, of the Code of the Township of Harris, unless a variance is first granted under the provisions of said Chapter 12. No parcel may be subdivided which will create a nonconforming lot or building setback. No parcel may be subdivided which would require, for building purposes, encroachment into floodplains or steep slopes in order to meet other requirements of Chapter 12, Zoning, of the Code of the Township of Harris.
[Amended 12-13-1993 by Ord. No. 157; 10-9-1995 by Ord. No. 169]
Developers shall submit a sewage disposal planning module or
other documentation as may be required by Chapter 71 of the Pennsylvania
Sewage Facilities Act (Act 537).[1] The 1990 Centre Region Act 537 Sewage Facilities Plan,
as amended, shall be utilized by the Township to determine the appropriate
means of sewage disposal for each property.
A.
Public sanitary sewer. All lots located within the designated sewer
service area of the 1990 Centre Region Act 537 Sewage Facilities Plan,
as revised, shall connect to the public sanitary sewer system of the
appropriate sewer authority. If sewer service is not presently available
to lots in the service area, sewer system facilities shall be installed
by the developer for connection, unless off-site sewer is exempted
by the Township Board of Supervisors by revision of the sewage facilities
plan. All components of the system infrastructure shall be designed
and constructed in accordance with the standards of the applicable
sewer authority.
B.
Lots located outside of the Centre Region sewer service area. Lots
for any approved use(s) located outside of the sewer service area
designated in the Centre Region Act 537 Sewage Facilities Plan shall
not be approved for connection to the public sanitary sewer system.
These lots shall utilize other available technologies for sewage disposal
purposes which do not entail a connection to the public sanitary sewer
system and/or discharge to a high-quality stream. These technologies
may include, but are not limited to:
C.
For lots located outside of the sewer service area, developers are
encouraged to evaluate innovative sewage disposal technologies which
do not entail a connection to the public sanitary sewer system. A
narrative containing an analysis of each alternative shall be provided
to the Township. This analysis shall include a detailed review of
the technical and environmental implications of each alternative and
shall contain a comparative ranking of the alternatives under consideration.
D.
All lots which will not have off-site sewage disposal shall provide
on-site systems approved by the Sewage Enforcement Officer, except
for lots intended to remain undeveloped and so exempted by the Board
of Supervisors. No lot may be subdivided unless so exempted or found
suitable for an approved system. All proposed sanitary sewage disposal
systems shall comply with applicable rules and regulations of the
Pennsylvania Department of Environmental Protection.[2]
[1]
Editor's Note: See 35 P.S. § 750.1 et seq.
[Amended 9-14-1987 by Ord. No. 111; 10-13-1997 by Ord. No. 186]
A.
All water supply systems shall meet applicable state and/or local
water authority/company standards.
(1)
All lots located within the designated water service area of the
Centre County Comprehensive Water and Sewer Plan, 1970, as revised,
shall connect to public water authority/company mains when such is
feasible and/or permitted by the appropriate water authority/company.
All water mains and laterals shall meet the design and installation
specifications of said water authority/company.
B.
Fire hydrants.
(1)
Fire hydrants shall be located within 600 feet of the farthest point
of any structure with a value in excess of $15,000 where a municipal
water system exists within 1,500 feet of that structure. The 600 feet
shall be measured from the hydrant to a line extending from the structure
perpendicular to the road right-of-way or other legal access to the
property.
(2)
Except for single-family detached dwellings, all structures exceeding
4,500 square feet in area or over 35 feet in height above grade shall
have a hydrant located within 300 feet of the farthest point of the
structure measured from the hydrant to a line extending from the structure
perpendicular to the road right-of-way or other legal access to the
property.
(3)
Structures equipped with automatic sprinklers shall have a hydrant
located within 600 feet of the structure as measured above.
(4)
A hydrant shall be placed at each entrance to a development, the
exact location of which is to be subject to the approval of the Chief
of the Boalsburg Fire Company, or its successor. Additional hydrants
shall be sited so that the probable route of travel of arriving fire
apparatus shall pass the hydrants en route to the structure, preferably
at right-of-way intersections. All hydrant locations shall be reviewed
by the Chief of the Boalsburg Fire Company or its successor.
(5)
Where rights-of-way or other legal accesses include curbing, the
hydrants shall be placed no less than three feet and no more than
six feet from the back of the curb. Where no curb exists, the hydrant
shall be set no less than six feet and no more than eight feet from
the edge of the pavement.
(6)
Hydrants serving all structures containing 30,000 square feet shall
be sited after review and comment by the Chief of the Boalsburg Fire
Company or its successor.
(7)
Water mains serving new subdivisions and land developments shall
have a diameter of at least eight inches or as determined by the appropriate
water authority. Water mains shall be sized to allow adequate water
flow for firefighting based upon the building square footage served
by the main and hydrants.
(8)
Hydrants shall meet the current NFPA and water authority standards
and shall have national standard threaded residential and steamer
connections.
A.
Utility easements. In subdivisions containing five or more lots,
all electric, telephone, and cable television utility lines shall
be placed underground. All utilities shall be installed in a manner
which will allow safe and ready access for the installation and maintenance
of other utilities.
(1)
Utility easements outside street rights-of-way shall be a minimum
of 15 feet in width or as otherwise determined by the appropriate
utility company, except that easements lying parallel and abutting
street rights-of-way may be reduced to a minimum width of 7 1/2
feet. All other easements outside street rights-of-way shall be centered
on or adjacent to rear or side lot lines where feasible.
(2)
Lines connecting utility service to each lot shall be installed in
accordance with the standards of the utility company providing such
service.
(3)
No structures, trees, or shrubs shall be placed or planted within
a utility easement.
B.
Drainage easements. Where a subdivision or land development is or
will be traversed by a drainageway, there shall be provided a drainage
easement conforming with the line and width of such adequate to preserve
unimpeded flow of natural drainage or for the purpose of installing
a stormwater sewer. The owner shall grade and seed the slopes of such
after construction where necessary to prevent erosion and sedimentation
and in a manner which will not adversely alter the functioning of
the drainageway. Nothing shall be placed or planted within the drainage
easement which will impede the flow of natural drainage.
All monuments and markers required herein shall be accurately
placed by a licensed civil engineer or land surveyor prior to final
approval of the plan.
A.
Monuments.
(1)
Monuments shall be at least four inches square or four inches in
diameter and shall be 36 inches long. Monuments shall be made of concrete,
stone, or be set in a four-inch cast-iron or steel pipe filled with
concrete. They must be set so that the top is level with the finished
grade of the surrounding ground and marked on top with a securely
embedded copper or brass dowel or other approved material, scored
to coincide exactly with the point of intersection of the lines.
(2)
Monuments shall be placed at the following points along street rights-of-way:
on corners of each intersection, at changes in direction of street
lines (excluding curb arcs), at the beginning and end of curves, and
at intermediate points wherever topographical or other conditions
make it impossible to sight between two otherwise required monuments.
Land to be conveyed for public use shall have monuments placed at
similar locations.
B.
Markers.
C.
All property pins or monuments removed, destroyed, or altered by
construction shall be accurately replaced in accordance with the approved
plan.
A.
Shade trees may be planted by the subdivider within the rights-of-way
of all new streets. Trees may be planted on both sides of the street,
spaced no closer than the following:
|
Height of Tree at Maturity
(feet)
|
Distance
(feet)
| |
|---|---|---|
|
Under 30
|
30 to 40
| |
|
31 to 50
|
41 to 50
| |
|
51 +
|
51 to 70
|
B.
No tree may be planted within 25 feet from the intersection of two
street right-of-way lines or within five feet of proposed driveway
entrances or two feet from the cartway or shoulder edge. If the same
tree species is used for an entire street, such species may not be
used again unless the streets are separated by two streets with different
species.
C.
Existing trees. Existing trees within the proposed right-of-way may
be retained and counted toward fulfillment of the requirements specified
above, provided the location requirements specified above are not
violated.
D.
Tree selection. All new trees shall be certified nursery stock, symmetrical
in growth, and free of pests and disease. Tree trunks shall have a
caliper of at least 1 1/2 inch, measured six inches above ground
level. Trees shall be planted and protected in accordance with procedures
specified in "Street Trees" by Roland Daniels (published in 1975 by
the Pennsylvania State University). Trees shall not be planted until
final construction and grading within the right-of-way is completed.
(1)
Where overhead utility lines are present within the right-of-way,
tree species shall be those which do not exceed 30 feet at maturity,
including the following:
|
Common Name
|
Botanical Name
| |
|---|---|---|
|
Hedge maple
|
Acer campestre
| |
|
Amur maple
|
Acer ginnala
| |
|
Globe Norway maple
|
Acer platanoides globosum
| |
|
Paperbark maple
|
Acer griseum
| |
|
Baumann horsechestnut
|
Aesculus hippocastanum baumannii
| |
|
Downy shadblow serviceberry
|
Amelanchier canadensis
| |
|
Allegheny serviceberry
|
Amelanchier laevis
| |
|
American hornbeam
|
Carpinus caroliniana
| |
|
Flowering dogwood
|
Cornus florida
| |
|
Red flowering dogwood
|
Cornus florida rubra
| |
|
Kousa dogwood
|
Cornus kousa
| |
|
Lavalle hawthorn
|
Crataegus lavallei
| |
|
Washington hawthorn
|
Crataegus phaenopyrum
| |
|
Winter King hawthorn
|
Crataegus viridis 'Winter King'
| |
|
Russian olive
|
Elaeagnus angustifolia
| |
|
Flowering ash
|
Fraxinus ornus
| |
|
Golden raintree
|
Koelreuteria paniculata
| |
|
Siberian crabapple
|
Malus baccata
| |
|
Japanese crabapple
|
Malus floribunda
| |
|
Snowdrift crabapple
|
Malus 'Snowdrift'
| |
|
Kwanzan Japanese flowering cherry
|
Prunus serrulata 'Kwanzan'
| |
|
Callery pear
|
Pyrus calleryana
| |
|
Japanese tree lilac
|
Syringa amurensis japonica
| |
|
Katsura tree
|
Cercidiphyllum japonicum
| |
|
Japanese stewartia
|
Stewartia pseudocamellia
| |
|
Japanese snowbell
|
Styrax japonica
| |
|
Sourwood
|
Oxydendrum arboreum
|
(2)
Where overhead utility lines are not present within the right-of-way,
tree species may include those listed above, as well as the following:
|
Common Name
|
Botanical Name
| |
|---|---|---|
|
Norway maple
|
Acer platanoides
| |
|
Columnar maple
|
Acer platanoides 'Columnare'
| |
|
Erect Norway maple
|
Acer platanoides 'Erectum'
| |
|
Schwedler Norway maple
|
Acer platanoides 'Schwedleri'
| |
|
Red maple
|
Acer rubrum
| |
|
Ruby horsechestnut
|
Aesculus carnea briotii
| |
|
European hornbeam
|
Carpinus betulus
| |
|
Upright European hornbeam
|
Carpinus betulus fastigiata
| |
|
Yellowwood
|
Cladrastis lutea
| |
|
Green ash
|
Fraxinus Pennsylvanica lanceolata
| |
|
Upright ginkgo (males)
|
Ginkgo biloba fastigiata
| |
|
Thornless honey locust
|
Gleditsia triacanthos (inermis)
| |
|
Sweetgum
|
Liquidambar styraciflua cultivars: 'Moraine,' 'Burgundy,' 'Festival,' 'Palo
Alto,' L.s. aurea
| |
|
American hophornbeam or ironwood
|
Ostrya virginiana
| |
|
Amur corktree
|
Phellodendron amurense
| |
|
Columnar sergeant cherry
|
Prunus sargentii columnaris
| |
|
Red oak
|
Quercus borealis
| |
|
Pin oak
|
Quercus palustris
| |
|
Willow oak
|
Quercus phellos
| |
|
Pyramidal English oak
|
Quercus probus fastigiata
| |
|
Scarlet oak
|
Quercus coccinea
| |
|
Shingle oak
|
Quercus imbricaria
| |
|
Bur oak
|
Quercus macrocarpa
| |
|
Regent Japanese pagoda tree
|
Sophora japonica 'Regent'
| |
|
Littleleaf European linden
|
Tilia cordata
| |
|
Crimean linden
|
Tilia euchlora
| |
|
Silver linden
|
Tilia tomentosa
| |
|
Chinese elm
|
Ulmus parvifolia
| |
|
Village green zelkova
|
Zelkova serrata 'Village Green'
| |
|
Hackberry
|
Celtis occidentalis
| |
|
Sourgum or tupelo
|
Nyssa Sylvatica
| |
|
Bald cypress
|
Taxodium distichum
| |
|
American planetree or sycamore
|
Platanus occidentalis
| |
|
Tulip tree
|
Liriodendron tulipifera
|
(3)
Other tree species may be proposed by the subdivider, provided such
are first approved by the Planning Commission. Such species shall
be appropriate for local climate extremes, resistant to urban pollution,
storm, and disease damage, relatively maintenance free, and shall
present little danger of disrupting utility lines or upheaving sidewalks
and driveways.
E.
Tree dedication. Upon dedication of the right-of-way to the Township,
all trees within such right-of-way shall revert to Township ownership.
A.
Erosion and sedimentation control plans. Whenever earthmoving activities
are proposed for a subdivision or land development which requires
preparation of an erosion and sedimentation control plan under the
rules and regulations of the Pennsylvania Department of Environmental
Protection, the Board of Supervisors may require that a copy of such
plan be submitted along with the plan submitted for preliminary approval.
Review and approval of such erosion and sedimentation control plan
by the Department of Environmental Protection, or its designated agent,
shall, in such cases, be required for preliminary approval of the
plan.[1]
B.
Grading.
(1)
Blocks and lots shall be graded to secure proper drainage away from buildings. Alterations to existing storm runoff patterns and amounts shall conform to § 11-4.11 of this chapter.
(2)
No excavation shall be made resulting in a slope steeper than
1:3 vertical-horizontal, and no fill shall be made resulting in a
slope steeper than 1:1 1/2 vertical-horizontal, except in the
following circumstances:
(b)
The excavation is located so that a line having a slope of 1:3
and passing through any portion of the cut face will be entirely inside
the property lines of the property on which the excavation was made.
(c)
The fill is located so that settlement, sliding, or erosion
will not result in fill being deposited on adjoining property by any
means.
(d)
The materials and methods used to finish such grading are sufficiently
stable to sustain a slope steeper than 1:1.
(e)
The Township Engineer shall review all methods and materials
used for such cut and fill operations and shall affirm that such deviation
from the slope standard will not result in erosion, sedimentation
or injury to persons or damage to adjacent property.
(3)
In all cases, the bottom edge of excavations or fill shall be
a minimum of five feet from property lines of developed lots.
A.
Storm sewers, culverts and related installations shall be provided,
as necessary, to:
(1)
Permit unimpeded flow of natural watercourses.
(2)
Insure adequate drainage of all low points along the line of
streets.
(3)
Intercept stormwater runoff along streets at intervals related
to the extent and grade of the area drained.
(4)
Provide positive drainage away from on-site sewage disposal
facilities.
B.
Storm sewers and related installations shall be required only when
the runoff stormwater cannot be satisfactorily handled within the
street cartway.
C.
Where existing storm sewers are reasonably accessible, proposed subdivisions
shall be required, if necessary, to connect therewith.
D.
Storm drainage facilities shall be designed not only to handle the
anticipated peak discharge from the property being subdivided, but
also the anticipated runoff that will occur when property at a higher
elevation in the same watershed is fully developed.
E.
Where a subdivision is traversed by a watercourse, drainageway, channel,
or stream, there shall be provided a drainage easement conforming
substantially with the line of such watercourse, drainageway, channel,
or stream and of such width as will be adequate to preserve the unimpeded
flow of natural drainage, or for the purpose of widening, deepening,
relocating, improving or protecting such drainage facilities. Any
changes in the existing drainageway shall be subject to the approval
of the Pennsylvania Department of Environmental Protection.[1]
F.
Appropriate grates shall be designed for all catch basins, stormwater
inlets and other entrance appurtenances to insure that maximum openings
do not exceed six inches on a side.
G.
All storm drainage facilities constructed along or crossing state
or township roads shall conform to the applicable requirements of
the Pennsylvania Department of Transportation specifications related
to such drainage facilities.
[Added 8-9-1999 by Ord.
No. 206; amended 3-14-2005 by Ord. No. 252]
A.
This section shall apply to all subdivision and/or land development
plans which include any use.
B.
The Board of Supervisors shall require for all residential developments, as a condition of final plan approval, the dedication of parkland at an appropriate size and location to meet the needs of the development. As an option, the Township may allow the developer to provide a payment in lieu of parkland to the Township. The procedures for the use of the fee-in-lieu option are provided in Subsections F and G of this section.
C.
Amount of parkland required. For any residential development or subdivision larger than five dwelling units, the amount of parkland to be dedicated as a condition of plan approval shall be five acres of parkland per 100 dwelling units, or 0.05 acre of parkland per dwelling unit. To prevent minor subdivisions which could serve to circumvent the parkland requirement, these regulations shall apply to all parent tracts (as defined in Chapter 12) of 10 acres or larger at the time of adoption of this section.
D.
If land is to be offered for public dedication, the subdivider or
developer shall place the following note on the subdivision or land
development plan:
|
"No more than _______ (insert number) dwelling units may be
constructed on the land which is the subject of the plan, unless additional
land is dedicated and/or the Township Board of Supervisors accepts
an additional fee in lieu of dedication of parkland."
|
E.
The Harris Township Board of Supervisors, upon recommendation of
Harris Township staff, the Centre Regional Planning Agency, the Harris
Township Planning Commission, the Harris Township Parks and Recreation
Committee, the Centre Region Parks and Recreation Department, and
the Harris Township Engineer, shall determine if the land proposed
by the developer is acceptable for dedication based upon the adopted
recreation plan and other relevant criteria, including, but not limited
to, the following:
(1)
General design. Areas shall be designed as neighborhood parks
or natural areas to provide recreation opportunities for residents
within the proposed subdivision or for residents living in proximity
to the proposed park. Exceptions may be made when dedications are
made to a regional park which is located within two miles of the center
of the subdivision.
(2)
Access. The parkland shall be accessible from a public street
or shall adjoin and become part of an already existing park area which
is accessible from a public street. Where access to the park is by
a public road, the width of the frontage shall be a minimum length
deemed necessary by the municipality for access, visibility of the
site, and public safety. Depending upon the parkland size or shape,
the Board may require access from an additional public street.
(3)
Shape and slope. The majority (51% or greater) of the parkland
shall have a lot length to width ratio no greater than 2.5 to one.
Steep slopes, floodplains, and drainageways may not be used for parkland.
Yards, court areas, setbacks, and other open areas required by zoning
and other regulations are not to be included as part of the acreage
to be dedicated.
(4)
Stormwater management facilities. Stormwater basins shall not
be considered as parkland, nor should any credit be given for the
stormwater detention basin land toward the required parkland.
(5)
Shared-use paths. The dedication and construction of shared-use
paths may be accepted as parkland if they meet all of the following
conditions:
[Amended 4-23-2014 by Ord. No. 310]
(a)
The minimum width of the parkland right-of-way or easement shall
be 20 feet. If a parkland easement is proposed, the developer shall
enter into an agreement with Harris Township which stipulates how
shared-use paths will be maintained and repaired.
(b)
Shared-use paths offered in place of parkland shall meet the
standards outlined in the AASHTO Guide for the Development of Bicycle
Facilities 2012, Fourth Edition.
(c)
Credit towards parkland dedication requirements shall be given at the ratio of 75 linear feet of shared-use path for each dwelling unit in the proposed development. If additional parkland is required in excess of any shared-use path provided, the developer shall provide parkland in the amount required in Subsection C of this section or through the offering of a fee-in-lieu payment, if approved by the municipality.
(d)
Construction of shared-use paths identified on the Official
Map of Harris Township or those that are required within the Corridor
Overlay District may be accepted as parkland if the requirements of
this section are met.
(e)
The shared-use paths shall have logical beginning and ending
points that provide appropriate means of access to a park or other
facilities residents of the development are likely to use. Other facilities
can include existing shared-use paths, bikeways, Pennsylvania Bike
Route G, hiking trails, schools, etc.
(f)
The cost of constructing the shared-use path shall be provided
by the developer in order to accommodate its intended use. The cost
of development shall not be considered as a credit towards a fee in
lieu of land dedication.
(6)
Trails or linear parks. The Township may accept the dedication
of linear trails or parks if they connect to existing trails identified
by the Centre Regional Planning Commission, or if they are adjacent
to Cedar Run, Spring Creek, Slab Cabin Run, Roaring Run or Galbraith
Run and meet the following criteria:
(a)
Actual dedications of land shall have an average width of at
least 75 feet.
(b)
The trail or linear park shall conform to any applicable municipal
park and open space plan, any county-wide trail and recreation master
plan, and appropriate Township and County Comprehensive Plans.
(c)
The cost of improving a trail or linear park shall be provided
by the developer in order to accommodate its intended use. This shall
not be considered a credit towards a fee in lieu of land dedication.
This requirement is necessary since the dedication of narrow strips
of land has relatively little value compared to a larger parcel.
(7)
Utilities. The majority of dedicated land shall be accessible
to electric, water, and sewer utilities. No aboveground utilities
shall be placed on the parkland unless granted specific permission
by the Board of Supervisors. If any of these facilities are placed
underground, no part of the facilities and their supportive equipment
shall protrude above ground level.
(8)
Stormwater. The developer shall be responsible for complying with the provisions of Chapter 13, Stormwater Management, of the Code of the Township of Harris. The stormwater management plan submitted to the Township for the subject development must provide mechanisms to ensure effective stormwater management for the dedicated parkland property.
(9)
Unity. It is desirable for the parkland to be in well-placed,
adequately sized areas within the Township so that they can accommodate
the anticipated uses.
(10)
Dedication. If it is determined that the land proposed for dedication
is acceptable, the Township may officially accept the land at the
time of final approval of the development plan. At such time, a deed
shall be recorded for the dedicated land, and it shall contain the
following restrictive clause: "This land was acquired for perpetual
public park purposes through the implementation of the Harris Township
Subdivision Ordinance."
(a)
The Township or its designee shall be responsible for maintaining
all dedicated and accepted areas. Formation of and cooperation with
homeowners' associations or similar organizations, for the purpose
of maintenance, shall be encouraged. The responsibility for ensuring
that all required work is completed shall remain with the Township.
(11)
A note shall be added to the subdivision or land development
plan for land specifically designated as parkland and shall state
the following:
|
"The land shown on this plan as parkland, consisting of _______
acres, shall be deeded to Harris Township by a deed of general warranty,
free and clear of all liens and encumbrances, and at a date no later
than the date of dedication of the streets shown on this land development/subdivision
plan. Said land shall be available for Harris Township use consistent
with its ordinances and regulations with no restriction, except that
the purposes of the conveyance shall be public park and recreation
uses. It shall be used for such purposes, and Harris Township may
also, at its sole discretion, sell this land, provided that the proceeds
of such sale are specifically restricted for use for public park and
recreation purposes in connection with a continuing program for such
purposes in Harris Township or in connection with existing park facilities
or to obtain additional park facilities in Harris Township."
|
F.
Fee-in-lieu option. A fee in lieu of parkland may be offered by the
developer if at least one of the following conditions exist:
(1)
The proposed development does not contain land suitable for
parkland dedication.
(2)
The proposed development is too small for a suitable amount
of land to be dedicated.
(3)
The location of parkland within the proposed subdivision is
not consistent with the adopted Harris Township parks and recreation
plan.
(4)
A fee in lieu of parkland dedication will not be contrary to
the public interest.
G.
Fee in lieu of land dedication.
(1)
The payment of fee in lieu of land dedication shall be in accordance with the requirements of Article V, Section 503(11), of the Pennsylvania Municipalities Planning Code (Act 247), as amended, 53 P.S. § 10503(11). The fee in lieu of parkland shall be used to enhance public recreation areas which will directly or indirectly benefit future inhabitants of the development or subdivision providing the fee.
(2)
After receiving the recommendation of Harris Township staff,
the Centre Regional Planning Agency, the Harris Township Planning
Commission, the Harris Township Parks and Recreation Committee, the
Centre Region Parks and Recreation Agency, and the Harris Township
Engineer, the Harris Township Board of Supervisors may, at its option
and with the developer's agreement, determine that a fee in lieu
would be more beneficial to the Township residents than a land dedication
for parkland. The following procedure shall be utilized to determine
the appropriate fee in lieu:
(a)
As part of the plan approval process, the Township Manager,
under the direction of the Board of Supervisors, shall send written
notice to the developer that the Board has determined a fee in lieu
would be more beneficial to the Township's residents than the
dedication of parkland.
(b)
The fee-in-lieu payment shall be determined using the following
procedure:
|
DU x Parkland Fee = Parkland Fee in Lieu
DU = Number of Dwelling Units
Parkland Fee = Fee established by resolution of the Board of
Supervisors
|
(3)
In some instances, there may be insufficient suitable land available
within a proposed development to meet park and recreation requirements.
In those cases, the Board may elect, at its option and with the developer's
agreement, to require the dedication of land for a portion of the
required amount and the payment of a fee for the balance to satisfy
the parkland dedication requirements of this section.
[Added 2-9-2004 by Ord.
No. 241]
A.
Plan preparation requirements.
(1)
The applicant shall contact the applicable community water system(s)
to obtain fire flow rates for the water system(s) proposed to serve
the subdivision or land development. These flow rates shall be noted
on the plan.
(2)
The location, construction detail, and ownership/maintenance
information of any water storage system shall be provided on the plan.
Approved design specifications for underground storage tanks shall
be obtained from the Centre Region Fire Administrator.
(3)
Details for all existing and proposed Fire Department connections
shall be provided on the plan.
(4)
A note shall be provided on the plan indicating if any structure
within the proposed development will have a built-in fire-suppression
system, including, but not limited to, automatic sprinkler systems.
(5)
Details for all existing and proposed fire apparatus access
routes shall be noted on the plan.
B.
Fire-protection plan review procedure.
(1)
The Township shall provide a copy of all subdivision and land development plans to the
Fire Chief of the Boalsburg Fire Company, or its successor, at the
time plans are provided to the Centre Regional Planning Agency (CRPA)
and Township Engineer for review. The Fire Chief shall be provided
with the same time period for review of the plan as the other Township
consultants.
(2)
The Fire Chief shall review subdivision and land development
plans and provide written comments for the following fire-protection
features:
(a)
Fire flow and/or water supply available for firefighting.
(b)
The location and available flow of fire hydrants.
(c)
The location, design, and capacity of water storage facilities.
(d)
Fire apparatus access.
(e)
The location of fire lanes, as necessary.
(f)
The locations of any Fire Department connections provided.
(g)
The presence of any built-in fire-suppression systems.
(3)
The Fire Chief shall sign a signature block provided on the
plan indicating that the plan satisfies applicable fire-protection
standards. The note shall state as follows:
(a)
The Boalsburg Fire Company has reviewed this plan for compliance
with applicable fire-protection standards and does hereby certify
that compliance with those standards has been demonstrated.
|
Signature of Chief or other designated Fire Company
official
|
C.
Water supply requirements. Developments served by community water
systems.
(1)
Existing fire hydrants on public streets may be considered available;
existing fire hydrants on adjacent private streets shall not be considered
available.
(2)
The minimum fire flow requirements for proposed developments
of one- and two-family dwellings with front, side, and rear building
setback requirements of at least 15 feet, or building separation distances
of at least 30 feet, shall be 750 gallons per minute.
(3)
The minimum fire flow requirements for developments of one-
and two-family dwellings with any building setback requirement of
less than 15 feet, or building separation distances of less than 30
feet, shall be 1,000 gallons per minute.
(4)
The minimum fire flow requirements for developments other than
one- and two-family dwellings shall be determined using the needed
fire flow method described in the Fire Suppression Rating Schedule
published by the Insurance Services Office, Inc. (ISO).
(5)
If the required fire flow is not provided in a development proposed
to be served by a community water system, all dwellings and occupied
structures shall be provided with an approved automatic fire sprinkler
system installed in accordance with the applicable NFPA standard.
(a)
The Fire Chief may accept a deficiency of up to 10% of the required
fire flow where existing fire hydrants provide all or a portion of
the required flow. Written notice of the deficiency and the Fire Chief's
approval of such shall be noted on the plan.
D.
Water supply requirements; developments not served by community water
systems.
(1)
The minimum water supply requirements for developments of one-
and two-family dwellings shall be met with either the installation
of a four-thousand-gallon approved water storage source located along
required fire apparatus accessed roads or the installation of an approved
automatic fire sprinkler system installed in accordance with the applicable
NFPA standard. The spacing between the four-thousand-gallon water
storage sources shall not exceed 1,500 feet measured along the center
line of the fire apparatus access roads. The distance from any building
setback line to a four-thousand-gallon water storage source shall
not exceed 750 feet.
[Amended 8-13-2007 by Ord. No. 271]
(2)
The minimum water supply requirements for developments other
than one- and two-family dwellings shall be determined using NFPA
Standard 1142, Water Supplies for Suburban and Rural Fire Fighting.
If the needed water supply is not provided in developments outside
of the community water system area, all dwellings and occupied structures
shall be provided with an approved automatic fire sprinkler system
installed in accordance with the applicable NFPA standard.
(3)
The minimum water supply requirements for fire protection shall be met at the time of subdivision or land development and as a condition of approval of any subdivision or land development plan. If a developer desires to delay construction of any improvements necessary to meet the fire-protection requirements until such time as structures actually are constructed on the property, the developer must post, prior to receiving final approval of any subdivision or land development plan, a surety in a form and amount agreeable to the Township Engineer. This surety can be posted in increments of five years, with such surety being renewable at the end of the five-year term. At least six months prior to the expiration of the financial security, the developer must renew the financial security or have constructed all improvements secured thereby. To the extent not inconsistent with this section, all other terms and conditions relating to the financial security required by this section shall be the same as for other financial security posted pursuant to this Chapter 11.
[Added 8-13-2007 by Ord.
No. 271]
E.
Fire apparatus access.
(1)
Facilities, buildings, or portions of buildings hereafter constructed
in subdivisions or land developments approved after the effective
date of this section shall be accessible to Fire Department apparatus
by way of an approved fire apparatus access road with an asphalt,
concrete, or other approved driving surface capable of supporting
the imposed load of fire apparatus. An exception shall be granted
for private roads that serve five or fewer dwellings.
(2)
The paved cartway width for all public streets shall meet Township
standards. Minimum paved cartway width for fire apparatus access roads
shall be 20 feet. An exception shall be granted for private roads
that serve five or fewer dwellings.
[Added 4-11-2011 by Ord.
No. 292]
A.
Chesapeake Bay Tributary Strategy goals and objectives.
(1)
In order for Pennsylvania to meet the aggressive goals of the
Chesapeake Bay Tributary Strategy, communities located within this
drainage area will need to implement best management practices (BMPs)
to address point and nonpoint pollution sources; riparian buffers
are one of the BMPs that will help the Centre Region meet these goals;
and
(2)
The Centre Region is fortunate to contain high-quality waterways
which make significant contributions to our environment and quality
of life; and
(3)
Recent events have stressed the importance of local efforts
to maintain and protect the community's waterways; and
(4)
The Pennsylvania Department of Environmental Protection (DEP)
is moving forward with the implementation of the Chesapeake Bay Tributary
Strategy, which established aggressive goals for reductions in the
amount of sediments and nutrients such as nitrogen and phosphorus;
and
(5)
Our local streams contribute to the Susquehanna River drainage
area and ultimately the Chesapeake Bay; and
(6)
The potential exists for DEP to establish total maximum daily
load (TMDL) regulations in order to prevent further increased sediment
and nutrient loadings to our waterways; and
(7)
If local measures such as riparian buffers are not evaluated
and implemented to reduce loadings to our streams, the community's
healthy economy and environmental well-being could be permanently
threatened; and
(8)
The region is located at the top of the watershed, and, since
there are no upstream communities discharging nutrients and sediments
to our local waterways, their protection and preservation rests with
us; and
(9)
These point to the need for a more coordinated effort at the
local municipal level to protect our streams and waterways; and
(10)
The Centre Region municipalities have evaluated and taken the
opportunity to pursue the following riparian buffer measures that
will help to ensure the future health of our valuable water resources.
The implementation of a regional riparian buffer program is an important
step in our cooperative water management efforts.
B.
Legislative intent.
(1)
Under the authority granted by Article I, Section 27, of the Pennsylvania Constitution, Act 247, the Municipalities Planning Code, as amended,[1] and other commonwealth and federal statutes, the following
riparian buffer regulations have been enacted to govern the restoration,
conservation, disturbance and management of riparian buffer areas
in Harris Township.
[1]
Editor's Note: See 53 P.S. § 10101 et seq.
(2)
For purposes of this section, "riparian buffers" are defined
as the areas surrounding perennial and intermittent streams and jurisdictional
wetlands in Harris Township, whether identified by the United States
Geologic Survey (USGS) or U.S. Army Corps of Engineers and illustrated
on the Harris Township Riparian Buffer Map (Appendix A),[2] or identified by the property owner at the time of development
through subdivision or land development planning.
[2]
Editor's Note: Appendix A is included as an attachment to this chapter.
(3)
The specific purpose and intent of this section is to:
(a)
Conserve, by natural processes (including filtration, deposition,
absorption, adsorption, plant uptake, and denitrification), the natural
features of riparian areas to reduce the amount of nutrients, sediment,
organic matter, pesticides, and other harmful substances that reach
watercourses, wetlands, subsurface, and surface water bodies; regulate
the temperature of watercourses and surface water bodies; and contribute
to groundwater recharge.
(b)
Improve and maintain the safety, reliability, and adequacy of
the Spring Creek Watershed's water resources.
C.
Applicability.
(1)
The riparian buffer regulations shall apply to all subdivisions
and land developments created after the date of this section that
contain an intermittent or perennial stream or jurisdictional wetland
as defined herein.
(2)
Adoption of this section does not grant public access to private
property. Any grant of public access remains the prerogative of each
individual property owner.
(3)
Within the riparian buffer, all existing zoning, land use, and
building regulations now in place shall continue to apply, except
where the regulations of this section are more restrictive.
(4)
Riparian buffer mitigation is recommended, but not required,
when a building or zoning permit is needed for activities that do
not require subdivision or land development approval and that are
within or touching the riparian buffer area.
(5)
This section shall not apply to the footprints of any existing
primary and accessory uses, including but not limited to all agricultural
uses and research related thereto, buildings, transportation facilities,
fences, lawns, gardens, utility lines, roads, driveways, sidewalks,
bikeways, decks, piers, water, septic and sewage supply facilities
and their related appurtenances (well houses, utility pump and lift
stations, manholes, etc.).
(6)
Establishment, preservation and maintenance of riparian buffer
areas shall remain the sole responsibility of the individual property
owner.
D.
Width determination/delineation.
(1)
The measurement of the riparian buffer area shall extend a total
width of 50 feet from each defined edge of a perennial stream, intermittent
stream, or jurisdictional wetland, or shall equal the extent of the
one-hundred-year floodplain, whichever is greater.
(2)
Subdivision and land development plans submitted to the Township
for approval shall clearly identify the riparian buffer areas or include
a note that there are no riparian buffer areas identified on the property.
This initial determination shall be subject to review and approval
by the Township.
(3)
At the discretion of the property owner/developer, the riparian
buffer may be included as part of the proposed building lots, or the
riparian buffer may be a separate lot of record and designated as
open space.
(4)
Within 30 days of final plan approval, but in any case prior
to any site development or disturbance, the property encompassing
the riparian buffer area shall be clearly delineated using fiberglass
boundary markers (Carsonite or the equivalent) placed at a minimum
of every 50 feet and extending a minimum of three feet above ground.
(5)
The fiberglass boundary markers shall clearly indicate "riparian
protection area."
(6)
Where a riparian buffer area width reduction has been granted in accordance with Subsection G of this section, the fiberglass boundary markers shall be placed at the corners of the reduced width areas, as well as along the riparian buffer boundary at the minimum fifty-foot distance required in Subsection D(4).
(7)
Riparian buffer area boundary markers shall remain in place
for a minimum of three years, the establishment period for new plantings.
E.
Uses permitted within the riparian buffer areas. Riparian buffer
areas are to be left in their natural state; however, the following
uses, which are primarily passive in character, may occur within the
riparian buffer area. Any use not authorized in this section shall
be prohibited within the riparian buffer area.
(1)
Agricultural uses in compliance with the Pennsylvania Clean
Streams Law,[3] specifically rules and regulations promulgated under 25
Pa. Code Chapters 102 (erosion and sediment control) and 91 (manure
storage and management). Agricultural uses include stream crossings
for farm vehicles and/or livestock if part of a federal, state and/or
privately funded Centre County Conservation District and/or local
nonprofit riparian buffer improvement project.
[3]
Editor's Note: See 35 P.S. § 691.1 et seq.
(2)
Forestry uses, provided a Centre County Conservation District
approved erosion and sedimentation control plan has been prepared
and in accordance with the best management practices for forestry
found in the Pennsylvania Department of Environmental Protection's
Chapter 93, Water Quality Standards.
(3)
Removal of noxious or invasive species or removal of trees where
such removal is necessary as a means to eliminate dead, diseased or
hazardous stands of trees that jeopardize public safety, in accordance
with the best management practices for forestry found in the Pennsylvania
Department of Environmental Protection's Chapter 93, Water Quality
Standards.
(4)
Wildlife sanctuaries, nature preserves, nature trails, forest
preserves, fishing areas, passive areas of public and private parklands.
(5)
Stream bank stabilization, habitat enhancement and/or native
planting and native tree reforestation.
(6)
Research and monitoring devices such as staff gages, water recording,
water quality testing, cross vanes, weirs and related demonstration
facilities.
(7)
New stream crossings for roads, railroads, centralized sewer and/or water lines and public utility transmission lines and/or their related appurtenances (i.e., towers, well houses, pump and lift stations), constructed in accordance with stream crossing standards, as specified in Subsection J of this section.
F.
Uses prohibited within the riparian buffer area. Any use not authorized within Subsection E of this section shall be prohibited within the riparian buffer area. Without limiting this general statement of prohibition, the following activities and facilities are specifically prohibited:
(1)
Removal or disturbance of vegetation in a manner that is inconsistent
with erosion and sedimentation control and riparian buffer protection.
(2)
Changing the existing grade as a result of earth disturbance,
including cutting and filling.
(3)
Storage of any hazardous or noxious materials, except those
used during emergencies for the treatment and/or maintenance of sewer
and water treatment facilities (i.e., generator sets and alternative
drive units).
(4)
Use of fertilizers, pesticides, herbicides, and/or other chemicals
in excess of federally prescribed industry standards and/or the recommendations
of the Centre County Conservation District.
(5)
Roads or driveways, except where permitted as stream crossings.
(6)
Motor or wheeled vehicle traffic in any area not designed to
adequately accommodate the type and volume.
(7)
Parking areas.
(8)
Structures.
G.
Buffer width reduction and mitigation.
(1)
A property owner may petition the Board of Supervisors for a
reduction of the riparian buffer width requirements. Such request
must be accompanied by evidence that strict compliance cannot be achieved
because of unique circumstances of the property. The Board of Supervisors
shall consider the recommendation of the Township Engineer prior to
granting any request to reduce the riparian buffer width; however,
the minimum width of any riparian buffer shall not be less than 35
feet at any one location, except at approved stream bank crossings.
Those areas having a minimum total width of 35 feet (or less at approved
stream crossings) shall comprise no more than 50% of the entire buffer
length of the subject parcel.
(2)
Should a reduction in the riparian buffer width be granted,
the Board of Supervisors shall require riparian buffer mitigation
elsewhere on the subject property. In such cases, mitigation of the
buffer area shall be at a 2:1 square foot replacement ratio.
(3)
Mitigation shall be applied to each side of the stream independently
(i.e., if a property encompasses both sides of a stream, buffer mitigation
can be applied to both sides, but must be independent of one another
for purposes of calculating the size of the mitigation area).
H.
Waiver of the riparian buffer requirements.
(1)
If any provisions of the riparian buffer regulations are found to be unreasonable and cause undue or unnecessary hardship as they apply to a proposed subdivision and/or land development plan, the Board of Supervisors may waive the regulations in accordance with § 11-4.1A of this chapter. Waiver requests must be accompanied by evidence that strict compliance cannot be achieved because of unique circumstances of the property.
(2)
A waiver of buffer requirements is prohibited in subdivisions
and/or land development plans that propose the following activities:
(a)
Subsurface discharge from a wastewater treatment facility.
(b)
Junkyards.
(c)
Commercial or industrial storage and/or service of motor vehicle
facilities.
(d)
Commercial storage tanks for fuel and fuel oil.
(e)
Commercial greenhouses or landscape supply facilities.
(f)
Commercial or public pools.
(g)
Concentrated animal feed operations.
(h)
Veterinary hospitals, commercial kennels and/or similar operations.
I.
Riparian buffer mitigation.
(1)
All subdivision and land development plans submitted to the
Township shall clearly illustrate the riparian buffer area or include
a note indicating that there is no riparian buffer area on the subject
property.
(2)
Riparian buffer areas which remain in their natural state or comply with the permitted uses identified in Subsection E of this section are exempt from buffer mitigation; however, earth disturbance activities proposed for a subdivision or land development must comply with Pennsylvania Department of Environmental Protection erosion and sedimentation control regulations (25 Pa. Code Chapter 102).
(3)
Subdivisions and land developments that propose activity involving
grading, tilling, digging or filling of ground or stripping of vegetation
or other activity that causes an alteration to the natural condition
of the land within or touching a riparian buffer area shall be required
to illustrate on the plan the scope of the disturbance to the riparian
buffer area. Mitigation of the disturbed area of the riparian buffer
is required at a 1:1 square foot ratio, in accordance with the following
specifications:
(a)
Existing plantings intended to be counted toward mitigation
of riparian buffer disturbance shall be clearly illustrated on subdivision
or land development plan submissions.
(b)
Riparian buffer mitigation plantings must include at least four
tree species and two shrub species from the list included in Appendix
B,[4] adapted from the Pennsylvania Department of Environmental
Protection's Stream ReLeaf Program for Pennsylvania Native Riparian
Tree/Shrub Plant Selection. Plantings shall occur prior to April 15
or after leaf fall in the autumn. Plantings shall include a mix of
species at a rate of 100 to 125 containerized or ball and burlap trees
and shrubs per acre at approximately twenty-foot by twenty-foot spacing
or 400 bare root trees and shrubs per acre at approximately ten-foot
by ten-foot spacing.
[4]
Editor's Note: Appendix B is included as an attachment to this chapter.
(c)
A survival rate of at least 70% after three years is required
for any trees or shrubs planted in the riparian buffer area. Replanting
may be necessary during the three-year period, but in any case shall
be required at the end of the third growing season following planting
to meet the 70% overall survival rate requirement.
(d)
Riparian buffer mitigation plantings and their location within
the buffer area shall be evaluated to verify their ability to relieve
the effects of any proposed disturbance within the riparian buffer
area. Any mitigation shall identify the existing conditions (vegetation,
floodplain, wetlands, soils, slopes, etc.), all proposed activities,
and, if applicable, any proposed management techniques.
J.
Stream crossing standards. All stream crossings permitted under Subsection E of this section shall comply with and incorporate the following minimum standards:
(1)
Stream crossings requiring any activity in, under and/or over
any body of water shall first consult the Department of Environmental
Protection's North Central Regional Office, Watershed Management
Permitting and Technical Services Section, or other appropriate office
designated by DEP.
(2)
The width of any right-of-way shall not be greater than the
minimum right-of-way width required by this chapter.
(3)
Stream crossings shall be designed to cross at direct right
angles to minimize disturbance to the riparian buffer area.
(4)
Stream crossings on the same property shall be separated by
a minimum of 1,000 feet of stream length.
(5)
Bridges, with the appropriate federal and/or state permits,
shall be used in place of culverts when crossings would require a
seventy-two-inch or greater diameter pipe. When culverts are installed,
they shall consist of slab, arch or box culverts and not corrugated
metal pipe. Culvert bottoms shall be depressed in accordance with
Department of Environmental Protection regulations to allow for the
natural flow of water through the culvert during low-flow or dry-weather
periods.
(6)
Any disturbance to the riparian buffer as a result of a stream crossing shall be mitigated at a ratio of 1:1 for each square foot of disturbance, in accordance with the riparian buffer mitigation specifications found in Subsection I of this section. Such mitigation shall occur immediately adjacent to the stream crossing.
K.
AGRICULTURAL USE
BEST MANAGEMENT PRACTICE (BMP)
CHESAPEAKE BAY TRIBUTARY STRATEGY
FARM USE
FORESTRY
HERBICIDES
INSECTICIDES
INTERMITTENT STREAM
JURISDICTIONAL WETLAND
LEVEL SPREADER
MPC
NUTRIENT
NUTRIENT LOADING
OPEN SPACE
PERENNIAL STREAM
RIPARIAN BUFFER AREAS
RIPARIAN BUFFER MAP
STREAM
STREAM CROSSING
TOTAL MAXIMUM DAILY LOAD (TMDL)
WATERSHED
Definitions. The following words and/or phrases, when used in this
section, shall have the meanings given to them in this subsection,
unless the context clearly indicates otherwise:
See "farm use."
A structural or nonstructural device designed to temporarily
store or treat urban stormwater runoff in order to mitigate flooding,
pollution and reduce soil loss and water quality degradation caused
by nutrients, animal wastes, toxins, sediments and runoff.
Pennsylvania's Chesapeake Bay Tributary Strategy is
a catalog of measures that, if applied to the state's Susquehanna
and Potomac Watersheds, will generate appreciable sediment and nutrient
reductions in order to provide cleaner water resources in the state
and downstream at the Chesapeake Bay.
The use of land and structures for one or more of the following:
the tilling of the land, the raising of crops, fruits, and vegetables,
and the raising and keeping of animals and plants, horticultural uses
related to the raising, propagating, and selling of trees, shrubs,
flowers, and other plant materials, forestry uses related to the harvesting
of lumber products.
The management of forests and timberlands when practiced
in accordance with accepted silvicultural principles, through developing,
cultivating, harvesting, transporting and selling of trees for commercial
purposes, which does not involve any kind of land development.
Chemicals developed to control or eradicate plants.
Chemicals developed to control or eradicate insects.
A body of water flowing in a channel or bed composed primarily
of substrates associated with flowing water, which during periods
of the year is below the local water table and obtains its flow from
both surface runoff and groundwater discharges.
Areas regulated by the U.S. Army Corps of Engineers that
are inundated or saturated by surface water or groundwater at a frequency
or duration sufficient to support, and that under normal circumstances
do support, a prevalence of vegetation typically adapted for life
in saturated soil.
A device used to disperse concentrated stormwater flow uniformly
over the ground surface as sheet flow.
Acronym for the Pennsylvania Municipalities Planning Code,
Act 247, as amended.[5]
A substance that provides food or nourishment, such as usable
proteins, vitamins, minerals or carbohydrates. Fertilizers, particularly
phosphorus and nitrogen, are the most common nutrients that contribute
to eutrophication.
A quantity of nutrients, such as phosphorus and nitrogen,
entering an ecosystem in a given period of time.
A portion of a development site which is permanently set
aside for public or private use and will not be developed with structures.
The space may be used for passive or active recreation, or may be
reserved to protect or buffer natural areas.
Streams which flow continuously.
The areas where development is restricted or prohibited that
extend a total width of 50 feet from the defined edge of perennial
and intermittent streams and jurisdictional wetlands.
Harris Township map that illustrates the location of riparian
buffer areas once they are established through subdivision or land
development activity.
A general term for a body of flowing water; natural watercourse
containing water at least part of the year. In hydrology, it is generally
applied to the water flowing in a natural channel as distinct from
a canal.
A bridge, ford or structure installed across a stream or
watercourse for temporary and/or permanent use as a means of ingress
and egress, livestock, or construction and/or agricultural vehicles.
A tool for establishing the allowable loadings of a given
pollutant in a surface water resource to meet predetermined water
quality standards.
All the land area that contributes runoff to a particular
point along a waterway.
[5]
Editor's Note: See 53 P.S. § 10101 et seq.
L.
Boundary interpretation and appeals procedure.
(1)
When a landowner or applicant disputes the boundaries of the
riparian buffer or the defined edge of a perennial or intermittent
stream or jurisdictional wetland, the landowner or applicant shall
submit evidence to the Township describing the boundary, illustrating
the landowner or applicant's proposed boundary, and presenting
all justification for the proposed boundary change.
(2)
Any challenges to any municipal interpretation of the riparian buffer regulations may be appealed to the Zoning Hearing Board under the provisions of Article IX, Zoning Hearing Board and Other Administrative Proceedings, of the Municipalities Planning Code (MPC), Act 247, as amended.[6] The party contesting the location of the district boundary
shall have the burden of proof in the case of any such appeal.
[6]
Editor's Note: See 53 P.S. § 10901 et seq.
M.
Inspection of riparian buffer area.
(1)
Lands within or adjacent to an identified riparian buffer area
will be inspected by the Township when a subdivision and/or land development
plan is submitted.
(2)
The riparian buffer area may also be inspected periodically by the Township for compliance with any required riparian buffer restoration in accordance with recommendations for improvements identified in Subsection I of this section and when excessive or potentially problematic erosion, sedimentation, hazardous trees or an unauthorized activity or structure is brought to the attention of the Township.
