[Ord. 658, 4/9/2015]
Fire protection and firefighting equipment acceptable to the
National Fire Protection Association shall be readily available where
there is any activity involving the handling or storage of flammable
or explosive material.
[Ord. 658, 4/9/2015]
No activity shall emit dangerous radioactivity at any point
or cause electrical disturbance adversely affecting the operation
of any equipment in the vicinity or to the extent that the operator
of any equipment not owned and/or operated by the creator of such
disturbance is adversely affected.
[Ord. 658, 4/9/2015]
The maximum amount of smoke emission permitted shall be determined
by the use of the Standard Ringelmann Chart issued by the United States
Bureau of Mines. No smoke of a shade darker than No. 2 shall be permitted.
[Ord. 658, 4/9/2015]
No erosion by wind or water shall be permitted which will carry
objectionable substances onto neighboring properties.
[Ord. 658, 4/9/2015]
The environmental performance standards analysis of this Part
4B provides a rational methodology for:
A. Protecting persons and property from hazards resulting from the inappropriate
development of land in areas that contain sensitive natural resources.
B. Inventorying the sensitive natural resources located within a particular
lot.
C. Establishing the intensity and location of development in relation
to the natural capabilities of the land to support such development.
D. Laying out all proposed buildings, structures, streets and utilities
principally within the portions of a lot that contain no sensitive
natural resources.
E. Encouraging development on previously disturbed land, as defined in §
27-107 of this chapter.
[Ord. 658, 4/9/2015; as amended by Ord. No. 683, 3/6/2019]
This Part shall be applicable to all subdivisions and land developments, except that the requirements of §
27-424, Subsection 1A and B, shall not apply to single-family-dwelling subdivisions or single-family-dwelling land developments where the size of each lot equals or exceeds 80,000 square feet.
[Ord. 658, 4/9/2015]
Protection of the Township's sensitive natural resources is
governed by the following standards:
A. Steep Slopes. The following standards, including those contained in Table 27-9, "Slope Disturbance Restrictions" of this chapter, shall apply to all grading and/or disturbance of steep slopes. If any of the delineated steep slope areas include unstable soils or geologic features which indicate possible instability, the additional standards contained in §
22-304 (Preliminary Geotechnical Investigation) and §
22-305 (Comprehensive Geotechnical Investigation) of the Subdivision and Land Development Ordinance [Chapter
22] shall apply.
(1) Steep Slopes Between 15% and 25%. No more than 60% of steep slope
areas with existing grades between 15% and 25% shall be stripped of
vegetation or disturbed through grading. Grading and clearing for
streets on these slopes shall be limited to that necessary to accommodate
the cartway and shoulders or berms. Wherever possible, streets should
follow the contours of the land.
(2) Steep Slopes Between 25% and 40%. No more than 30% of steep slope
areas with existing grades between 25% and 40% shall be stripped of
vegetation or disturbed through grading. Grading and clearing for
streets on these slopes shall be limited to that necessary to accommodate
the cartway and shoulders or berms. Wherever possible, streets should
follow the contours of the land.
(3) Steep Slopes Exceeding 40%. No development or disturbance shall be
allowed on existing steep slope areas exceeding 40%. Limited disturbance
for utilities may be allowed where no reasonable alternative location
exists.
Table 27-9
|
---|
Slope Disturbance Restrictions
|
---|
Slope
|
Maximum Slope Disturbance
|
---|
0 to 15%
|
100%
|
>15% to 25%
|
60%
|
>25% to 40%
|
30%
|
>40%
|
0%
|
B. Unstable Soils.
(1) Unstable soils include red beds and colluvial soils.
(2) If a developer proposes to disturb unstable soils:
(a)
The developer shall also submit a stability report prepared by a professional geotechnical engineer licensed in the Commonwealth of Pennsylvania addressing the anticipated environmental and structural impacts of the proposed development, as well as the construction techniques and mitigation measures needed to protect the public health safety and welfare. The stability report shall conform to the requirements of §
22-305 of the Subdivision and Land Development Ordinance [Chapter
22].
(b)
The Township Engineer or Township Geotechnical Engineer shall
review the stability report and supporting data and make a recommendation
to the Township as to whether the proposed development conforms to
the requirements of applicable Township ordinances and sound engineering
practice.
(c)
To ensure foundation stability, the Township Engineer or Township
Geotechnical Engineer may require core borings at designated building
footprint sites.
C. Wetlands.
(1) Wetlands shall not be disturbed except that:
(a)
Wetlands that are less than 100 square feet in area that provide
minimal environmental benefit may be disturbed if mitigated. The Township
encourages on-site relocation and enhancement.
(b)
Wetlands may be disturbed to the minimum extent necessary to
provide access to the site, provided that such disturbance complies
with all applicable federal and state laws and regulations.
(c)
In the AP District, wetlands may be disturbed where necessary
for the safe or orderly development of the airport in compliance with
federal and state laws, regulations, directives, and guidance documents
pertaining to airport development and operations (including those
issued by the Federal Aviation Administration), provided that the
disturbance of such wetlands complies with all applicable federal
and state and federal laws and regulations.
(2) The Township encourages developers to design the site in a fashion
which integrates existing wetlands into the site's landscaping.
(3) The developer shall also comply with all applicable federal and state
wetlands laws and regulations.
D. Floodways.
(1) In any subdivision or land development, floodways shall not be disturbed
except that:
(a)
Flood retention dams, culverts and bridges approved by the Department
of Environmental Protection may be constructed in the floodway.
(b)
Trails, ballfields and other forms of passive recreation not
involving construction of any building may be constructed in the floodway.
(c)
Floodways may be disturbed to the minimum extent necessary to
provide access to the site, provided that such disturbance complies
with all applicable federal and state laws and regulations.
(2) The subdivision or land development shall comply with the Floodplain Ordinance [Chapter
8].
(3) Surface parking areas or similar paved open areas shall not be constructed
within the floodway.
E. Watercourses, Lakes, Water Bodies.
(1) Watercourses, lakes and water bodies shall not be disturbed except
that:
(a)
Watercourses, lakes and water bodies may be disturbed to the
minimum extent necessary to provide access to the site.
(b)
In the AP District, watercourses, lakes and water bodies may
be disturbed where necessary for the safe or orderly development of
the airport in compliance with federal and state regulations, directives,
and guidance documents pertaining to airport development and operations
(including those issued by the Federal Aviation Administration), provided
that the disturbance of any such watercourse, lake or water body complies
with all applicable federal and state regulations.
(c)
Water bodies that are less than 100 square feet in area that
provide minimal environmental benefit may be disturbed if mitigated.
The Township encourages on-site relocation and enhancement.
(2) No more than one watercourse crossing shall be permitted per land
development, except in accordance with the following:
(a)
Watercourse crossings shall be minimized to the greatest extent
practical through the use of common streets and driveways. Only one
watercourse crossing will generally be permitted. Greater than one
watercourse crossing shall only be permitted if access through a common
street or driveway is not possible due to extraordinary topographic
conditions of the site.
(b)
The width of the disturbed area for the crossing shall not exceed
100 feet.
(c)
The crossing must be essential to access the site. No other
access route to the site is feasible.
(d)
The disturbed area shall be restored according to the guidelines in §
27-413, Subsection
4, of this chapter.
(e)
The developer shall take additional precautions and use best
management practices to reasonably ensure that sediment and other
nonpoint pollutants will not enter the watercourse.
(f)
The developer shall obtain any required permits from appropriate
federal, state, county, and/or local agencies having jurisdiction
over such matters prior to work beginning on the site.
(g)
If the crossing includes a culvert or a bridge, that culvert/bridge
shall be sufficiently oversized to provide an acceptable margin of
safety to allow for potentially increased storm flows over time.