[Ord. 100-1995, 7/3/1995, § 20.18; as amended by
Ord. 04-00, 3/5/2000, Art. III; and by Ord. 2012-04, 5/7/2012]
1.
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 an applicant's proposed subdivision, the Supervisors
may waive or vary the strict terms of such provisions. The criteria
for the Supervisors to apply in determining whether to waive or vary
the strict applications of a provision are:
A.
That there exist special physical circumstances or conditions which
render the strict application of the requirements as undue or unnecessary
hardship.
B.
That the hardship created cannot be ameliorated by a reasonable change
in plans.
C.
That the unnecessary or undue hardship has not been created by the
applicant.
D.
That the waiver or varying of the strict terms of the chapter will
not have the effect of nullifying the intent and purpose of this chapter.
E.
That the property cannot be reasonably developed without the waiver
or the varying of the strict terms of the chapter.
F.
That the waiver or varying of the strict terms of the chapter will
represent the minimum deviation that will afford relief and will represent
the least modification possible of the regulations in issue.
2.
Land Requirements.
A.
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.
B.
Reserve strips preventing access to lots, public rights-of-way, public
lands or adjacent private lands are prohibited.
C.
Wherever possible, applicants shall preserve trees, groves, waterways,
scenic points, historic spots and other community assets and landmarks.
D.
Subdivisions and land developments shall be laid out so as to avoid
the necessity for excessive cut or fill.
E.
Land which the Supervisors find to be unsuitable for subdivision
building purposes due to flooding, improper drainage, steep slopes,
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 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 incorporated into other suitable
lots.
3.
In addition to the use regulations contained in the Spring Township Zoning Ordinance [Chapter 27, § 27-805], the following design standards shall apply to open space and parkland required within a development:
A.
Preliminary plan for land conservation development shall consist of items 2A through 2J and are intended to show the basic concept of the development and not intended to be construction plans, furthermore, the plan shall be interpreted to meet the land preservation statement of intent of the Zoning Ordinance, § 27-401, Subsection 1, § 27-501, Subsection 1, § 27-502, Subsection 1, § 27-503, Subsection 1, and § 27-504, Subsection 1 [Chapter 27].
B.
Design Requirements.
(3)
Identify secondary conservation areas.
(a)
Identity wetlands by shown on NWI (National Wetlands Inventory)
Mapping and/or identified by field studies.
(b)
One-hundred-year floodplains as shown on FEMA Flood Insurance
Rate Map.
(c)
Continuous and intermittent streams as shown on USGS Topographic
Map, with a fifty-foot buffer on both sides from the center line.
(d)
Land with slopes greater than 25%.
(e)
Sinkholes within a one-hundred-foot radius around defined upper
edge.
(f)
Wellhead protection zones for existing wells with a one-hundred-foot
radius or the minimum distance by State or Federal regulations, whichever
is greater.
(g)
Land under permanent easement prohibiting future development
including existing utility easements.
(h)
Agricultural conservation easements purchased by the State and/or
County under the Agricultural Area Security Law, Act of 1981, P.L.
128, No. 43, as amended.
[Ord. 100-1995, 7/3/1995, § 20.19; as amended by
Ord. 2012-04, 5/7/2012]
1.
General.
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 these regulations. 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 municipal standards,
and if the subdivider submits, at his expense (prior to preliminary
approval), to be recorded with the plan, a copy of an agreement made
with the 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 municipal standards,
shall provide access to no more than three lots sufficient to ensure
a mud-free or otherwise permanently passable condition.
(2)
The street shall conform to the municipal standards or the owners
of the abutting lots shall include with the offer of dedication sufficient
funds, as estimated by the Township Engineer, to restore the street
to conformance with the municipal standards prior to dedication.
(3)
Any offer to dedicate the street shall be made only for the
street as a whole.
(4)
The methods of assessing repair costs shall be as stipulated
in the agreement.
(5)
Agreement by the owners of 51% of the front footage thereon
shall be binding on the owners of the remaining lots.
(6)
Must either be a through street or provide a cul-de-sac.
C.
Street Layout. Streets shall be 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. The
use of loop streets are encouraged. The use of culs-de-sac is discouraged
and are only to be used as a means to gain complete access to building
sites. Grades of streets shall conform as closely as possible to the
original topography and a combination of steep grades and curves shall
be avoided. Parking on both sides of the street is discouraged. At
the discretion of the Township, two entrances to any development may
be required.
D.
Street Names. Proposed streets which are obviously in alignment with
others already 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
same postal area 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 Spring
Township Board of Supervisors and the Centre County 911 EMS office.
(3)
All house numbers shall be assigned and approved by the Township
prior to filing the plan for final approval.
(4)
Central mail box centers may be required at the discretion of
the Township.
E.
Access to Arterial Streets. Where a subdivision or land development
borders on or contains an existing or recorded arterial, the Supervisors
may require that access to such street 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. Such access road shall meet 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 municipality,
assurance shall be provided that such access shall be permitted by
the adjacent municipality. The street shall be adequately improved
for access through agreement between the property owner and the adjacent
municipality 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 one-to-three vertical-horizontal measurement for fills and one-to-two
vertical-horizontal measurement for cuts.
H.
Unless otherwise stated, all standards for local streets shall apply
to alleys and marginal access streets.
2.
Width. Minimum street right-of-way and cartway width shall be determined
by using the Table of Design Standards in Appendix A.
A.
Additional right-of-way and cartway widths may be required by the
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.
B.
Where a subdivision abuts an existing street with a right-of-way
width 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, the subdivider shall expand such equally on each side in an
amount necessary to meet the standards contained herein.
3.
Grades.
A.
Center-line grades for public roadways shall conform to standards
in Appendix A, Table of Design Standards.
4.
Curves and Clear Sight Distance.
A.
Horizontal Curves.
(1)
Any changes in the horizontal alignment of the roadway center
line shall be made through the use of a horizontal circular curve.
(2)
Minimum horizontal curve radii for the public roadways are as
shown in Appendix A, Table of Design Standards.
(3)
Minimum tangent distances between reverse curves for public
roadways are as shown in Appendix A, Table of Design Standards.
B.
Stopping Sight Distance.
(1)
Vertical curves shall be provided at all changes of street grades
where the algebraic difference exceeds 1%. The vertical curves shall
provide the minimum stopping sight distances at a height above grade
of 42 inches as shown in Appendix A, Table of Design Standards.
(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.
5.
Intersection.
A.
Streets shall intersect as nearly as possible at right angles, and
no street shall intersect another at an angle of less than 75°
nor more than 105°.
B.
No more than two streets shall intersect at the same point.
C.
Wherever possible, local streets shall not intersect directly with
arterial streets but shall be linked by means of a collector street.
D.
Wherever possible, intersections of two streets on opposite sides
of a street shall be cross intersections. Any street intersecting
with a local or collector street shall be located no closer than 200
feet to another street intersecting the same local or collector street,
and any street intersecting with an arterial street shall not be located
closer than 1,000 feet to another street intersecting the same arterial
street, regardless of whether the two intersecting streets are on
the same side or on opposite sides (except where the intersected street
has an unbroken median barrier) of said local, collector or arterial
street. Distances shall be measured from the center-lines of the two
intersecting streets along the center line of said local, collector
or arterial street.
E.
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, 35 feet for all intersections involving
a collector street and 50 feet for all intersections involving an
arterial street.
6.
Special Streets.
A.
Alleys. Alleys are prohibited in developments of single-family detached
residences but may be permitted in other types of development, provided
that the applicant produces evidence satisfactory to the Supervisors
of the need for such alleys and provided that these are not primary
means of access.
B.
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 6B(2) below. The 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,
bituminous base course 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)
Cul-de-sac streets, permanently designed as such, shall be a
minimum of 750 feet and maximum of 1,500 feet.
(4)
A maximum of four lots shall be permitted at the terminus of
the cul-de-sac street.
(5)
The center-line grade on a cul-de-sac street shall not exceed
8%, except at the turnaround where the grade shall not exceed 4%.
(6)
The Supervisors may require the reservation of easements sufficient
to accommodate drainage facilities, pedestrian traffic or utilities
from the cul-de-sac to adjoining lands.
C.
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.
7.
Paving. Streets must be surfaced to the grades and dimensions shown
on the plans, profiles and cross sections approved by the Township
Engineer. All streets intended to be dedicated for public use shall
be paved to full cartway widths, and paving materials and methods
of construction for cartways and shoulders shall conform to municipal
standards or applicable standards of the Pennsylvania Department of
Transportation.
A.
All property pins or monuments removed, destroyed or altered by construction
shall be accurately replaced in accordance with the approved plan.
B.
After the streets have 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.
8.
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. All curbs
and gutters shall be constructed to municipal standards. See Appendix
B.
9.
Sidewalks. Sidewalks shall be installed on both sides of the right-of-way
of all proposed streets in the following circumstances: when the lot
width is 100 feet or less or the lot square footage is 20,000 square
feet or less or it is a continuation/extension of an existing sidewalk
and at Township discretion. See Appendix B.
A.
The minimum width of all sidewalks shall be five feet and four inches
thick. There shall be a minimum five-foot-wide planting strip of grass
between the curb or shoulder and the sidewalk. This planting strip
may be used for the location of the streetlights, street signs and
trees.
B.
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.
C.
The thickness and type of construction of all sidewalks shall be
in accordance with the standards established by the Township.
D.
Sidewalks shall be laterally pitched at a slope of not less than
3/8 inch per foot to provide for adequate surface drainage.
E.
At corners and pedestrian street-crossing points, 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 A.D.A. standards.
F.
Sidewalk grades shall not exceed 8%. Where sidewalk grades exceed
5%, a nonslip surface texture shall be used.
10.
Street Signs. The street signs shall conform to the Township standards
for design, placement and erection. Street signs which differ the
design of conventional municipal signs may be permitted, provided
that the design and size are approved by the Township Supervisors,
at the time of the preliminary plan approval. Specialty signs must
meet reflectivity requirements and the cost of signs or replacement
signs shall be the responsibility of the developer or homeowners association.
If the developer or homeowners association does not replace a defective
sign, the Township will replace the defective sign with a standard
sign.
11.
Streetlights. Streetlights shall be required at all points of ingress
and egress of the proposed development areas, street intersections
and culs-de-sac.
A.
Streetlights shall be placed and have sufficient brightness to completely
illuminate intersections. The developer shall install either West
Penn Power pole lights or propose an alternate streetlight equal to
West Penn Power Company pole lights. Such installations shall be made
by the developer and approved by the Spring Township Supervisors and
West Penn Power Company, if necessary. The developer shall be responsible
for all costs involved in the lighting of streets until such time
as the streets are accepted as public streets by the Township. In
the case that the streetlights are set on private property, the owner
of said property is responsible for the cost and maintenance of the
light. (West Penn Power Company or a public utility company.)
B.
Post lights shall be installed on each lot with a 100-watt bulb and
dusk to dawn photo cell.
12.
Right-of-Way Grading. All land between the back of the curb or the
edge of shoulder shall have a positive slope away from the cartway.
Streets with curbed road must maintain a rise of 3/8 inch per foot
to the right-of-way line. Streets with shoulders must maintain a rise
of 5/8 inch per foot to the right-of-way line.
[Ord. 100-1995, 7/3/1995, § 20.20]
1.
Length. Blocks shall have a minimum length of 300 feet and a maximum
length of 1,500 feet.
2.
Depth. Residential blocks shall be of sufficient depth to accommodate
two tiers of lots, except:
3.
Walkways.
A.
Walkways shall be required between adjacent residential streets in
excess of 1,000 feet in length wherever necessary to facilitate pedestrian
and bicycle circulation and to give access to community facilities
such as schools and parks. Such walkways shall extend through the
approximate center of the block.
B.
Such walkways shall have the right-of-way width of not less than
10 feet and a sidewalk designed and constructed in accordance with
sidewalk standards, Appendix B.
[Ord. 100-1995, 7/3/1995, § 20.20.1; as amended
by Ord. 2012-04, 5/7/2012]
See § 22-210, "Acceptance of Public Improvements."
[Ord. 100-1995, 7/3/1995, § 20.20.2; as amended
by Ord. 2012-04, 5/7/2012]
See § 22-601, "Construction Inspection Policy and Procedure."
[Ord. 100-1995, 7/3/1995, § 20.20.3]
No action by the Township Supervisors shall be construed to
require the Township to accept dedication of any road, street, lane
or alley.
[Ord. 100-1995, 7/3/1995, § 20.21]
1.
General.
A.
Lot Lines. Insofar as practical, side lot lines shall be at right
angles to straight street lines and radial to curved street lines.
B.
Municipal Boundaries. Where practical, lot lines shall follow municipal
boundaries rather than cross them.
C.
Residential Lot Depth. Generally, the depth of residential lots shall
be not less than 1 1/2 nor more than 2 1/2 times their width.
D.
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 general storm drainage plan for the area and the stormwater
drainage plan submitted with the application for preliminary approval.
2.
Lot Frontage and Access.
A.
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 these regulations).
B.
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.
C.
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 street
shall derive access solely therefrom.
3.
Zoning Requirements. Lot dimensions and areas shall be not less than as specified by the provisions of the Zoning Ordinance [Chapter 27], unless a variance is first granted under provisions of said chapter. 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 the Zoning Ordinance [Chapter 27].
[Ord. 100-1995, 7/3/1995, § 20.22; as amended by
Ord. 09-00, 10/2/2000]
1.
All proposed sanitary sewage disposal systems shall comply with applicable
rules and regulations of the Pennsylvania Department of Environmental
Protection. An approved "planning module" is required as a condition
for plan approval.
A.
Off-Site Systems.
(1)
Public Sanitary Sewer. All lots located within the designated
sewer service area of the Centre County Comprehensive Water and Sewer
Plan, 1970, as revised, shall connect to the public sanitary sewer
system when deemed feasible, permitted and/or required by the appropriate
sewer authority. If sewer service is not presently available to lots
in the service area, capped sewers shall be installed for future connection
unless off-site service is specifically exempted by revision to the
plan. All components of the system shall be designed and constructed
in accordance with the standards of the applicable sewer authority.
(2)
Community Sewage Systems. Community sewage systems (package
treatment plant or subsurface disposal) shall be required for subdivisions
or land developments outside the sewer service area when such include
10 or more lots with a median lot size of less than one acre. The
design of the system shall be approved by the Department of Environmental
Protection. An agreement guaranteeing maintenance of the system shall
be prepared by the applicant, subject to approval by the Supervisors.
Such agreement shall be noted in the deed for each connecting lot
and shall specify the responsibilities of each property owner for
the proper functioning and maintenance of the system. Must provide
letter of commitment to provide service.
B.
On-site Systems. 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 Supervisors. No lot may be subdivided unless so exempted or found
suitable for an approved system.
[Ord. 100-1995, 7/3/1995, § 20.23]
1.
All water supply systems shall meet applicable State and/or local
water authority/company standards.
A.
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. The developer must
provide letter of commitment to provide service.
B.
Fire hydrants shall be installed with the extension of water mains
in locations, approved by the water authority, which assure adequate
accessibility of fire equipment and personnel. Fire hydrants shall
be placed in such a manner that no lot so served shall be further
than 500 feet from a hydrant.
[Ord. 100-1995, 7/3/1995, § 20.24; as amended by
Ord. 2012-04, 5/7/2012]
1.
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.
A.
Utility easements outside street must abut rights-of-way and shall
be a minimum of 10 feet in width or as otherwise determined by the
appropriate utility company. All other easements outside street rights-of-way
shall be centered on or adjacent to rear or side lot lines where feasible.
B.
Lines connecting utility service to each lot shall be installed in
accordance with the standards of the utility company providing such
service.
C.
No structures, trees or shrubs shall be placed or planted within
a utility easement.
2.
Drainageway Easements. Where a subdivision or land development is
or will be traversed by a drainage, there shall be provided a drainage
easement conforming to 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 drainage. Nothing shall be placed or planted within the drainage
easement which will impede the flow of natural drainage.
[Ord. 100-1995, 7/3/1995, § 20.25]
1.
All monuments and markers required herein shall be accurately placed
by a licensed land surveyor prior to final approval of the plan.
A.
Monuments.
(1)
Monuments shall be at least six inches square or four inches
in diameter and shall be 36 inches long. Monuments shall be made of
concrete or stone or by setting 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
being monumented.
(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 curve 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 be monumented
at similar locations along its external boundary.
B.
Markers.
[Ord. 100-1995, 7/3/1995, § 20.26; as amended by
Ord. 04-00, 3/6/2000; § 20.26; and by Ord. 2012-04, 5/7/2012]
1.
Shade trees shall be planted by the subdivider within the rights-of-way
of all new streets built to provide access to three or more lots in
a subdivision. Trees shall be planted on both sides of the street,
spaced on fifty-foot centers.
2.
No tree may be planted within 25 feet of 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.
3.
Existing Trees. Existing trees within the proposed right-of-way may
be retained and counted toward fulfillment of the requirements specified
above, provided that the location requirements specified above are
not violated.
4.
Tree Selection.
B.
Other tree and shrub species may be proposed by the developer, provided that such are first approved by the Spring Township Planning Commission. Such species shall be appropriate for local climate extremes, resistant to urban pollution and storm and disease damage, relatively maintenance free and shall present little danger of disrupting utility lines or upheaving sidewalks and driveways. Trees and shrubs listed as invasive species by the Spring Township Zoning Ordinance [Chapter 27, § 27-804, Subsection 15] shall not be used.
5.
Tree Dedication. Upon dedication of the right-of-way to the Township,
all trees within such right-of-way shall revert to Township ownership.
It shall be illegal for anyone to prune, spray, plant, remove, cut,
burn, injure or fasten wire, rope, signs or other items to such trees
or deposit on or into the soil about the base of such trees any chemical
deleterious to tree life without first obtaining permission from the
Township.
6.
Landscape Requirements.
A.
Shade trees shall be planted at 50 feet on center on both sides of
the street. Trees shall be planted between 30 feet and 35 feet from
the center line of the right of way. Species and size per this section.
B.
Landscaping of multifamily lots (other than a duplex building on
a single lot).
(1)
Where lot lines abut a single family lot or a public R.O.W.
an earthen berm is required. Berm to be a minimum of three feet in
height with a maximum slope of two to one. The berm shall be planted
with evergreen trees, min. of three feet high at the time of planting
and shall be spaced between 10 feet and 20 feet apart. The balance
of the berm shall be of a natural and maintenance free material.
C.
Cul-de-Sac Islands. Islands should be raised above the street level
and a minimum of one shade tree shall be planted. A minimum of 10
shrubs shall be worked into the plan to provide virtual maintenance
free island.
[Ord. 100-1995, 7/3/1995, § 20.27]
1.
Erosion and Sedimentation Control Plans. Whenever earth moving activities
are proposed for a subdivision or land development which require preparation
of an erosion and sedimentation control plan under the rules and regulations
of the Centre County Conservation District, the 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 Centre County Conservation District
or its designated agent shall, in such cases, be required for preliminary
approval of the plan.
A.
Blocks and lots shall be graded to secure proper drainage away from buildings. Alterations to existing storm runoff patterns and amounts shall conform to provisions of the Stormwater Management Ordinance [Chapter 26].
B.
No excavation shall be made resulting in a slope steeper than one
to three vertical-horizontal, and no fill shall be made resulting
in a slope steeper than one to 1 1/2 vertical-horizontal, except
in the following circumstances:
(2)
The excavation is located so that a line having a slope of one
to three and passing through any portion of the cut face will be entirely
inside the property lines of the property on which the excavation
is made.
(3)
The fill is located so that settlement, sliding or erosion will
not result in fill being deposited on adjoining property by any means.
(4)
The materials and methods used to finish such grading are sufficiently
stable to sustain a slope of steeper than one to one.
(5)
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.
C.
In all cases, the bottom edge of excavations or fills shall be a
minimum of five feet from property lines of developed lots.
[Ord. 100-1995, 7/3/1995, § 20.28; as amended by
Ord. 09-00, 10/2/2000]
1.
Facilities and installations for the control of stormwater shall be designed in accordance with the requirements of the Stormwater Management Ordinance [Chapter 26] and the following:
A.
Storm sewers, culverts and related installations shall be provided
as necessary to:
(1)
Permit unimpeded flow of natural watercourses.
(2)
Ensure 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 to handle not only the
anticipated peak discharge from the property being subdivided but
also the anticipated runoff that occurs from property at a higher
elevation in the same watershed.
E.
Where a subdivision is traversed by a watercourse, drainage, channel
or stream, there shall be provided a drainage easement conforming
substantially to the line of such watercourse, drainage, 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 drainage shall be subject to the approval
of the Pennsylvania Department of Environmental Protection.
F.
Appropriate grates shall be designed for all catch basins, stormwater
inlets, and other entrance appurtenances to ensure 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.
