[Ord. 6-98, 9/1/1998, § 501]
The following principles, standards and requirements will be
applied by the Board of Supervisors and Planning Commission to evaluating
plans for proposed subdivision or land developments. The standards
and requirements outlined herein shall be considered minimum standards
and requirements for the promotion of the public health, safety, morals
and general welfare. Where literal compliance with the standards herein
specified is clearly impractical, the Board of Supervisors may modify
or adjust the standards to permit reasonable utilization of property
while securing substantial conformance with the objectives of this
chapter.
[Ord. 6-98, 9/1/1998, § 502]
1.
Land shall be suited to the purposes for which it is to be subdivided
or developed.
2.
Land which is unsuitable for development because of hazards to life,
safety, health or property shall not be subdivided or developed until
such hazards have been eliminated or unless adequate safeguards against
such hazards are provided for in the subdivision or land development
plan. Land included as having unsuitable characteristics would be
the following:
A.
Land subject to flooding or which has a high ground water table.
(1)
Where not prohibited by this or any other laws or ordinances,
land located in any identified floodplain area or district may be
platted for development with the provision that the developer construct
all buildings and structures to preclude flood damage in accordance
with this and any other laws and ordinances regulating such development.
(2)
Building sites for residences or any other type of dwelling
or accommodation shall not be permitted in any identified floodway
area or district. Sites for these uses may be permitted outside the
floodway if the sites or dwelling units are elevated up to the regulatory
flood elevation. If fill is used to raise the elevation of a site,
the fill area shall extend out laterally for a distance of at least
15 feet beyond the limits of the proposed structures.
(3)
Building sites for structures or buildings other than for residential uses shall also not be permitted in any identified floodway area or district. Also, such sites for structures or buildings outside the floodway shall be protected as provided for in Subsection 2 above. However, the Board of Supervisors may allow the subdivision and/or development of areas or sites for commercial and industrial uses at an elevation below the regulatory flood elevation if the developer otherwise protects the area to that height or assures that the buildings or structures will be flood-proofed at least up to that height.
(4)
If Richmond Township determines that only a part of a proposed
plat can be safely developed, it shall limit development to that part
and shall require that development proceed consistent with this determination.
(5)
When a developer does not intend to develop the plat himself
and Richmond Township determines that additional controls are required
to insure safe development, it may require the developer to impose
appropriate deed restrictions on the land. Such deed restrictions
shall be inserted in every deed and noted on every recorded plat.
B.
Land which, if developed, will create or aggravate a flooding condition
upon other land.
C.
Land subject to subsidence.
D.
Land subject to underground fires.
E.
Land containing significant areas of slopes greater than 10%.
F.
Land which, because of topography or means of access, is considered
hazardous by the Board of Supervisors.
G.
Land which is subject to ground pollution or contamination.
H.
Land areas with very severe limitations, which include limitations
of high permanent water tables, swamps, highly organic soils and soils
subject to overflows, soils subject to extreme erosion and soils which
in other ways present hazards to construction.
I.
In subdivision planned for development with on-lot septic systems,
areas with soils having a high seasonal water table, slow or excessive
permeability and soils subject to excessive frost action.
3.
Proposed subdivisions or land developments shall be coordinated with
existing nearby neighborhoods so that the community as a whole may
develop harmoniously.
[Ord. 6-98, 9/1/1998, § 503]
1.
Proposed streets shall be properly related to such street plans or
parts thereof as have been officially prepared and adopted by Richmond
Township and shall be coordinated with existing or proposed streets
in adjoining subdivisions or land developments.
2.
Proposed streets shall further conform to such county and state road
and highway plans as have been prepared, adopted or filed as prescribed
by law.
3.
Streets shall be related to the topography so as to produce usable
lots and acceptable grades.
4.
Access shall be given to all lots and portions of the tract in the
subdivision or land development and to adjacent unsubdivided territory
unless the topography clearly indicates that such connection is not
feasible. Streets giving such access shall be improved to the limits
of the subdivision or land development and shall be improved to Township
specifications. Reserve strips and land-locked areas shall not be
created.
5.
Streets shall be laid out to preserve the integrity of their design.
Local access streets shall be laid out to discourage their use by
through traffic and, where possible, arterial streets shall be designed
for use by through traffic.
6.
Where the proposed subdivision or land development contains or is
adjacent to an existing or proposed arterial street or a highway designated
as a limited access highway by the appropriate highway authorities,
provisions shall be made for marginal access streets at a distance
acceptable for the appropriate use of the land between the arterial
street or limited access highway and the marginal access streets.
The Board of Supervisors may also require rear service areas, double
frontage lots, or such other treatment as will provide protection
for abutting properties, reduction in the number of intersections
with primary streets, and separation of local and through traffic.
7.
Half or partial streets will not be permitted in new subdivisions
or land developments except where essential to reasonable subdivision
or development of a tract in conformance with the other requirements
and standards of this chapter and where, in addition, satisfactory
assurance for dedication of the remaining part of the street can be
secured.
8.
Wherever a tract to be subdivided or developed borders an existing
half or partial street, the entire street shall be shown on the plan.
9.
Dead-end streets shall be prohibited, except as stubs (with adequate
turning capability) to permit future street extension into adjoining
tracts, or when designed as culs-de-sac.
10.
New reserve strips, including those controlling access to streets,
shall be forbidden.
11.
Where adjoining areas are not subdivided, the arrangement of streets
in a proposed subdivision or land development shall be made to provide
for the proper projection of streets into the unsubdivided land.
12.
Street names shall be coordinated with existing or platted street
names, and if a new street is a continuation of or is aligned with
an existing or platted street, it shall bear the same name as the
existing or platted street.
13.
No street shall be laid out or opened which extends to or crosses
any boundary between Richmond Township and any other municipality
except with the specific approval of the Board of Supervisors and
upon such condition as the Board of Supervisors may impose. If the
street is proposed to serve a commercial area, an industrial area
or a residential area of 50 dwelling units or more, located in another
municipality, the street shall not be approved unless the area is
also served by a street in the other municipality and unless the relevant
traffic facilities of Richmond Township are adequate to handle the
anticipated volume.
14.
All streets shall have a uniform width throughout their respective lengths except where otherwise required by the Board of Supervisors pursuant to § 22-504, Subsection 2C.
15.
Frontage Along Railroads. Where a subdivision boarders on a railroad
right-of-way, the Supervisors may require a street approximately parallel
to the side of such right-of-way and at a reasonable distance therefrom,
dependent on the nature and intended use of the subdivision. Such
distance shall also be determined with due regard for the requirements
of future grade separation facilities and access roads or ramps thereto.
[Ord. 6-98, 9/1/1998, § 504]
1.
Street Classification. Three functional classifications are hereby
established for the streets and roads in Richmond Township:
A.
Arterial. This classification includes highways which provide intracounty
or intermunicipal traffic of substantial volumes where the average
trip lengths are usually five miles or greater. Generally, these highways
should accommodate operating speeds of 35 to 55 miles per hour.
B.
Collector. This classification is intended to include those highways
which connect local access highways to arterial highways. They may
serve intracounty and intramunicipal traffic. They may serve as traffic
corridors connecting residential areas with industrial, shopping and
other service. They may penetrate residential areas. Generally, these
highways will accommodate operating speeds of 35 miles per hour.
C.
Local Access. This classification is intended to include streets
and roads that provide direct access to abutting land and connections
to higher classes of roadways. Traffic volumes will be low and travel
distances generally short. These streets and roads should be designed
for operating speeds of 25 miles per hour or under.
2.
Right-of-Way Widths. Minimum widths for each type of public street
shall be as follows:
|
Type of Street
|
Right-of-Way Width
(feet)
|
Cartway Width
(feet)
|
|---|---|---|
|
Arterial
|
80 to 120
|
46
|
|
Collector
|
60
|
34
|
|
Local Access
|
50
|
30
|
A.
Where a proposed subdivision abuts or contains an existing public
street or road having a right-of-way width less than would be required
if said street or road were created under this chapter, sufficient
additional width for right-of-way shall be provided and dedicated
to meet the foregoing standards.
B.
Additional right-of-way and cartway widths may be required by the
Board of Supervisors to promote public safety and convenience when
special conditions require it and to provide parking space in areas
of intensive use.
3.
Cul-de-sac Streets.
A.
Cul-de-sac streets, whether permanent or temporary, shall be provided
at the closed end with a turnaround having an outside road diameter
of at least 100 feet and a right-of-way diameter of at least 120 feet.
B.
Unless future extension is clearly impractical or undesirable, the
turnaround right-of-way shall be placed adjacent to a property line
and a right-of-way of the same width as the street shall be carried
to the property line in such a way as to permit future extension of
the street into the adjoining tract. At such time as such a street
is extended, the overage created by the turnaround outside the boundaries
of the extended street shall revert in ownership to the property owners
fronting on the cul-de-sac turnaround.
C.
Commercial and industrial culs-de-sac shall be reviewed for adequacy
by the Township Engineer. His recommendations will be given to the
Board of Supervisors who shall have final authority in this matter.
D.
Permanent cul-de-sac streets shall be kept to a minimum and shall
not exceed 600 feet in length.
4.
Street Alignment.
A.
Whenever street lines are deflected by more than 5°, connection
shall be made by horizontal curves.
B.
The minimum radius at the center line for horizontal curves on collector
and arterial streets shall be 300 feet, and for local streets the
minimum radius shall be 100 feet.
C.
On local access streets, the minimum tangent between reverse curves
shall be at least 100 feet; on collector and arterial streets, the
minimum tangent shall be at least 250 feet.
D.
Minimum vertical sight distance measured four feet above grade shall
be 300 feet for collector and arterial streets and 100 feet for local
access streets.
5.
Street Grades.
A.
The minimum grade on all streets shall be 0.5%.
B.
The maximum grade on collector or arterial streets shall be 7% and
on local access streets 10%.
C.
Vertical curves shall be used in changes of grade exceeding 1% and
shall provide proper sight distances as specified herein above.
D.
The finished elevation of proposed streets shall not be more than
the one foot below the regulatory flood elevation. Richmond Township
may require profiles and elevations of streets to determine compliance
with the requirements. Drainage openings shall be sufficient to discharge
flood flows without unduly increasing flood heights.
6.
Street Intersections.
A.
Local streets shall not intersect with collector or arterial streets
on the same side at intervals of less than 800 feet as measured from
center line to center line.
B.
The distance between center lines of streets opening onto the opposite
side of a proposed or existing street shall be not less than 150 feet
unless the streets are directly opposite each other.
C.
Multiple intersections involving the junction of more than two streets
shall be avoided. Where this proves impossible, such intersections
shall be designed with extreme care for both pedestrian and vehicular
safety.
D.
Streets shall be all laid out to intersect as nearly as possible
at right angles. Local streets shall not intersect collector or arterial
streets at an angle of less than 75°. The intersection of two
local streets shall not be at an angle of less than 60°.
E.
The radii on both pavement edge and right-of-way is to be 30 feet
minimum at all points of roadway intersections and 52 feet for industrial
or major street intersections.
F.
There shall be provided and maintained at all intersections clear
sight triangles of 75 feet in all directions measured along the center
line from the point of intersection. Nothing which obstructs the vision
of a motorist shall be permitted in this area.
G.
Intersections shall be designed with a flat grade wherever practical.
Where the grade of any street at the approach to an intersection exceeds
7%, a leveling area shall be provided having a grade of not greater
than 4% for a distance of 25 feet measured from the nearest right-of-way
line of the intersecting street.
7.
Pavement Design.
A.
All components of the pavement structure shall be designed and constructed
in accordance with Pennsylvania Department of Transportation Specifications,
Form 408.
B.
Minimum Requirements. The following shall be considered to be minimum
standards for street construction in Richmond Township:
|
Alternatives
|
Type
|
Local Access Streets
|
Collector/ Arterial Streets
|
|---|---|---|---|
|
Flexible Pavement
| |||
|
Surface
|
ID-2
|
1 1/2"
|
1 1/2"
|
|
Base
|
Bituminous
|
4"
|
6"
|
|
Subbase
|
10" if required
|
10" if required
| |
|
Surface
|
ID-2
|
3"
|
3"
|
|
Base
|
Crushed Aggregate
|
6"
|
10"
|
|
Subbase
|
(regular or dense grade)
|
10" if required
|
10" if required
|
|
Surface
|
ID-2
|
3"
|
3"
|
|
Base
|
Modified Stone
|
8"
|
10"
|
|
Subbase
|
Aggregate
|
10" if required
|
10" if required
|
|
Rigid Pavement
|
Plain Cement Concrete Subbase
|
6"
|
6"
|
9.
Street Names. Names of new streets shall not duplicate the names
of existing streets of record within the Township. New streets which
are extensions of or in alignment with existing streets shall bear
the names of the existing streets. All names shall meet with the approval
of the Board of Supervisors.
[Ord. 6-98, 9/1/1998, § 505]
1.
Curbs.
A.
Curbs shall be provided on all streets and parking compounds located
within multifamily and apartment building developments. Curbs shall
also be required on new streets in subdivisions or land developments
in which the average lot width of interior lots at the required building
setback line is 100 feet or less. Curbs may also be required in any
subdivision in which the lot areas or lot widths exceed the above
minimum, when the center line street grade of any street exceeds 3%.
In such cases curbs or other drainage controls shall be installed
to properly control surface drainage and protect the street from erosion.
The requirement of the curbs may be waived at the discretion of the
Board of Supervisors.
B.
All curbs shall be depressed at intersections to sufficient width
to accommodate wheelchairs. Depression shall be in line with sidewalks
where provided.
C.
Curbs may be either the vertical type or rolled curb and gutter type.
Rolled curb and gutter shall not be used on collector streets. The
transition from one type of curb to another shall occur only at a
street intersection.
D.
All curbs shall be constructed of Portland cement concrete with expansion
joints every 20 feet, and shall follow PennDOT standards where applicable.
2.
Sidewalks.
A.
Sidewalks shall be provided on all streets and parking compounds
located within multifamily and apartment building developments. Sidewalks
shall also be required on new streets in subdivisions or land developments
in which average lot width of interior lots at the required building
setback line is 100 feet or less. The requirement of sidewalks may
be waived at the discretion of the Board of Supervisors.
B.
Minimum widths for sidewalks along each type of public street shall
be four feet, and shall follow PennDOT specifications where applicable.
[Ord. 6-98, 9/1/1998, § 506]
1.
Storm drainage facilities shall be designed to convey the flow of
stormwater runoff in a safe and efficient manner. The system shall
insure proper drainage along streets, and provide positive drainage
away from structures. Richmond Township may require a primarily underground
system to accommodate frequent floods and a secondary system to accommodate
larger, less frequent floods. Drainage plans shall be consistent with
local and regional drainage plans. The facilities shall be designed
to prevent the excess runoff onto adjacent properties.
A.
Lots shall be laid out and graded to provide positive drainage away
from buildings. The Board of Supervisors shall require a grading and
drainage plan for individual lots indicating a buildable area within
each lot, complying with the setback requirements, for which positive
drainage is assured.
B.
No person, corporation or other entity shall block, impede the flow
of, alter, construct any structure, or deposit any material or thing
or commit any act which will affect normal or flood flow in any communal
stream or water course without having obtained prior approval from
Richmond Township or the Department of Environmental Protection, whichever
is applicable.
C.
Where a subdivision or land development is traversed by a natural
watercourse, there shall be provided a drainage easement or right-of-way
conforming substantially with the line of such watercourse and of
such width as will be adequate to preserve natural drainage.
D.
Richmond Township will assure that all permanent streams, not under
the jurisdiction of other official agencies, are maintained open and
free flowing.
E.
The subdivider or developer, and each person, corporation or other
entity which makes any surface changes shall be required to:
(1)
Collect on-site surface runoff and dispose of it to the point
of discharge into the common natural watercourse of the drainage area.
(2)
Design drainage facilities to handle runoff from upstream areas,
assuming full development of those areas, based upon the comprehensive
plan for Richmond Township.
(3)
Design, construct and/or install such drainage structures and
facilities as are necessary to prevent erosion damage to the subdivision
or land development, adjacent property and downstream property. Such
structures and facilities shall satisfactorily convey such surface
waters to the nearest practical street, storm drain, detention pond
or natural water course.
F.
Storm sewers, culverts and related installations shall be provided
to permit unimpeded flow of natural water courses, to drain all low
points along streets, and to intercept storm water runoff along streets
at intervals reasonably related to the extent and grade of the area
drained.
G.
Storm sewers, as required, shall be placed in front of the curb or
curb line when located in a street right-of-way. When located in undedicated
land, they shall be placed within an easement not less than 15 feet
wide, as approved by the Township Engineer, who may require additional
width of easement as circumstances warrant.
H.
Street drainage will not be permitted to cross intersections or the
crown of the road.
(1)
Maximum spacing of street inlets shall not exceed 600 feet.
(2)
All street inlets shall be PennDOT Type C or M. Inlet tops shall
be cast in place reinforced concrete or precast concrete.
(3)
All culvert ends shall be provided with either reinforced concrete
headwalls or pipe end sections.
(4)
Minimum pipe size shall be fifteen-inch diameter.
(5)
When material for storm drain systems is not specified, PennDOT
specifications will govern.
I.
All springs and sump pump discharges shall be collected so as not
to flow in the streets.
J.
Stormwater roof drains shall not discharge water directly over a
sidewalk.
K.
Stabilized outlets shall be provided for footer drains, floor drains
and downspouts.
L.
The Soils Cover Complex Method of the Soil Conservation Service of
the U.S. Department of Agriculture shall be used as the primary means
of estimating stormwater runoff.
M.
The Rational Method may be used for analysis of storm sewer systems
and for stormwater management facilities in minor subdivisions.
N.
Where the estimated runoff based upon the above methods is doubtful,
several recognized methods should be studied and compared.
O.
The minimum design criteria shall be a ten-year storm. Higher frequency
conditions shall be used in sensitive areas and where an overflow
would endanger public or private property.
P.
Runoff calculations must include complete hydrologic and hydraulic
design and analysis of all control facilities.
Q.
Control Facilities.
(1)
Permanent control measures/facilities shall be designed to assure
that the maximum rate of stormwater runoff is not greater after development
than prior to development for a ten-year storm frequency. More stringent
criteria may be required in sensitive areas where stormwater problems
presently exist.
(2)
Control facilities shall be designed to meet, as a minimum,
the design standards and specifications of the "Erosion and Sedimentation
Control Handbook for Tioga County."
(a)
Detention ponds may be waived by the Board of Supervisors on
the recommendation of the Township Engineer at sites in close proximity
to major streams. This is to facilitate drainage prior to stream flooding.
(b)
In areas underlain with limestone geology, ponds shall be limited
to the detention (dry) type unless the developer can show a special
need for a retention pond, in which case it shall have a lining. Detention
ponds shall be prohibited in areas of known sinkholes unless the pond
is lined. If a sinkhole develops in a pond or channel before acceptance
by Richmond Township, a lining shall be required.
(c)
Any pond with slope steeper than three to one shall be fenced
with a six foot fence of a type subject to the approval of Richmond
Township.
(3)
A maintenance program for control facilities must be included
as part of the grading and drainage plan.
(a)
Maintenance during development activities of a project shall
be the responsibility of the contractor, developer and owner.
(b)
Arrangement for maintenance of permanent control facilities
after completion of development activities shall be made before approval
of final plans is given by the Board of Supervisors.
(c)
In cases where permanent control facilities are owned by an
entity, it shall be the responsibility of that entity to maintain
control facilities (e.g., homeowner's association). In such cases
a legally binding agreement between the owner and Richmond Township
shall be made providing for maintenance of all permanent erosion control
facilities, including inspection by Richmond Township.
[Ord. 6-98, 9/1/1998, § 507]
1.
Where any excavation or grading is proposed or where any existing
trees, shrubs or other vegetative cover will be removed, the developer
shall consult the Tioga County Conservation District representative
concerning plans for erosion and sediment control and to also obtain
a report on the soil characteristics of the site so that a determination
can be made as to the type and degree of development the site may
accommodate. Before undertaking any excavation or grading, the developer
shall obtain a grading and excavation permit.
A.
Blocks and lots shall be graded to provide proper drainage away from
buildings and to prevent the collection of stormwater in pools. Minimum
2% slopes away from structures shall be required.
B.
Lot grading shall be of such design as to carry surface waters to
the nearest practical street, storm drain or natural water course.
Where drainage swales are used to deliver surface waters away from
buildings, their grade shall not be less than 1% nor more than 4%.
The swales shall be sodded, planted or lined as required. A grading
and draining plan shall be required for all subdivisions and land
developments, except minor subdivisions.
C.
No final grading shall be permitted with a cut face steeper in slope
than two horizontal to one vertical except under one or more of the
following conditions:
(1)
The material in which the excavation is made is sufficiently
stable to sustain a slope of steeper than two horizontal to one vertical,
and a written statement of a civil engineer, licensed by the Commonwealth
of Pennsylvania and experienced in erosion control, to that effect
is submitted to the Township Engineer and approved by him. The statement
shall state that the site has been inspected and that the deviation
from the slope specified hereinbefore will not result in injury to
persons or damage to property.
(2)
A concrete or stone masonry wall constructed according to sound
engineering standards for which plans are submitted to the Township
Engineer for review and approval is provided.
D.
No final grading shall be permitted which creates any exposed surface
steeper in slope than two horizontal to one vertical except under
one or more of the following conditions:
(1)
The fill is located so that settlement, sliding or erosion will
not result in property damage or be hazardous to adjoining property,
streets, alleys or buildings.
(2)
A written statement from a civil engineer, licensed by the Commonwealth
of Pennsylvania and experienced in erosion control, certifying that
he has inspected the site and that the proposed deviation from the
slope specified above will not endanger any property or result in
property damage, is submitted to and approved by the Township Engineer.
(3)
A wall is constructed to support the face of the fill.
E.
The top or bottom edge of slopes shall be a minimum of three feet
from property or right-of-way lines of street or alleys in order to
permit the normal rounding of the edge without encroaching on the
abutting property. All property lines, where walls or slopes are steeper
than one horizontal to one vertical and five feet or more in height
shall be protected by a protective fence no less than three feet in
height approved by the Township Engineer.
F.
All lots must be kept free of any debris or nuisances whatsoever.
[Ord. 6-98, 9/1/1998, § 509]
1.
The length, width, shape and design of blocks shall be determined
with due regard to the provision of adequate sites for buildings of
the types proposed, to the land use and/or zoning requirements of
Richmond Township, the topography of the land being subdivided and
the requirements for safe and convenient vehicular and pedestrian
circulation.
2.
Unless the topography of the land being subdivided or the existing
pattern of development in the immediately adjacent area shall be otherwise
than herein required, the following minimum standards for the design
and size of blocks and lots shall prevail:
A.
Blocks shall not exceed 1,200 feet in length, nor be less than 300
feet in length.
B.
Residential blocks shall generally be of sufficient depth to accommodate
two tiers of lots, except where reverse frontage lots bordering an
arterial or collector street are used, or where due to the contour
of the land, or the necessary layout of the subdivision, there is
insufficient depth between intersecting streets for such two tier
design. Reverse frontage lots may be required to have a planting screen
easement of at least 20 feet and across which there shall be no right
of access, along such a traffic artery or other inharmonious use.
C.
Crosswalks or interior pedestrian walks shall be required in blocks
exceeding 1,000 feet in length to provide for pedestrian circulation
or access to community facilities. Such walks shall be paved for width
of not less than four feet, shall be located in easements not less
than 10 feet in width, and shall, insofar as possible, be located
in the center of any such block.
D.
Blocks for commercial and industrial areas may vary from the elements
of design contained in this section if the nature of the use requires
other treatment. In such cases, off-street parking for employees and
customers shall be provided along with safe and convenient limited
access to the street system. Space for off-street loading shall also
be provided with limited access to the street system. Extension of
streets, railroad access right-of-way and utilities shall be provided
as necessary.
3.
Lots.
A.
Lot lines intersecting street lines shall be substantially at right
angles or radial to street lines. Along curvilinear street lines,
lot lines shall form a lot having not less than 50 feet at the rear
lot line.
B.
Lots shall, in general, front on a street which has already been
dedicated to Richmond Township, or which the subdivider or developer
proposes to dedicate to Richmond Township in connection with approval
of the final plan. In commercial or industrial subdivisions or land
developments, where access is proposed to be provided by private streets
within the subdivision or land development, this requirement may be
waived by the Board of Supervisors.
C.
Richmond Township shall assign house numbers to each lot within a
subdivision.
D.
Lot Characteristics and Size.
(1)
Lot size and setback distances shall be in accordance with the Richmond Township Zoning Ordinance [Chapter 27]. A length and width ratio of approximately 2 1/2 to one) is considered desirable. A length and width ratio shall normally not exceed a ratio of three to one.
(2)
Lots not served by public sewage and water systems may be required
to be larger if there are factors of drainage, soil conditions or
other conditions which cause potential health problems. The Supervisors
may require testing data to be submitted as a basis for passing upon
proposed subdivision dependent upon septic tanks as a means of sewage
disposal and/or private storage of water supply.
(3)
Corner Lots.
(a)
No corner lots shall have a width at the building line of less
than 100 feet. Either of the two sides of a corner lot fronting on
a street may be designated the front of the lot, provided the rear
yard shall always be opposite the frontage so designated.
(b)
All corner lots, be they at the intersection of the rights-of-way
of two streets or of and alley and a street, shall have a curve with
a minimum radius of 30 feet joining the two sidelines of said rights-of-way.
E.
Remnants of land, smaller than required for a lot, shall not be permitted
within any subdivision. Such remnants shall be incorporated in existing
or proposed lots, or dedicated to public use if acceptable to the
Board of Supervisors.
H.
Building Setback Lines.
(1)
The minimum building or setback line for all structures in subdivisions
or land developments shall be measured from the required street right-of-way
and shall be 1/2 of the street right-of-way; provided, that the maximum
required setback shall be 40 feet. In the case of a corner lot, the
setback from each adjacent street shall apply.
(2)
The minimum required setback from the side lot line shall be
not less than 10 feet on any side and setback on both sides shall
total a minimum of 20 feet.
(3)
The minimum setback from the rear lot line shall be 10 feet.
[Ord. 6-98, 9/1/1998, § 509]
1.
It is the policy of Richmond Township that all subdivided lands shall
have immediate access to a public street. Because of unique property
configuration and location, Richmond Township recognizes the need
for limited exceptions to the foregoing general policy.
2.
No subdivision will be approved on a private street or road if more
than two lots already front on such street or road or if after subdivision
more than two lots will front on such private street or road.
[Ord. 6-98, 9/1/1998, § 510]
1.
In order to promote the highest environmental quality possible, the
degree to which the applicant of a subdivision or land development
plan has preserved existing salient natural features and land forms
intrinsic to the site shall be assessed. Terms of approval of a plat
may be subject to the manner in which the layout or design of the
plan has preserved existing natural features, such as, but not limited
to, trees, wooded areas and water course.
2.
Open Space. Where the applicant is offering for dedication, or is
required by ordinance to establish a reservation of open space or
preserve an area of scenic or historic importance, a "limit of work,"
which will confine excavation, earth moving procedures and other changes
to the landscape, may be required to ensure preservation and prevent
despoliation of the character of the area in open space.
3.
Tree Preservation. Whenever possible, trees shall not be removed
unless they are located within the proposed street right-of-way, within
the proposed building area, or within utility locations and equipment
access areas. In areas where trees are retained, the original grade
level shall be maintained, if possible, so as not to disturb the trees.
4.
Topsoil Preservation. All of the topsoil from areas where cuts and
fills have been made should be stockpiled and redistributed uniformly
after grading. All areas of the site shall be stabilized by seeding
or planting on slopes of less than 10% and shall be stabilized by
sodding on slopes 10% or more and planted in ground cover on slopes
20% or greater.
5.
Landscaping. For all multifamily, apartment, office, commercial and
industrial subdivisions or land developments, a landscaping plan shall
be provided and shall include sufficient plantings for the required
open space, planting strips, screenings, formal gardens, shade trees
and natural barriers.
6.
Buffer Planting Requirements. Buffer yard requirements should be as specified in the Township Zoning Ordinance [Chapter 27].
7.
Preserved Landscaping. When there is a conscientious effort to preserve
the existing natural integrity and character of a site and where such
preservation effectuates areas of woodland and trees comparable to
required planting improvements, i.e., landscaping and buffer screening,
the plan may be received in lieu of additional landscaping requirements.
8.
Trees. The planting of trees within the street right-of-way line
shall not be permitted. The planting of any trees within the private
property of each residential lot shall be at the discretion of the
property owner or developer.
9.
Watercourse Protection. Where a subdivision or land development is traversed by a natural watercourse, there shall be provided a drainage easement or right-of-way conforming substantially with the line of such watercourse and of such width as will be adequate to preserve natural drainage. Such easement shall be in addition to the open space required in § 22-510, Subsection 2.
[Ord. 6-98, 9/1/1998, § 511]
1.
General Purpose.
A.
The Board of Supervisors finds that the minimization of erosion and
control of sedimentation in connection with land development and subdivision
are in the public interest, affecting public health, safety and welfare,
and therefore those regulations governing erosion control and sedimentation
control are necessary for Richmond Township.
B.
No changes shall be made in the contour of the land, no grading,
excavating, removal or destruction to the topsoil, trees or other
vegetative cover of the land shall be commenced until such time that
a plan for minimizing erosion and sedimentation has been processed
with and reviewed by the Township Engineer and/or Tioga County Soil
and Water Conservation District or there has been a determination
by the above entities that such plans are not necessary.
C.
No subdivision or land development plan shall be approved unless:
(1) there has been an erosion and sedimentation control plan approved
by the Board of Supervisors that provides for minimizing erosion and
sedimentation consistent with this section, and an improvement bond
or other acceptable securities are deposited with Richmond Township
in the form of an escrow guarantee which will ensure installation
and completion of the required improvements; or (2) there has been
a determination by the Board of Supervisors that a plan for minimizing
erosion and sedimentation is not necessary.
D.
Where not specified in this chapter, measures used to control erosion
and reduce sedimentation shall as a minimum meet the standards and
specifications of the Tioga County Soil and Water Conservation District.
The Township Engineer, or other officials as designated, shall ensure
compliance with the appropriate specifications, copies of which are
available from the Soil and Water Conservation District.
2.
Performance Principles. The following measures are effective in minimizing
erosion and sedimentation and shall be included where applicable in
the control plan:
A.
Stripping of vegetation, regrading or other development shall be
done in such a way that will prevent all but minor erosion.
B.
Development plans shall preserve salient natural features, keep cut-fill
operations to a minimum, and ensure conformity with topography so
as to create the least erosion potential and adequately handle the
volume and velocity of surface water runoff.
C.
Whenever feasible, natural vegetation shall be retained, protected
and supplemented.
D.
The disturbed area and the duration of exposure shall be kept to
a practical minimum.
E.
Disturbed soils shall be stabilized as quickly as practicable.
F.
Temporary vegetation and/or mulching shall be used to protect exposed
critical areas during development.
G.
The permanent final vegetation and structural erosion control and
drainage measures shall be installed as soon as practical in the development.
H.
Provisions shall be made to effectively accommodate the increased
runoff caused by changed soil and surface conditions during and after
development. Where necessary, the rate of surface water runoff will
be structurally retarded.
I.
Sediment in the runoff water shall be trapped until the disturbed
area is stabilized by the use of debris basins, sediment basins, silt
traps or similar measures.
3.
Grading for Erosion and Other Environmental Controls. In order to
provide suitable sites for building and other uses, improve surface
drainage and control erosion, the following requirements shall be
met:
B.
Provisions shall be made to prevent surface water from damaging the
cut face of excavations or the sloping surfaces of fills, by installation
of temporary or permanent drainage across or above these areas.
C.
Fill shall be placed and compacted so as to minimize sliding or erosion
of the soil.
D.
Fills placed adjacent to watercourses shall have suitable protection
against erosion during periods of flooding.
E.
During grading operations, necessary measures for dust control will
be exercised.
F.
Grading equipment will not be allowed to enter into flowing streams.
Provisions will be made for the installation of temporary or permanent
culverts or bridges.
4.
Responsibility.
A.
Whenever sedimentation damage is caused by stripping vegetation,
grading or other development, it shall be the collective responsibility
of the land developer and subdivider, and of the contractor, person,
corporation and other entity causing such sedimentation to remove
it from all adjoining surfaces, drainage systems and watercourses
and to repair any damage at his expense as quickly as possible.
B.
Maintenance of all erosion and sedimentation control facilities during
the construction and development period is the responsibility of the
land developer or subdivider.
C.
It is the responsibility of any developer or subdivider, and any
person, corporation or other entity doing any act on or across a communal
stream, watercourse or swale, or upon the flood plain or right-of-way,
to maintain as nearly as possible in its present state the stream,
watercourse, swale, floodplain or right-of-way during the pendency
of the activity and to return it to its original or equal condition
after such activity is completed.
D.
The subdivider or land developer shall provide and install, at his
expense, in accordance with Township requirements, all drainage and
erosion control improvements (temporary and permanent) shown on the
erosion and sediment control plan.
5.
6.
Stream Channel Construction. Stream channel construction on watersheds
with drainage areas in excess of 1/2 square mile, or in those cases
where downstream hazards exist, will conform to criteria established
by the Pennsylvania Department of Environment Protection.
[Ord. 6-98, 9/1/1998, § 512]
1.
All sanitary sewer systems, whether public or private, shall be flood-proofed
up to the regulatory flood elevation.
A.
The installation of sewage disposal facilities requiring soil absorption
systems shall be prohibited where such systems will not function due
to high ground water, flooding or unsuitable soil characteristics
or within designated floodplain areas or districts. Richmond Township
may require that the developer note on the face of the plat and in
any deed of conveyance that soil absorption fields are prohibited
in any such area or district.
B.
Richmond Township may prescribe adequate methods for waste disposal.
If a sanitary sewer system is located on or near the proposed subdivision
and/or land development, Richmond Township shall require the developer
to provide sewage facilities to connect to this system where practical,
and shall prescribe the procedures to be followed by the developer
in connecting to the system.
[Ord. 6-98, 9/1/1998, § 513]
All water systems, whether public or private, shall be flood-proofed
up to the regulatory flood elevation. If there is an existing public
water supply system on or near the subdivision, Richmond Township
shall require the developer to connect to this system where practical,
and shall prescribe the procedures to be followed by the developer
in connecting to the system.
[Ord. 6-98, 9/1/1998, § 514]
All other public and private utilities and facilities, including
gas and electric, shall be elevated or flood-proofed up to the regulatory
flood elevation.
