[Ord. 2000-02, 3/9/2000, § 701]
1.
The following principles, standards, and requirements shall be applied
by the Board of Supervisors and the Planning Commission when evaluating
plans for proposed subdivision and land development.
2.
The standards set forth in Chapter 27, Zoning, for the particular district in which the subdivision or land development is taking place shall govern the layout and size of lots, design of buildings, parking lot requirements, and requirements for other facilities.
3.
The standards and requirements outlined herein shall be considered
minimum standards and requirements for the promotion of public health,
safety, and general welfare.
4.
Where it can be clearly demonstrated by the applicant to the satisfaction
of the Board of Supervisors that, because of peculiar conditions pertaining
to a tract of land the literal enforcement of these standards would
cause undue hardship, such variations from their literal interpretation
may be permitted as may be reasonable and consistent with the purpose
and intent of this chapter.
5.
Whenever other Township, county, state or federal regulations impose
more restrictive standards and requirements than those contained herein,
such other regulations shall be observed. Where there are no standards
or requirements, improvements and facilities shall be constructed
in accordance with specifications furnished by the Township Engineer.
6.
As a condition to review of a final plan by the Board of Supervisors
and the Township Planning Commission, the applicant shall agree to
the installation of all improvements and facilities required by the
plan or required by this chapter. The applicant shall further agree
that all improvements and facilities shall be installed at their expense.
7.
The provisions of Part 7, §§ 22-702 through 22-724, of this chapter do not apply to normal agricultural operations that are subject to and governed by state laws and regulatory programs that impose requirements to protect environmental and natural resources; however, an agricultural operation proposing land development must provide proof to the Township of any and all permits and plans required under those programs, including, as applicable, a manure management plan, a nutrient management plan, and/or a mushroom farm environmental management plan. Notwithstanding, any land development proposed for a normal agricultural operation shall comply with §§ 22-714, 22-715, 22-719 and 22-722 of this chapter.
[Added by Ord. 2016-02, 4/20/2016]
[Ord. 2000-02, 3/9/2000, § 702]
1.
The proposed street pattern shall be properly aligned to existing
streets, and shall conform to such Township, county and state road
and highway plans as have been prepared and adopted, including recorded
subdivision plans and the Township Comprehensive Plan.
2.
Streets shall be arranged in a manner to meet with the approval of
the Board of Supervisors, with consideration for both existing and
planned streets. Residential and local streets shall be laid out to
discourage their use as collector streets. The provision for street
connection into and from adjacent areas will generally be required.
3.
Streets shall be adjusted to the natural contour of land so as to
create usable lots, driveways, and streets of reasonable grade, alignment
and drainage, and to provide for adequate sight distance.
4.
Where resulting lots within a subdivision are on sufficient land
area to permit further subdivision and development, adequate street
rights-of-way to permit safe and efficient access shall be provided.
5.
Where a subdivision abuts an existing or proposed collector or arterial
road, the Board of Supervisors may require dedication of additional
right-of-way as specified hereinafter, as well as alternative access
design be incorporated, including reverse frontage lots, marginal
access streets, rear service alleys, or other treatment which limits
the number of new intersections along the collector or arterial road
and separates local traffic from through traffic.
6.
The dedication of half streets at the edges of new subdivisions is
prohibited. New half or partial streets shall not be approved, except
where essential for reasonable subdivision of a tract in conformance
with the other requirements of this chapter. Adequate provision for
concurrent dedication of the remaining half of the street must be
furnished by the applicant before any partial or half street is approved.
Where there exists a half street in an adjoining subdivision or land
development, the remaining half shall be provided by the proposed
development.
7.
Dead-end streets shall be prohibited except when approved as extensions
to permit future access into adjoining tracts, or when designed as
culs-de-sac.
8.
All streets shall be classified and designed according to their function
as either a local residential street, a collector street, an arterial
street, a private street or a nonresidential street. The design of
all streets shall be in conformance with the requirements of this
chapter.
9.
Where a proposed subdivision or land development directly impacts
the existing street system, creating additional traffic, drainage
or other problems or conditions, the Township may require the applicant
to make improvements to the existing street system, at the applicant's
expense. To alleviate such impacts, adverse impacts will be as determined
by a traffic impact study and/or the Township Engineer.
10.
Where streets and other public improvements continue into adjoining
municipalities, evidence of compatibility of design, particularly
with regard to street width, shall be submitted. The applicant shall
coordinate such design with both municipalities to avoid abrupt changes
in cartway width or in improvements provided.
[Ord. 2000-02, 3/9/2000, § 703]
1.
Cul-de-sac streets, designed as such, shall not serve as access to
more than 13 lots or dwelling units, unless special conditions warrant
approval by the Board of Supervisors. Cul-de-sac streets shall be
a minimum of 250 feet in length, and should be limited to a maximum
length of 600 feet.
2.
Cul-de-sac streets shall be provided at the closed end with a paved
turnaround having a minimum radius to the outer pavement edge of 40
feet. Right-of-way in the turnaround area shall have a minimum radius
of 50 feet.
3.
The minimum radius at the pavement edge where the cartway and turnaround
area intersect shall be 35 feet.
4.
Where feasible, drainage on cul-de-sac streets shall be toward the
open end.
5.
Unless future extension of a cul-de-sac is considered clearly impractical
and undesirable, the turnaround right-of-way shall be placed adjacent
to the property line, or a right-of-way of the same width as the street
shall be carried to the boundary of the subdivision.
6.
There shall be a maximum of four lots containing accesses along the
turnaround portion of a cul-de-sac.
7.
At such future time that a cul-de-sac street is extended, the turnaround
portion of the cul-de-sac shall be removed and vegetatively restabilized.
[Ord. 2000-02, 3/9/2000, § 704]
1.
All materials entering into the construction of streets and the methods
of construction and drainage shall conform to the specifications of
this section, and to the applicable requirements of the Pennsylvania
Department of Transportation Specifications, Form 408, latest revision,
and be approved by the Township Engineer prior to acceptance by the
Board of Supervisors.
2.
Subgrade.
A.
The bottom of the excavation and the top of the fill between the
outer limits of the paving will be known as the subgrade and shall
conform to the lines, grades and cross-sections given.
B.
The subgrade shall be solidly compacted to a firm and unyielding
state by rolling with a minimum ten-ton roller in uniform layers not
exceeding eight inches thick.
C.
Unstable areas shall be removed and replaced with suitable fill and
then rerolled.
D.
Unsuitable wet areas shall be permanently drained and stabilized.
E.
Backfill of trenches within the outer limits of paving shall be thoroughly
compacted in maximum eight-inch lifts prior to application of the
base course.
F.
Whenever possible, the subgrade shall be in cut or undisturbed subsoil.
In no case shall the subgrade consist of topsoil or frozen material.
All deleterious material, such as tree roots, leaves, branches, trash,
stone, construction debris, etc., shall be removed from the subgrade.
G.
Compaction of the subgrade and trenches shall be to 95% density at
the optimum moisture content. Density testing shall be performed by
a Pennsylvania registered soil scientist or professional engineer.
Testing shall be the applicant's responsibility and shall be at the
applicant's expense. The results of all testing shall be supplied
to the Township Engineer for review and approval prior to placement
of the base course.
3.
Curbs.
A.
Curbs shall be required to be installed to facilitate stormwater runoff on proposed streets. Where no curb is provided, if determined acceptable by the Board of Supervisors, there shall be a stabilized shoulder provided as specified in § 22-709.
B.
Curbs shall be installed along both sides of the street. Curbs may
be either the vertical type or roller curb type along cartway grades
of 7% or less. Curbs shall be of the vertical type on streets whose
grade exceeds 7%. The transition from one type to another shall be
made only at street intersections. All curbs shall be built in accordance
with the latest PennDOT standards.
C.
The depressed curb at driveway intersections shall be designed to
allow safe vehicular access, and shall be no higher than 1 1/2
inches above the street surface. The maximum length of any single
section of depressed curb shall be 35 feet, with a minimum distance
of 15 feet between depressed curb segments.
D.
Excavations shall be made to the required depth, and the material
upon which the curb is to be constructed shall be compacted to a firm,
even surface.
E.
Curbs shall be constructed of Class A cement concrete as specified
in PennDOT Publication 408, latest revision.
4.
Base.
A.
The base shall consist of a minimum compacted thickness of six inches
of crushed stone, Type 2A modified.
B.
The base will be inspected by the Township Engineer for lines, grades,
crown, contour and compaction prior to any succeeding courses being
placed. Compaction testing will be done utilizing a fully loaded,
20-ton dump truck, supplied by the contractor. Areas of the base which
are soft or move will be removed, replaced and retested.
C.
No base material shall be placed on a wet or frozen subgrade.
5.
Crown. The crown in any street shall be at a slope of 2% from the
center line.
6.
Bituminous Surface Courses.
A.
Pavement shall consist of two courses: a binder course and a wearing
course.
B.
A prime course meeting the requirements of PennDOT Publication 408,
latest revision, for bituminous prime coat, shall be placed over the
base course after acceptance of the base course by the Township Engineer.
In no case shall the prime course be placed over a frozen, saturated
or excessively dirt-laden base course.
C.
A binder course consisting of a minimum compacted thickness of 4 1/2
inches of bituminous concrete materials meeting the requirements of
PennDOT Publication 408, latest revision, for bituminous binder course
(Standard) ID-2, shall be placed over the prime course, after acceptance
of the prime course by the Township Engineer. The binder course is
to be placed in two equal lifts.
D.
A wearing course, consisting of a minimum compacted thickness of
1 1/2 inches of bituminous concrete materials meeting the requirements
of PennDOT Publication 408, latest revision, for bituminous wearing
course (Standard) ID-2, shall be placed over the binder course, after
acceptance of the binder course by the Township Engineer. In no case
shall the wearing course be applied over a frozen, saturated or excessively
dirt-laden binder course. If the wearing course is not placed the
same day as the binder course, a tack coat meeting the specifications
of PennDOT Publication 408, latest revision, shall be applied over
the entire binder course just prior to placement of the wearing course.
E.
After application of the wearing course, all joints at inlets, manholes,
existing streets, driveways, etc., shall be sealed with a PennDOT
approved joint sealer.
7.
Cut-and-Fill Operations. Cut-and-fill operations shall not result
in a slope which exceeds two feet horizontal to one foot vertical
from the limit of the curb or shoulder to the edge of the right-of-way.
[Ord. 2000-02, 3/9/2000, § 705; as amended by Ord.
2008-05, 11/19/2008, § 1]
1.
Minimum street right-of-way and paved cartway widths shall be as follows, except that the street design standards for a TND shall be as outlined in § 27-903:
|
Type of Street
|
Cartway
(feet)
|
Right-of-Way
(feet)
|
|---|---|---|
|
Local-residential
|
24
|
50
|
|
Local-nonresidential
|
28
|
50
|
|
Collector
|
28
|
60
|
|
Arterial
|
32
|
80
|
|
Private street
|
18
|
50
|
2.
Additional right-of-way and cartway widths may be required by the
Board of Supervisors for the following purposes:
A.
To promote public safety and convenience.
B.
To provide parking space in commercial, industrial and high-density
residential areas.
C.
When cut/fill slopes extend beyond the standard right-of-way widths
as outlined above, right-of-way widths shall be increased to include
all cut/fill slopes within the right-of-way.
D.
In cases where the potential exists, due to further subdivision,
for the level of traffic on a road to increase, additional right-of-way
widths may be required so that a higher-level road can ultimately
be built.
3.
When a subdivision fronts on an existing road having a right-of-way
of less than the minimum width prescribed by this chapter, an ultimate
right-of-way line shall be established. The width of such ultimate
right-of-way shall be equal to 1/2 the total prescribed right-of-way,
measured from the center line of the cartway. The area between the
existing and ultimate rights-of-way shall be offered for dedication.
4.
The minimum widths for right-of-way and paving shall not be less
than those of an existing street of which the new street is to be
a continuation.
5.
Rights-of-way of lesser width than prescribed in this section shall
not be permitted.
[Ord. 2000-02, 3/9/2000, § 706]
1.
All changes in the horizontal alignment of streets shall be made
by horizontal curves. Minimum center-line radii for horizontal curves
shall be as follows:
|
Type of Street
|
Minimum Center-Line Radii
(feet)
|
|---|---|
|
Local
|
150
|
|
All others
|
500
|
2.
There shall be a tangent of at least 100 feet measured at the center
line between reverse curves.
[Ord. 2000-02, 3/9/2000, § 707]
1.
Center-line grades shall not be less than 1%.
2.
In addition to the street design standards for TND Districts found in § 27-903, center-line grades shall not be more than the following:
|
Type of Street
|
Maximum Grade
|
|---|---|
|
Local-residential
|
10%
|
|
Local-nonresidential
|
7%
|
|
Collector
|
7%
|
|
Arterial
|
7%
|
|
Private
|
10%
|
3.
Vertical curves shall be used at changes of grade exceeding 1% and
shall be designed to provide at least minimum sight distances in accordance
with AASHTO Standards, as found in the latest edition of AASHTO's
A Policy on Geometric Design of Highways and Streets.
4.
The minimum length of vertical curve shall be 100 feet.
5.
A combination of minimum radius for horizontal curve and maximum
grade shall not be approved.
6.
The grade within 75 feet of any side of an intersection or the outer
perimeter of the turnaround area of a cul-de-sac street shall not
exceed 4%. The grade shall be measured on the center line.
[Ord. 2000-02, 3/9/2000, § 708]
1.
Streets shall be designed to intersect at right angles whenever practical,
particularly where streets will intersect arterial streets. There
shall be no intersection angle, measured at the center line, of less
than 60°.
2.
No more than two streets shall cross at the same points. When existing
streets intersect at odd angles, or have more than four approaches,
the applicant shall be required to make corrective changes to eliminate
odd angles or reduce the number of approaches to the intersection
by curving the lesser street.
3.
Streets entering opposite sides of another street shall be laid out
directly opposite one another wherever possible. Where intersections
are to be separated, the minimum distance between intersections shall
be as follows:
|
Type of Street Being Intersected
|
Minimum Distance
(feet)
|
|---|---|
|
Local-residential
|
200
|
|
Local-nonresidential
|
400
|
|
Collector
|
400
|
|
Arterial
|
800
|
|
Private
|
200
|
4.
Whenever possible, streets entering on the same side of a collector
or arterial street shall be separated by a minimum of 1,000 feet,
as measured from center line to center line.
5.
A minimum clear sight triangle shall be maintained at all intersections.
No building, tree, hedge or other obstruction shall be permitted in
this area. Any obstruction within the sight triangle shall be removed
at the time the street is graded. At the intersections of local roads,
a minimum clear sight triangle of 75 feet shall be provided along
the local roads. At the intersections of collector or arterial streets,
minimum sight triangles shall be provided in accordance with PennDOT
standards, but in no case shall be less than 400 feet.
6.
Street intersections shall be rounded at the pavement edge and right-of-way
lines as listed below. Where two types of streets intersect, the radii
for the widest street shall apply.
|
Type of Street Being Intersected
|
Minimum Radius of Pavement Edge
(feet)
|
Minimum Radius of Right-of-Way Line
(feet)
|
|---|---|---|
|
Local-residential
|
25
|
15
|
|
Local-nonresidential
|
30
|
20
|
|
Collector
|
30
|
20
|
|
Arterial
|
40
|
20
|
|
Private
|
25
|
15
|
|
The curb radii requirement may be increased by the Board of
Supervisors as is suitable to the specific intersection.
|
7.
Acceleration and deceleration lanes may be required at the discretion
of the Board of Supervisors along any street.
[Ord. 2000-02, 3/9/2000, § 709]
1.
In those cases where the use of shoulders is deemed acceptable by
the Board, there shall be a minimum of six-foot shoulder provided
on each side of the cartway.
2.
Shoulders shall have a slope of 6% away from the edge of paving.
3.
Shoulders shall consist of a minimum compacted thickness of four
inches of crushed stone, Type 2A modified.
4.
All shoulders shall be topped with four inches of topsoil, then seeded
or sodded.
5.
The shoulders will be inspected by the Township Engineer for lines,
grades, crown, contour and compaction prior to placement of the topsoil.
Compaction testing will be done utilizing a fully loaded, 20-ton dump
truck supplied by the contractor. Areas of the shoulder which are
soft or move will be removed, replaced and retested.
[Ord. 2000-02, 3/9/2000, § 710; as amended by Ord.
2008-05, 11/19/2008, § 1]
1.
Sidewalks may be required to be installed at the discretion of the
Board of Supervisors to facilitate pedestrian movement. Sidewalks
shall be a logical extension of any existing sidewalk system.
2.
Where required, sidewalks shall be installed along at least one side
of the street. Sidewalks shall be placed within the right-of-way lines,
parallel to the cartway edge and a minimum distance of three feet
off of the cartway edge. All sidewalks shall be concrete, brick, or
approved equal.
3.
Sidewalks shall be a minimum of four feet six inches in width. All
sidewalks shall be built in accordance with the latest Form 408 PennDOT
specifications and American with Disabilities Act, 42 U.S.C. § 12101
et seq., (ADA) standards.
4.
The minimum section for concrete sidewalks shall be a minimum of
four inches of minimum 3,000 psi concrete placed on a minimum of four
inches, after compaction, of crushed stone, Type 2A modified. The
minimum section shall be increased at driveway crossings to a minimum
of six inches of minimum 3,000 psi concrete placed on a minimum of
six inches, after compaction, of crushed stone, Type 2A modified.
5.
At all street intersections and other points as necessary, sidewalks
shall be provided with a handicap ramp in accordance with PennDOT
standards.
6.
To facilitate access to open spaces and other community facilities,
the Board may require installation of walkways outside of the street
rights-of-way. In such cases, the walkways shall be installed with
a macadam surface with adequate base material. The Board may accept
a natural walkway surface such as mulch in environmentally sensitive
areas. In all such cases, walkways outside of public rights-of-way
shall be installed in community open space or within easements. Community
association documents shall provide for perpetual maintenance of walkways
outside public rights-of-way.
[Ord. 2000-02, 3/9/2000, § 711]
All subdivisions and land developments shall provide street lighting in accordance with the requirements of Chapter 27, Zoning.
[Ord. 2000-02, 3/9/2000, § 712]
1.
Continuation of existing streets shall be known by the same name.
Names for new streets shall not duplicate or closely resemble names
of existing streets within the Township or within the same post office
district. The Board of Supervisors may reject street names and suggest
alternate names.
2.
Sign posts and name plates shall be approved by the Board of Supervisors.
Signs shall be placed at street intersections within the street right-of-way,
but a minimum of three feet from the cartway edge. Signs shall be
visible from all directions when approaching an intersection.
3.
Standard traffic control signs shall be required for all streets
within a subdivision or land development and shall be the responsibility
of the applicant. The proposed location of all signs shall be shown
on the preliminary and final plan.
[Ord. 2000-02, 3/9/2000, § 713]
1.
Private streets shall be prohibited within subdivisions, unless it
is determined by the Board that a public street is impractical due
to the size and physical constraints of the tract, and proper maintenance
of all improvements is guaranteed by the developer or homeowner organization.
In such cases, the Board may require such conditions as will, in its
judgment, secure substantially the objectives of this chapter and
the Comprehensive Plan.
2.
Private streets shall comply with all design standards of Part 7.
3.
There shall be a note included on each preliminary and final plan
indicating those streets which are not intended for dedication, and
identifying ownership, access rights, and maintenance responsibilities
for the private street. The same shall become a part of the deed to
affected lots.
4.
Private streets shall not be offered for dedication unless they first
meet all public street design standards.
[Ord. 2000-02, 3/9/2000, § 714; as amended by Ord.
2008-05, 11/19/2008, § 1; by Ord. 2011-03, 3/16/2011, § 1;
and by Ord. 2013-04, 12/18/2013, §§ 5, 6]
2.
That portion of a private driveway within 25 feet of the street right-of-way
line shall be paved and not exceed 4% grade. The portion of a private
driveway beyond 25 feet of the right-of-way line of a street shall
not exceed a 12% grade. The grade requirements for uncurbed shoulders
within the right-of-way shall be approved by the Township Engineer
and/or PennDOT.
3.
The paved section shall consist of a minimum of six inches of crushed
stone, Type 2A modified, overlaid with a minimum compacted thickness
of two inches of bituminous concrete materials meeting the requirements
of PennDOT Publication 408, latest revision, for bituminous wearing
course (Standard) ID-2. The remainder of the driveway may be constructed
of any suitable stone or paving material.
4.
All driveways shall be located, designed and constructed in such a manner as to prevent increased runoff and any erosion and sediment pollution onto public roads. Driveway runoff and erosion control design shall be in compliance with the provisions of Chapter 19, Stormwater Management.
5.
Roadside Swales. Adequate provision for runoff at the intersection of driveways and streets shall be provided in order to maintain uninterrupted flow in roadside swales. The driveway may be designed using either a swale or a pipe to convey runoff past the driveway. The driveway crossings shall comply with the standards of Chapter 19, Stormwater Management.
6.
Not more than two driveways shall be permitted to any single property, tract or business establishment. Except that lots fronting on Routes 896 or 841 shall comply with the design standards of § 27-1806. Lots with frontages of 100 feet or less shall be limited to one driveway.
7.
The Board of Supervisors shall have the authority to approve driveways
intended for the use of two or more families, multiple-family developments,
commercial and industrial proposals where usage by the occupants constitutes
essentially a private street. Driveways serving as private streets
shall not be dedicated to the Township, nor does the Township assume
any responsibility for their maintenance.
8.
The Township incorporates by reference the standards for driveways
contained in Title 67, Chapter 441, of the Pennsylvania Code, as amended,
insofar as it is consistent with this chapter.
9.
When flag lots abut each other at a common street line, or in other
situations considered appropriate by the Board of Supervisors, a common
driveway shall be utilized for access to the lots.
10.
If a subdivision will result in an unacceptable number or arrangement
of driveways, the Township may require the property owner to enter
into access covenants.
[Ord. 2000-02, 3/9/2000, § 715]
All subdivisions and land development proposals shall provide for off-street parking in accordance with the requirements of Chapter 27, Zoning. All parking facilities shall be physically separated from the cartway by a minimum of six feet.
[Ord. 2000-02, 3/9/2000, § 716]
Bridges and culverts shall be designed to meet the current Pennsylvania
Department of Transportation standards. Bridges and culverts must
be designed to carry appropriate design load as required by PennDOT.
Bridges must also be designed to pass the 100-year storm without overtopping.
Bridges and culverts shall be constructed to the full width of the
cartway and shoulders of the road. All applicable permits from other
agencies, including PennDOT, the Department of Environment Protection,
the Army Corps of Engineers, etc., must be obtained for any proposed
construction.
[Ord. 2000-02, 3/9/2000, § 717]
1.
Survey monuments shall be placed by a Pennsylvania registered professional
land surveyor at all corners, angle points and the beginning and ending
of curves involving:
2.
The center line of all new streets shall be marked with spikes and
referenced to permanent monuments.
3.
All lots and any intermediate points along the tract, boundary, proposed,
or ultimate right-of-way lines shall be staked by a Pennsylvania registered
professional land surveyor when final grading is completed. All lot
corner stakes shall be permanently located and shall be a metal pin
with a minimum diameter of one inch and a minimum length of 24 inches.
[Ord. 2000-02, 3/9/2000, § 718; as amended by Ord.
2013-04, 12/18/2013, § 7]
Refer to Chapter 19, Stormwater Management.
[Ord. 2000-02, 3/9/2000, § 719; as amended by Ord.
2002-04, 2/21/2002, § III; and by Ord. 2013-04, 12/18/2013,
§ 7]
Refer to Chapter 19, Stormwater Management.
[Ord. 2000-02, 3/9/2000, § 720; as amended by Ord.
2013-04, 12/18/2013, § 7]
Refer to Chapter 19, Stormwater Management.
[Ord. 2000-02, 3/9/2000, § 721; as amended by Ord.
2013-04, 12/18/2013, § 7]
Refer to Chapter 19, Stormwater Management.
[Ord. 2000-02, 3/9/2000, § 722; as amended by Ord.
2002-04, 2/21/2002, § III]
1.
All sewage disposal systems within the Township shall conform to
the requirements of the Pennsylvania Department of Environmental Protection
and the regulations of the Chester County Health Department. Their
installation shall be the responsibility of the applicant.
2.
Each property shall be connected to a public sewer system, if accessible.
Where the public sewer is not yet accessible but is planned for extension
to the subdivision, the subdivider shall install sewer lines, including
lateral connections as may be necessary, to provide adequate service
to each lot when connection with the sewer system is made. The sewer
lines shall be suitably capped until sewers are provided. On-site
disposal facilities shall also be provided in the interim. Design
of a capped sewer system shall be subject to approval by the Pennsylvania
Department of Environmental Protection and the Township.
3.
Sanitary sewers shall be designed and constructed in strict accordance
with Pennsylvania Department of Environmental Protection standards
and Township specifications. A copy of the approval of such system
shall be submitted with the final plan.
4.
Sanitary sewers shall not be used to carry stormwater.
5.
All lots which cannot be connected to a public or community sanitary
sewage disposal system in operation at the time of construction of
a principal building shall be provided with an on-site sanitary sewage
disposal system.
6.
If on-site sanitary sewage disposal facilities are to be utilized,
the Township Planning Commission may require that the subdivider submit
a feasibility report. Such report shall compare the cost of providing
on-site facilities and the cost of public sanitary sewer system with
a sewage treatment plant. Based on the analysis of this report, the
Township may require the installation of a public sanitary sewer system
or capped sewer.
7.
The proposed site for a sewage disposal facility shall be shown on
the preliminary plan for each lot. The site location shall meet or
exceed the minimum isolation distances design standards of the Pennsylvania
Department of Environmental Protection and the Chester County Health
Department. All facilities shall be constructed at locations and grades
shown on the approved final plan.
8.
The proposed method of sanitary sewage disposal shall be in accordance
with Franklin Township's officially adopted Act 537 Sewage Facilities
Plan.
9.
Prior to the issuance of a building permit, the applicant shall show
evidence of obtaining an installation permit for sewage facilities
from the Chester County Health Department.
10.
Sanitary Sewage Disposal Systems.
A.
Sanitary sewage disposal systems shall be provided consistent with
the design standards and requirements contained in this chapter.
B.
Whenever a subdivider proposes that individual on-site sanitary sewage
disposal systems shall be utilized within the subdivision, the subdivider
shall either install such a facility approved by the Pennsylvania
Department of Environmental Protection, or shall guarantee (by deed
restriction or otherwise), as a condition of the sale of each lot
or parcel within the subdivision, that such facilities will be installed
by the purchaser of such lot or parcel.
C.
In all other cases, the subdivider shall provide a complete community
or public sanitary sewage disposal system. The design and installation
of such public system shall be subject to the approval of the Township
Engineer, the Township Planning Commission and Board of Supervisors.
The design and installation of such a community distribution system
shall be subject to the approval of the Pennsylvania Department of
Environmental Protection, and such systems shall be further subject
to satisfactory provisions for the maintenance thereof.
D.
Where studies by the Township Planning Commission or Board of Supervisors
indicate that construction or extensions of sanitary trunk sewers
to serve the property being subdivided appears probable within a reasonably
short time (up to 10 years), the Township Planning Commission and
the Board of Supervisors shall require the installation and capping
of sanitary sewer mains and house connections, in addition to the
installation of temporary individual, on-site sanitary sewage disposal
systems. It shall, however, be the responsibility of the Township
to supervise the design and connection of such sewers to the trunk
sewers.
11.
On-Site Sewage Disposal.
A.
Each lot to be served by an individual on-site sewage disposal system
shall be of a size and shape to accommodate the necessary length of
leach fields at a safe distance from the proposed building(s) and
other facilities in accordance with the regulations of the Township,
the Chester County Health Department, and the Pennsylvania Department
of Environmental Protection, and shall be so plotted. On-site sewage
disposal systems shall be located upon the same parcel as the use
which is served by the system.
B.
Soil percolation tests shall be conducted for all subdivisions wherein
building(s) at the time of construction will not be connected to a
public or community sanitary sewage disposal system in operation.
Soil percolation tests shall be made in accordance with the procedure
required by the Pennsylvania Department of Environmental Protection
and the Chester County Health Department, by either a registered sanitarian
or a sewage enforcement officer, at a rate of not less than one per
lot. All test locations must be within 10 feet of the final leach
field location.
C.
The backfilling of all percolation test pits on the tract shall be
accomplished within one calendar day after the test has been conducted.
D.
Replacement Areas for On-Site Systems. Where lots are to be served
by on-site sewage facilities, both a primary and replacement area
for the sewage disposal facilities shall be identified on the plan.
No construction or paving shall be permitted on the primary or replacement
sewage disposal areas, and the final subdivision or land development
plan shall note this deed restriction. Soil percolation tests shall
be performed in accordance with the procedure of the Pennsylvania
Department of Environmental Protection and the Chester County Health
Department. In the case of replacement areas, minimal soil testing,
i.e., test pits only, may be permitted at the discretion of the Sewage
Enforcement Officer.
[Ord. 2000-02, 3/9/2000, § 723; as amended by Ord.
2004-10, 10/20/2004, § 2]
1.
Intent; Interpretation.
A.
It is the intent of the Township through this section and the Township's other ordinances governing the provision and distribution of water within the Township (the "Township's Water Ordinances") to ensure that potable water supply facilities within the Township are: (1) constructed to the highest possible engineering and construction standards utilizing superior quality materials and systems; and (2) of a type and in locations that: (a) promote the best possible utilization of water resources available to the Township; (b) protect and provide for the health, safety and welfare of Township residents; (c) provide the highest possible water quality; (d) are consistent with and promote the purpose and community development objectives of Chapter 27, Zoning; and (e) are consistent with and promote the goals and provisions of the Township's Comprehensive Plan, the Chester County Comprehensive Plan (known as "Landscapes") and the Chester County Water Resources Plan (known as "Watersheds").
B.
In accordance with § 503(10) of the Pennsylvania Municipalities
Planning Code, 53 P.S. § 10503(10), it is the further intent
of the Township that new developments include adequate provisions
for a reliable, safe and adequate water supply to support the intended
uses within the capacity of available groundwater resources within
the Township, and that the density of new developments be feasible
and sustainable based on the quantity of groundwater available in
the Township generally and on the development site in particular.
C.
Words and phrases used in this section defined in § 22-202 of this chapter and § 27-202 of Chapter 27, Zoning, both as amended from time to time, unless the context clearly indicates otherwise, shall have the meanings set forth therein. All other words and phrases shall be construed according to their common and approved usage, but technical words and phrases and such others as have acquired a peculiar and appropriate meaning shall be construed according to such peculiar and appropriate meaning.
2.
Plans and Review.
A.
Every dwelling unit and nonresidential building on an individual lot or in a subdivision or land development shall have an adequate supply of potable water for domestic use supplied by a Township water supply system (as defined in § 22-202).
B.
The proposed type of and location for each Township water supply
system, including individual on-site wells, shall be shown on the
preliminary plan.
C.
The Township Planning Commission may require that the developer of
any property within the Township submit a feasibility report. Such
report shall compare the costs of providing, operating and maintaining
the various types of Township water supply systems for the proposed
development.
D.
Plans and calculations for the water source, pressure maintenance,
uninterrupted quality assurance, and hookups shall be submitted to
the Township Planning Commission and Board for review and approval
during the preliminary subdivision and/or land development review.
E.
Where a central water supply system is proposed, the developer shall
present evidence with the preliminary plan to the Board that the subdivision
or land development is to be supplied by a certificated public utility,
the Township, a municipal authority organized by the Township or authorized
by the Township to conduct business in the Township, or a bona fide
association of lot or building owners.
F.
Where a central water supply system is proposed, at the request of
the Planning Commission or the Board, the final purveyor or bulk water
provider, if any, or both, shall appear before the Planning Commission
and the Board to present: (1) their credentials; (2) their plans for
water supply for the proposed subdivision or land development and
in the Township in general; (3) information about the quality, quantity,
and cost of, and proposed fees or charges for, the water; (4) their
plans for water supply facilities and maintenance and repair of such
facilities; and (5) such other matters as may be relevant to the provision
of water in the Township.
3.
Construction.
A.
All water supply facilities shall be constructed at locations and
grades shown on the approved final plan.
B.
Materials and construction methods shall be in accordance with the
rules and regulations of the Pennsylvania Department of Environmental
Protection and the requirements and specifications of the Township.
Construction of water supply facilities and water distribution systems
shall not commence until all permits required from the Pennsylvania
Department of Environmental Protection (DEP) in connection with such
facilities and systems have been obtained and a copy of such permits
have been submitted to the Township. The Township shall issue no certificates
of occupancy until water supply has been provided for in accordance
with this section.
C.
Adequate and potable water supply system(s) shall be installed consistent
with design principles and requirements contained in this chapter
and Township specifications, which are, at a minimum and unless otherwise
specified, the U.S. Public Health criteria for drinking water as established
by the existing Environmental Protection Agency Safe Drinking Water
Act.
D.
Where a developer proposes that individual water supply systems shall
be utilized within the subdivision, the developer shall either: (1)
install such facilities; or (2) guarantee to the Township the proper
installation of such facilities and bind (by a method approved by
the Board), as a condition of the sale of each lot or parcel within
the subdivision, the purchaser to undertake such proper installation.
Individual water supply systems shall be subject to the standards
provided by the Chester County Health Department.
4.
Central Water Supply Systems.
A.
Standard. Wherever the water needs of a development within the Township, whether residential, commercial or industrial, are proposed to be met with a central water supply system, the testing for, and design and installation of, such public or community water supply system shall be subject to: (1) the approval of the Township and DEP; (2) compliance with Chapter 26, Water, Part 1, Water Wells, if applicable, and all other applicable statutes, ordinances and regulations; and (3) satisfactory provision for the operation and maintenance thereof.
B.
Fire Protection.
(1)
Wherever a central water supply system is provided and adequate
pressure and volume can be supplied, fire hydrants suitable for the
coupling of equipment serving the Township shall be installed as specified
by the Insurance Services Offices of Pennsylvania. The location and
number of hydrants shall be approved by the Board.
(a)
Generally, all fire hydrants will be located on an eight-inch
line. Where a dead-end line is required to contain a fire hydrant,
the portion of the line between the main loop and the hydrant shall
be an eight-inch minimum diameter.
(b)
Fire hydrants shall be spaced in a development so that all proposed
building(s) will be no more than 600 feet from the hydrant measured
along traveled ways.
(c)
In order to provide fire hydrants, all central water supply
systems must provide a minimum of 500 gallons per minute at a residual
pressure of 20 psi for a two-hour period.
(2)
For fire protection, the Board may require that a standpipe
be incorporated into existing and proposed ponds or reservoirs and
an access easement be provided for emergency use.
C.
Central Water Supply Systems. A central water supply system shall
be provided for subdivisions and land developments that include multiple-family
dwellings or mobile homes and where deemed appropriate by the Board.
Where a central water supply system of satisfactory quantity, quality
and pressure is available, connection by other multiple-family dwelling
developments or mobile home parks may be required by the Board. Such
a requirement shall be evidenced by approval of the Board at a public
meeting. The developer shall submit detailed evidence of the ability
of a central system to accommodate additional connections to the Board.
Such evidence shall include flow records over the consecutive twelve-month
period immediately preceding the Board's public approval as aforesaid.
D.
Contamination. Any water supply shall be designed in such a manner
that neither underground nor surface contamination will reach the
water supply from any source.
E.
Standard Testing and Correction.
(1)
All central water supply systems shall conform to the applicable
health standards established by the Safe Drinking Water Act (as amended,
adopted or expanded upon by the Commonwealth of Pennsylvania from
time to time).
(2)
The water quality assurance (WQA) requirements provided in the
Township's water ordinances shall affect all central water supply
systems serving developments, mobile home parks, commercial establishments,
industrial facilities, food service establishments and other facilities
recognized as involving public transient or nontransient supply service.
The WQA requirements shall include water distribution systems within
the Township distributing water sources both inside and outside the
Township and satellite public supplies, and shall include "terminal"
purveyors who purchase water by bulk and distribute it into and through
the Township. All terminal purveyors shall be responsible for water
quality to its customer located or served in Franklin Township.
(3)
Water quality of the source and finished water will be tested
at a frequency not less than that required by the DEP. The minimum
number of samplings shall be four times per year on a quarterly basis.
(4)
Results of the sampling shall be sent to the all customers located
or served in Franklin Township in an annual consumer confidence report
(CCR). The Township shall also be provided with the CCR at the same
time that customers are sent this information.
(5)
Whenever any primary, secondary, or MCL quality standard is
exceeded as indicated from a routine sampling, the Township shall
be notified in writing. Accompanying this notification will be a brief
narrative and laboratory data which explains and assures that such
exceeded quality standards will be prevented in the future.
(6)
Should two consecutive sampling events show any single established
water quality standard is exceeded, the final purveyor(s) shall meet
with the Township to discuss the significance of the exceeded standard,
to present information as to how this condition will be corrected,
and if the Township determines there is threat to public health, the
final purveyor shall take immediate action to remedy the adverse condition.
[Ord. 2000-02, 3/9/2000; as added by Ord. 2008-05, 11/19/2008,
§ 1]
1.
When a property proposed for subdivision or land development is shown
on the Franklin Township Trails Map, or other applicable Township
map, as having a potential trail corridor or a desirable trail connection,
the applicant shall provide a permanent trail easement with connections
to abutting properties that will enable the future continuation of
the trail and Greenway system. The easement shall be a minimum of
25 feet wide.
2.
Where the tract does not contain an existing trail, or a potential
trail corridor has not yet been identified on any Township map, the
Board of Supervisors may require that a trail be created to enable
pedestrian, bicycle, or equestrian connections to existing or potential
trail corridors off the site and, as appropriate, to contribute to
internal circulation.
3.
The applicant shall be responsible to construct or install any new
trail as part of the improvements for the development prior to the
issuance of any use and occupancy permits. The cost of such trail
improvements shall be included in the escrow agreement for the development.
4.
Where feasible, trails shall connect to existing trails, open space,
or recreation areas on adjacent tracts.
[Ord. 2000-02, 3/9/2000; as added by Ord. 2011-11, 12/21/2011,
§ 2]
1.
Unless otherwise specified, a fence or freestanding wall, not including
retaining walls, located within any required front yard shall have
a maximum height of 48 inches, except that where a fence or wall is
constructed with an opacity of 60% or less, such wall, fence or combination
thereof may be a maximum of six feet in height.
2.
Retaining walls with a maximum height as approved by the Township
Engineer may be permitted in any required front yard, provided the
following criteria are met:
