[Ord. 5/8/1997A, § 1001]
1.
Minimum Requirements. The design standards and improvements required
in this chapter are the minimum requirements for approval of a subdivision
or land development. Additional or higher type improvements may be
required in specific cases where the Board of Supervisors determines
such improvements are clearly necessary to protect the public health
and safety.
[Ord. 5/8/1997A, § 1002]
This chapter sets forth the design and construction standards
for required improvements, regardless of whether the improvement will
be dedicated to the Township.
[Ord. 5/8/1997A, § 1003]
1.
Land shall be suitable for the purpose for which it is to be subdivided
or developed.
2.
Hazardous Conditions. Subdivisions or land developments subject to hazardous conditions (such as open quarries, limestone solution channels, unconsolidated fill, floods, excessive erosion or unsafe water supply) shall not be approved until the developer has provided or has legally committed to provide adequate measures to overcome or eliminate the hazards, in the determination of the Board of Supervisors. See the floodplain requirements of the Township Zoning Ordinance [Chapter 27].
3.
Comprehensive Plan. The subdivision or land development shall be
designed with consideration of any applicable provisions of the Township
Comprehensive Plan.
4.
Zoning. All aspects of a proposed subdivision or land development shall conform to the Township Zoning Ordinance [Chapter 27] and all other Township ordinances and specifications.
5.
Nearby Development. A subdivision or land development and its street
pattern shall be coordinated with existing or approved nearby developments
or neighborhoods to help develop the area harmoniously and to help
prevent conflicts between neighboring development.
6.
Safety. No subdivision or land development shall occur in such a
way that would significantly threaten the public health and safety,
including hazards of toxic substances, traffic hazards, explosive
hazards and fire hazards.
[Ord. 5/8/1997A, § 1004; as amended by Ord. 2004-6,
7/13/2004, § 1.III]
1.
Access to Proposed Subdivisions and Land Developments. All proposed
subdivisions and land developments shall have adequate and safe access
to the public street system.
2.
Streets and Topography. Proposed streets shall be adjusted to the contour of the land to produce usable lots and reasonably sloped streets. See the steep slope regulations of the Zoning Ordinance [Chapter 27].
3.
Street Continuations.
A.
Where deemed necessary by the Board of Supervisors for efficient
movement of traffic, a subdivision or land development shall include
the extension of a proposed street with right-of-way to the boundary
line of the tract to provide for an eventual extension into the adjacent
tract for efficient circulation of traffic throughout the area.
B.
Where a subdivision or land development abuts or contains an existing
street of inadequate cartway or right-of-way width, additional right-of-way
and/or cartway width shall be required conforming with Appendix 22-G,
Street Specifications.[1]
[1]
Editor's Note: Said appendix is included as an attachment to this chapter.
4.
Intersections.
A.
The center lines of streets shall intersect at right angles except
where the Board of Supervisors determine that a right angle intersection
is not feasible. In such case, the intersection shall be at as nearly
a right angle as possible, with an absolute minimum angle of 75°.
B.
No more than two streets shall intersect at one point. Where one
street intersects a cross street, the intersecting street shall either
be aligned with any street intersecting on the other side of the cross
street or be offset by the following minimum distances:
(1)
One hundred fifty feet along a local street.
(2)
Four hundred feet along a collector street.
(3)
One thousands feet along an arterial street.
(4)
The minimum distances of this subsection shall be measured between
the points where the center lines of the rights-of-way of the intersecting
streets intersect with the center line of the cross street. (See the
following figures.)
 |
C.
At street intersections, the property line shall be rounded by arcs
with the radii listed below. For arterial streets, the Board of Supervisors
may require a larger radius than stated below, if recommended by the
Township Engineer. (See chart below.)
|
Type of Street
|
Minimum Radius of Arc at Intersection of Cartway Edge
or Curb Line
(feet)
|
Minimum Radius of Arc at Intersection of Right-of-Way
(feet)
| |
|---|---|---|---|
|
Arterial
|
40
|
30
| |
|
Collector
|
35
|
25
| |
|
Local
|
25
|
15
|
5.
Arterial and Collector Street Frontage. Where a subdivision or land
development abuts or contains an existing or proposed arterial or
collector street, the Board of Supervisors shall require one or more
of the following methods of layout and site design if it determines
one or more of these methods will be reasonable, feasible and necessary
to avoid increased traffic congestion and improve traffic safety.
The Board's decision to use one or more of the following methods will
be based on the recommendations of the Planning Commission, the Township
Engineer, any comments from PennDOT and any professional traffic studies
that have been submitted.
A.
The use of a marginal access or "frontage" street or access only
onto side or interior streets, to collect traffic from numerous driveways
and direct it to a select few number of entrances to the arterial
or collector street.
B.
The minimization of the number and length of driveway cuts or street
intersections onto an arterial or collector street, which may include
requiring the use of shared driveways between adjacent uses or lots.
C.
The restriction of ingress and egress involving left-hand turns onto
or off of the arterial or collector street.
D.
The prohibition of driveways from individual dwellings entering directly
onto an arterial or collector street. If there is no alternative to
this, each driveway entering onto an arterial or collector street
shall have adequate turn-around space for vehicles provided within
the lot so that vehicles do not back onto the street.
6.
Street Design Standards.
A.
Minimum street design standards shall comply with Appendix 22-G,
unless PennDOT establishes a stricter requirement. The following provisions
shall modify the provisions of Appendix 22-G as applicable:
(1)
Horizontal sight distances shall be measured from a point 3.5
feet above the road surface to a point six inches above the road surface,
and shall be based upon standards of the American Association of State
Highway and Transportation Officials (AASHTO).
(2)
All tangents between reverse curves shall be measured along
the street center line.
(3)
Larger center line radii for horizontal curves may be required
as determined by the Township Engineer.
(4)
The Board of Supervisors may allow a steeper maximum grade of
a street than provided for in Appendix 22-G for relatively short segments.
The minimum grades for all streets shall be 1.0%, unless the Township
Engineer determines a lesser grade is acceptable.
(5)
For a local street, the minimum cartway width of Appendix 22-G
shall be reduced to 24 feet for local streets that either are: (a)
a cul-de-sac street that will clearly ultimately serve 12 or fewer
dwelling units; or (b) a street serving only single-family detached
lots that are all of one acre or greater, provided that appropriate
three feet wide stabilized shoulders are provided on each side of
the cartway.
(6)
For a collector or arterial street, the cartway width may be
modified or as determined to be adequate by PennDOT if a state street
is involved, plus turning lanes and acceleration/deceleration lanes
that may be required by the Board of Supervisors and/or PennDOT.
B.
Horizontal curves shall connect street lines that are deflected in
excess of 2°.
C.
Vertical curves shall be used at changes of grade exceeding 1%. The
length of the vertical curve shall be determined by multiplying the
algebraic difference in change of percent in grade by the following
factors:
D.
All approaches to an intersection of two or more streets shall have
a levelling area not greater than 5% grade for a distance of 25 feet
for a local street and 50 feet for an arterial or collector street,
measured from the nearest right-of-way line of the intersecting street.
E.
The minimum grade of any street gutter shall be 1.0%.
F.
A minimum tangent of 100 feet shall be required between reverse curves
on a street and between a curve and a street intersection where one
of the intersecting streets is a collector or an arterial street.
8.
Sight Distances at Intersections of Streets. The requirements of the Township Zoning Ordinance [Chapter 27] shall apply to all subdivisions and land developments.
9.
Cul-de-sac Streets.
A.
Cul-de-sac streets shall be permitted with a maximum length of 1500
feet; they must be provided with a turn-around with a minimum radius
of 40 feet to the face of the outside curb and a minimum radius of
50 feet to the legal right-of-way (see the figure below).
B.
The circular right-of-way of the cul-de-sac shall maintain a minimum
10 feet width between the edge of paving and the edge of the right-of-way.
The circular paving of the cul-de-sac shall be connected to the approach
paving by an arc having a radius of not less than 150 feet (see the
figure below).
C.
The Board of Supervisors, upon the recommendation of the Planning
Commission, may permit acceptable alternative turn-around designs,
including a turnarounds of acceptable radii incorporated into a parking
court or a landscaped island (with an acceptable system for maintenance)
within a cul-de-sac.
D.
No street shall dead-end without an approved turn-around at the end
of the street. Temporary stub streets shall be required to include
at least a temporary cul-de-sac, if the stub would be longer than
150 feet or serve more than three dwellings or lots.
E.
The maximum cross slope on the circular part of a cul-de-sac shall
be 5%.
F.
A cul-de-sac street shall serve a maximum of 20 dwelling units.
G.
Right hand offset culs-de-sac are prohibited.
 |
H.
See also the design standards in Appendix 22-G.
10.
Maintenance. As a condition for final plan approval, the developer
must enter into a legally binding agreement which shall state who
is to be responsible for the improvement and maintenance of any street
not offered for dedication. If an association of lot owners is to
be made responsible, such association must be legally organized prior
to plan approval by an agreement approved by the Township.
11.
Street Design and Construction Standards.
A.
Streets shall be graded, improved and surfaced to the grades and
dimensions shown on plans, profiles and cross-sections submitted by
the developer that meet applicable Township standards.
B.
Right-of-Way Grading.
(1)
The entire right-of-way shall be graded to the approved cross-section.
All trees, stumps and other material deemed unsuitable by the Township
Engineer shall be removed. The excavation shall be backfilled and
suitably compacted to the satisfaction of the Township Engineer.
(2)
The finished street surface shall be crowned in conformance
with the Township street and improvement specifications.
(3)
A proper super-elevation (banked curves) shall be provided on
arterial and collector streets when required by the Township Engineer.
C.
Grading Beyond Right-of-Way.
(1)
The subdivider or developer may be required to grade beyond
the right-of-way line in order to provide continuous slope from the
right-of-way line to the proposed elevation of the abutting property.
(2)
Such grading beyond the right-of-way shall generally maintain
the original directions of slope except where stormwater runoff designs
dictate changes.
(3)
Approved plans, either preliminary or final, showing proposed
grading, shall be a covenant running with the land, unless altered
by written permission from the Board of Supervisors.
(4)
In areas of earth excavation or earth fill, such grading shall
be done to a maximum slope of one-foot vertical to three feet horizontal.
(5)
In no case shall the required street grading extend onto an
adjoining property with a different landowner, unless the other adjoining
property owner gives a written agreement to the developer to accomplish
such work.
D.
Trench Excavation. All trenches excavated within the cartway of an
existing or proposed public street or right-of-way shall be mechanically
compacted with backfill acceptable to the Township Engineer or be
stone backfilled if the cartway is to be paved in the same construction
season.
F.
Street Construction Standards. All streets shall meet the construction
standards referenced in Appendix 22-G, which may be revised by the
Board of Supervisors by resolution, based upon the latest version
of PennDOT's Form 408 or its successor publication, unless a specifically
differing standard is listed in this subsection and unless PennDOT
specifically requires a different standard for a state road.
G.
Sub-Grade. All streets shall be constructed upon a properly rolled,
compacted and crowned subgrade.
H.
Alternative Designs. An applicant may, if pre-approved by the Township
Engineer, use an alternative road bed design that is specifically
recommended for that type of street by a current official publication
of PennDOT. The alternate design must provide load capabilities equivalent
to or higher than the capabilities of the designs set forth above.
13.
Required Traffic Improvements.
A.
If there is a reasonable relationship between the need for an "on-site
improvement" of a street (including but not limited to a new or upgraded
traffic signal, or land dedication to improve an abutting intersection,
or realignment of an abutting curve in a road, or the widening of
the abutting cartway and right-of-way) and a proposed subdivision
or land development, the subdivision or land development shall be
required to complete the needed improvement or fund its fair share
of the cost, of such improvement and to dedicate sufficient street
right-of-way.
B.
An applicant for any land development or major subdivision shall
be required to widen the cartway and any shoulders of abutting streets
to Township standards, from the center line of the street right-of-way
inward towards the project's lot lines, unless the Board of Supervisors
determine that it is not needed or that a lesser improvement is sufficient
or if PennDOT specifically refuses in writing to allow such improvement
to a state road in the foreseeable future.
C.
The following shall be the definition of "on-site improvement," unless
this definition is amended by state law- "all street improvements
constructed on the applicant's property, or the improvements constructed
on the property abutting the applicant's property necessary for the
ingress or egress to the applicant's property."
D.
In place of funding the improvement as a condition of final approval,
the Township may enter into an agreement to: (1) allow the developer
to construct the improvement or (2) allow the improvement to be funded
in stages in relationship to the stages of the development or (3)
require the funds to be placed in escrow until such time as sufficient
funds are available for a more comprehensive improvement. Any such
funds received under this section shall be accounted for separately
and remain committed to traffic improvements.
E.
This section shall be carried out through determinations of the Board
of Supervisors, after requesting recommendations of the Planning Commission,
and based upon recommendations of the Township Engineer, any comments
from PennDOT and any professional traffic studies that have been submitted.
[Ord. 5/8/1997A, § 1005]
1.
Residential.
A.
Maximum Length. Residential blocks shall not exceed 1,500 feet in
length in subdivisions using an average lot size of one acre or larger
and shall not exceed 1,200 feet in length in subdivisions having an
average lot size less than one acre, unless permitted by the Board
of Supervisors.
B.
Minimum Length. Residential blocks shall have a minimum length of
250 feet, unless otherwise approved by the Board of Supervisors.
C.
Blocks shall be of sufficient width to permit two tiers of lots except
where access is limited by virtue of an adjoining arterial street
or by virtue of topographic limitations, unless permitted by the Board
of Supervisors.
2.
Nonresidential. Nonresidential blocks shall not be less than 800
feet in length.
[Ord. 5/8/1997A, § 1006]
1.
All lots created after the adoption of this chapter shall conform to all requirements of, the Township Zoning Ordinance [Chapter 27], as amended.
2.
Street Frontage. All lots shall front on a public street with a minimum paved cartway abutting the lot of 24 feet, or that the applicant agrees to so improve through the posting of acceptable financial security, or on a private street within the requirements of § 22-1021 of this chapter.
3.
The average depth-to-width ratio of a lot shall generally not be
greater than 2 1/2 to one, unless otherwise permitted by the
Board of Supervisors.
4.
Side lot lines shall abut and be approximately at right angles to
straight streets and on radial lines to curved streets, unless otherwise
permitted by the Board of Supervisors. Pointed or very irregularly
shaped lots shall be avoided. (See figures below.)
 |
5.
Lots Abutting Two Streets, Collector Streets, Arterial Streets and
Expressways.
A.
Lots abutting two streets on two noncontiguous sides shall ordinarily
not be created except as needed to avoid direct vehicular access onto
an arterial or collector street by individual driveways. This shall
not apply to a lot abutting an expressway.
B.
Any residential lot with a rear yard directly abutting a collector or arterial street or expressway shall along such rear yard include a ten-foot-wide planting strip along the back of the lot, with access across this strip clearly prohibited on notes on any approved plan (see figure below). In addition to any street trees required by § 22-1018 of this chapter, this planting strip shall include evergreen plantings meeting the buffer yard requirements of the Township Zoning Ordinance [Chapter 27]. Any fencing in the rear of such lots shall be placed on the inside of such plantings. Such plantings shall be placed so that they do obstruct safe sight distance.
 |
6.
A lot, other than dedicated open space, that would not be suitable
for uses permitted in that zoning district shall not be created as
part of a subdivision, but instead shall be incorporated into another
lot.
7.
Bus Stops.
A.
The developer of any residential land developments or subdivisions
that involve 15 or more dwelling units shall contact the school district
prior to submitting final plans to establish an acceptable and safe
location for a school bus stop.
B.
The Planning Commission may require the developer of any major subdivision
or land development to contact the local public transportation agency
to seek an appropriate location for a public bus stop.
[Ord. 5/8/1997A, § 1007; as amended by Ord. 2004-4,
7/13/2004, § I]
1.
Intent. To provide adequate open spaces, recreational lands and recreational
facilities to serve new residents of new developments, for both active
and passive recreation; to recognize and work to carry out the Recreation
Plan sections of the officially adopted Williams Township Comprehensive
Plan and the Master Plan for the development of the Williams Township
Park.
2.
Applicability. This section shall apply to any subdivision or land
development for which a preliminary plan or a combined preliminary/final
plan is submitted after the enactment date of this amendment.
A.
This section shall not apply to plans that the Board of Supervisors
determines only involve clearly minor adjustments or corrections to
an approved preliminary plan or clearly minor adjustments or corrections
to a preliminary plan that was before the Township for consideration
at the date of the adoption of this amendment.
3.
Limitations on Use of Fees.
A.
Any fees collected under this section shall be placed within an interest-bearing
account and shall be accounted for separately from other Township
funds.
B.
To ensure that the lands and facilities are accessible to the residents
and employees of the developments that paid fees towards their cost,
the attached "Recreation Fee District Map" in Appendix 22-E designates
two overlapping "Recreation Fee Districts."[1] These districts are the "Eastern Recreation Fee District"
and the "Western Recreation Fee District." Any such fees collected
under this section shall only be expended within the same Recreation
Fee District as the subdivision or land development that contributed
the fees.
[1]
Editor's Note: Said appendix is included as an attachment to this chapter.
C.
Such fees shall only be used for the following: acquisition of public
open space, development of public recreational facilities, landscaping
of public open space and closely related engineering and design work.
D.
Unless the Township identifies fees for a particular set of facilities
or particular recreation area, then the fees shall be used for the
further development of the Williams Township Park as a generally centrally
located recreation area providing programs and facilities for the
entire Township.
4.
Land Dedication. Any subdivision or land development regulated under
this section shall be required to dedicate the specified amount of
common open space, unless the Board of Supervisors require recreation
fees-in-lieu of land.
A.
Generally, it is the intent of this section that developments of,
at a minimum, five or fewer dwelling units that do not include land
that is adjacent to existing publicly owned land shall be required
to pay a recreation and open space fee in lieu of dedicating land.
However, if the applicant does not agree to pay such fees, then land
shall be required to be dedicated.
B.
The land and fee requirements of this section shall be based upon
the number of new dwelling units that would be permitted on the lots
of a subdivision or land development after approval.
C.
Prime Open Space. For the purposes of this section, the term "prime
open space" shall mean land proposed to be dedicated as common open
space that would meet all of the following standards:
(1)
Less than 6% slope.
(2)
Not a "wetland" under federal and/or state regulations.
(3)
Be part of a contiguous tract of at least two acres (which may
include existing adjacent common open space).
(4)
Not be within the "one-hundred-year floodplain" as defined by
official floodplain maps of the Township.
D.
Amount of Common Open Space. If a subdivision or land development
is required to dedicate common open space, the following amounts for
each permitted new dwelling unit shall apply:
|
Percentage of the Total Required Common Open Space that
Would Meet the Definition of "Prime Open Space:"
|
Minimum Required Common Open Space Per Permitted Dwelling
Unit
(square feet)
| |
|---|---|---|
|
0% to 25.0%
|
2,000
| |
|
25.1% to 75.0%
|
1,500
| |
|
75.1% to 100%
|
1,200
|
5.
Fees for Residential Development. If the Board of Supervisors determines
that a proposed subdivision or land development is required to pay
fees-in-lieu of dedicating open space, this fee shall be assessed
as follows:
6.
Decision on Land Versus Fees. The Board of Supervisors shall determine
whether a land dedication would be in the public interest, or rather
instead, whether the payment of fees is required. This determination
should, but is not required to, be made at the time of sketch plan
review. The Township should, at a minimum, consider the following
in this decision:
A.
Whether the land in that location would serve a valid public purpose.
B.
Whether there is potential to make a desirable addition to an existing
public or school district recreation area.
C.
Whether the proposed land would meet the objectives and requirements
of this section and any relevant policies of the Township Comprehensive
Plan.
D.
Whether the area surrounding the proposed development has sufficient
existing recreation and open space land and whether it is possible
for pedestrians and bicyclists to reach those lands.
E.
Any recommendations that may be received from the Planning Commission,
the Township Engineer, the local school board or school district staff
and any Township parks and recreation commission.
7.
Land to be Dedicated.
A.
Land required to be dedicated shall be suitable for its intended
purpose, in the determination of the Board of Supervisors. The applicant
shall state what improvements, if any, he/she intends to make to the
land to make it suitable for its intended purpose, such as grading,
landscaping or development of trails. Such land shall be free of construction
debris at the time of dedication.
B.
Required common open space shall be dedicated to the Township, unless
the Board of Supervisors agree to accept a dedication to any of the
following: the Wilson School District, Northampton County, a homeowner
association or an environmental organization acceptable to the Board
of Supervisors. In the case of a rental development, the Township
may permit the common open space to be retained by the owner of the
adjacent residential buildings.
C.
If required common open space is owned by a homeowner association,
the developer shall be required to establish such association in a
form that requires all property owners within the development to annually
contribute to the maintenance of the common open space. Any homeowner
association agreements regarding required common open space shall
be subject to acceptance by the Board of Supervisors, based upon review
by the Township Solicitor. The provisions of § 703(f) of
the State Municipalities Planning Code, 53 P.S. § 10703(f),
should serve as a model for such agreement.
D.
Any required common open space dedication shall include deed restrictions
to permanently prevent its development for buildings, except buildings
for noncommercial recreation or to support maintenance of the land.
E.
Priority shall be given to dedication of land that would be suitable
for:
F.
Land that is not suitable for active or passive recreation shall
not be permitted to meet the requirements of this section, including
areas within a stormwater detention basin that are not suitable for
recreation. Portions intended for active recreation shall be well-drained,
of less than 0.4% average slope and not require filling in of a wetland
for use.
G.
Common open space within a subdivision or land development shall
be contiguous, except as may be specifically exempted by the Board
of Supervisors, and shall have adequate access for maintenance and
by pedestrians.
H.
Other Ordinances. Any required land dedication under this section
shall be in addition to any land dedication or improvement requirements
of any other Township ordinance or resolution.
I.
Lands Close to Buildings. For the purposes of this section, no land
shall be used to meet the minimum common open space requirements of
this section if such land is within:
J.
Residual Lands. If only a portion of a larger tract of land is currently
proposed to be subdivided, or the applicant owns one or more adjacent
tracts that are not currently proposed to be subdivided, the applicant
shall provide a sketch of a possible future land dedication on these
adjacent lands in case they would be developed in the future.
K.
Coordination With Future Adjacent Dedication. The Board of Supervisors
may require that a required land dedication within a property currently
being subdivided be placed along an edge of the property so that it
may, in the future, be combined with an open space dedication on the
edge of an adjoining property when that adjoining property is subdivided
or developed.
8.
Combination of Land and Fees. Upon mutual agreement of the Board
of Supervisors and the applicant, the Township may accept a combination
of common open space and fees-in-lieu of land to meet the requirements
of this section for a residential subdivision or land development.
This combination shall be based upon the common open space requirement
applying for a certain of dwelling units and the fee-in-lieu of land
requirement applying for the remaining number of dwelling units.
9.
Timing of Fees. Fees required under this section shall be paid prior
to the recording of the final plan, except as follows:
A.
If the required fee would be greater than $3,000 and the applicant
and the Township mutually agree to provisions in a binding development
agreement to require the payment of all applicable recreation fees
prior to the issuance of any building permits within each clearly
defined phase of the development, then the fees are not required to
be paid prior to recording of the final plan but may instead be paid
within the requirements of that development agreement.
B.
If the applicant agrees to pay such fees in installments, then all
such fees shall not be considered to be "paid" for the purposes of
any applicable time limitations for utilization under the State Planning
Code, 53 P.S. § 10101 et seq., until all such fees are paid
in full, including all installments and phases.
10.
Facilities in Place of Land or Fees. An applicant may seek a modification of the requirements of this section under the procedures of § 22-107 by offering to construct substantial permanent recreation facilities within the proposed subdivision or land development or on nearby public open space, if the applicant clearly proves to the satisfaction of the Board of Supervisors will be approximately equal in market value to the land or fees that would otherwise by required.
[Ord. 5/8/1997A, § 1008]
1.
General Provisions.
A.
Stormwater runoff from any subdivision or land development (including
during construction and earthmoving) shall not occur at a peak rate
(measured in cubic feet per second) that is greater after development
than occurred prior to development.
B.
Runoff shall be controlled from a site using appropriate means of
detention of water on the site and/or other approved types of stormwater
management, within the requirements of this chapter.
C.
Runoff that is detained shall be held and released at a predetermined
controlled rate by appropriately installed devices. The release shall
be in the same manner as the natural or predevelopment means of discharge
from a site (such as point discharge or sheet flow).
D.
Stormwater runoff shall not be increased or redirected in such a
way that it results in hazards to persons or property or interferes
with the normal movement of vehicles.
E.
All stormwater management methods are subject to approval by the
Township Engineer, including all outlet locations.
F.
All lots shall be laid out and graded to prevent cross lot drainage,
to provide positive drainage away from proposed building locations
and any primary or alternate septic system locations. Stormwater shall
also be not be redirected towards buildings or on-lot septic systems
off of the site.
G.
All stormwater management plans shall take into account and provide
for existing flow from upstream areas within the entire watershed.
H.
The existing points of natural drainage discharge onto adjacent property
shall not be altered nor shall the concentration of water runoff be
increased because of development without the written approval of all
affected landowners.
I.
No stormwater runoff or watercourse shall be diverted in a way that
overloads existing drainage systems, or creates flooding or the need
for additional drainage structures on other private properties or
public lands, without complete approval of provisions being made by
the developer for properly handling such, conditions, including water
runoff impoundments, if necessary.
J.
An adequate storm sewer system consisting of inlets and other underground
drainage structures with approved outlets shall be constructed where
the runoff of stormwater and the prevention of erosion cannot be accomplished
satisfactorily by surface drainage facilities, as determined by the
Board of Supervisors, based upon the recommendation of the Township
Engineer.
K.
Sequence of Construction. No substantial grading shall occur and
no building permits shall be issued for any building unless any detention
basin, siltation basin or improved major swale approved to handle
the resulting runoff is in place. Any detention basin shall be seeded
and stabilized and have an installed outlet structure prior to the
construction of any streets or buildings within that drainage basin.
L.
Phasing. The phasing of a development shall ensure that all stormwater
facilities needed to manage runoff from a phase are in place and functioning
adequately prior to and after the construction of buildings in that
phase. This shall, for example, include the extension of the main
outfall line. This may require the use of temporary structures, which
shall be shown on submitted plans.
2.
Calculations of stormwater runoff for any proposed subdivision or land development must be consistent with the calculation methodology contained in § 23-307.
[Amended by Ord. No. 2021-2, 8/11/2021]
3.
Design Storms. The following shall apply unless superseded by PennDOT
or other stricter standards.
A.
At a minimum, the applicant shall prove to the satisfaction of the
Township Engineer that no increase in peak stormwater discharge will
leave the tract during earthmoving, construction or after development
than occurred prior to any of these activities, under the following
conditions and storm frequencies (considered individually), unless
any more restrictive requirements of an applicable official Stormwater
Management Plan adopted by DEP and the county pursuant to State Act
167 of 1978, 32 P.S. § 680.1 et seq., as amended:
B.
Storm sewer piping, roadside swales and inlet systems shall be designed
for a twenty-five-year storm. A twenty-four-hour Type II rainfall
shall be used if using the soil complex method. The openings of culverts
and under bridges shall be designed for a fifty-year, twenty-four-hour
Type II rainfall (except within the one-hundred-year floodplain).
Bridges shall be designed with one foot of freeboard.
C.
Within the one-hundred-year floodplain, any stormwater management
structures and systems shall be designed to handle a one-hundred-year
storm. A twenty-four-hour Type II storm shall be used if using the
soil complex method.
D.
The Stormwater Management Plan shall show that a one-hundred-year,
twenty-four-hour storm can be safely conveyed without jeopardizing
any principal building on or adjacent to the site.
4.
Design Submission.
A.
All plans showing the proposed storm drainage construction must be
accompanied by a complete design stamped and signed by a Pennsylvania
registered engineer.
B.
When subdivisions or land developments are submitted to the Township
for approval in sections, a complete general storm sewer design for
the proposed subdivision or land development shall be submitted at
the preliminary plan level. The proposed design must take into account
the entire tract and the watershed.
C.
A set of approved design plans shall be maintained on file at the
site during construction.
D.
Drainage structures that are located on state highway rights-of-way
shall be found to be acceptable to PennDOT, and PennDOT approval shall
be a condition of any final approval of the Township.
E.
Submission Requirements. The submission requirements for Stormwater
Management Plans for preliminary and final plans within Parts 5 and
6 of this chapter shall apply to all required submissions under this
section.
5.
County Watershed Plans. For areas of a development located within
a watershed for which a Stormwater Management Plan has been adopted
by DEP and the county (pursuant to the Pennsylvania Stormwater Management
Act, 32 P.S. § 680.1 et seq.), the county plan shall supersede
any conflicting parts of this section where the county plan has such
authority (such as the percentage of detention that is required).
In any other case, the strictest requirement between the county plan
and this chapter shall apply.
6.
Joint Storm Drainage Facilities.
A.
Stormwater management facilities may be planned and constructed in
coordination by two or more developments, provided that all other
parts of this section are complied with and provided that a maintenance
process is established that is acceptable to the Board of Supervisors.
B.
The Township may require a development to contribute its fair share
of the costs of a comprehensive regional or subregional stormwater
system in place of requiring an on-site detention system.
7.
Methods of Detention and Flow Delay. The following methods of detention
or flow-delay devices may be found to be acceptable by the Township
Engineer:
A.
Wet or dry ponds and detention basins.
B.
Roof storage and increased roof roughness.
C.
Parking lot detention.
D.
Infiltration trenches.
E.
Porous pavements, grassed channels and vegetated strips.
F.
Cisterns, underground reservoirs or covered ponds.
G.
Increasing the roughness coefficients on the development's surface
area.
H.
Decreasing the percentage of impervious area.
I.
Promoting groundwater recharge.
J.
Routing flow over lawns in swales within stormwater easements.
K.
Detention storage within the storm sewer.
L.
Another method that may be approved by the Township Engineer.
8.
Rooftop Storage. If a roof is to be used for detention, it shall
be conditioned upon the applicant submitting appropriate calculations
and a signed statement from a registered architect or registered engineer
that the structure shall be required prior to issuance of the building
permit.
9.
Parking Lot Storage. A maximum of 25% of paved parking lot may be
found acceptable as a stormwater detention but not retention facility.
Ponding shall be arranged so that pedestrians may cross the parking
lot relatively dryly. There shall be a maximum designed depth of six
inches, and the pavement shall be designed to withstand the effects
of ponded water. The area used for the storage shall be the least
used portions of the parking.
10.
Groundwater Recharge. In general, all runoff control measures shall
be designed to encourage groundwater recharge, if suitable subsurface
conditions are present. However, in any such recharge, proper precautions
shall be taken to prevent pollution of the groundwater and the formation
of sinkholes and to promote safety.
11.
Detention Basins Standards.
A.
For the purpose of this section, a retention basin shall be required
to meet the same standards as a detention basin.
B.
Emergency Spillways. All detention basins shall be designed with
an emergency spillway.
(1)
These spillways at a minimum shall be able to handle a one-hundred-year
post-development peak discharge.
(2)
Whenever possible, the emergency spillway for detention basins
shall be constructed on undisturbed ground. If the emergency spillway
cannot be constructed on undisturbed ground, it shall be constructed
of suitable material adequately compacted in accordance with specifications
preapproved by the Township Engineer.
(3)
Emergency spillways shall be constructed of reinforced concrete,
vegetated earth or concrete, rubble. All emergency spillways shall
be constructed so that the detention basin berm is protected against
erosion.
(4)
The emergency spillway shall be a minimum of two feet below
the adjacent berm elevation. The emergency spillway shall convey the
one-hundred-year storm at a maximum depth of one foot over spillway.
The downstream slope of the spillway shall, at a minimum, extend to
the toe of the berm embankment. The edge of the basin grading shall
be within the subject property.
(5)
All detention basin outflow structures shall be designed with
trash racks over the outflows.
C.
Slope of Detention Basin Embankment. The maximum slope of earthen
detention basin embankments shall be four horizontal to one vertical.
The top or toe of any slope shall be located a minimum of five feet
from any property line. Whenever possible the side slopes and basin
shape shall be amenable to the natural topography. Straight side slopes
are prohibited.
D.
Width of Berm. The minimum top width of detention basin berms shall
be 10 feet, unless the Township Engineer determines that a greater
width is needed for maintenance and/or structural purposes.
E.
Slope of Basin Bottom. In order to insure proper drainage of the
detention basin, a minimum grade of 2% shall be maintained for all
sheet flow. A minimum grade of 1% shall be maintained for all channel
flow, provided that a synthetic low flow channel of suitable materials
is provided.
F.
Antiseep Collars. Antiseep collars shall be installed around the
principal pipe barrel within the normal saturation zone of the detention
basin berms. Antiseep collars shall not be required on basins designed
to have a depth of water of less than three feet. The antiseep collars
and their connections to the pipe barrel shall be watertight. The
antiseep collars shall extend a minimum of two feet beyond the outside
of the principal pipe barrel. The maximum spacing between collars
shall be 10 times the minimum projection of the collar measured perpendicular
to the pipe.
G.
Fencing.
(1)
A detention basin shall be required to be surrounded with galvanized
vinyl clad chain link metal fencing, six-foot minimum height, or an
alternative type of fence acceptable to the Township if any of the
conditions are present:
(a)
The maximum depth of water in the basin after a ten- or twenty-five-year
storm is greater than 30 inches.
(b)
The basin is intended to hold water for periods longer than
three hours after the rainfall subsides.
(c)
The basin is to be dedicated to the Township and the Board of
Supervisors require fencing.
(2)
Fencing of a detention basin under the above subsection shall
not be required if the nearest residential district, school, existing
dwelling or recreation facility is at least 1,500 feet away in walking
distance from the basin.
(3)
All fenced detention basins shall have provisions for vehicular
access (i.e., single or double gates). Fence height shall be six feet
high.
H.
Landscaped Screening of Detention Basins.
(1)
A detention basin shall be screened from view of existing dwellings,
a residential zoning district or a public street, unless the basin
would meet all of the following conditions:
(2)
Any required screening shall meet the buffer yard standards of the Township Zoning Ordinance [Chapter 27]. This landscaping shall not be required along an area where natural vegetation that will completely fulfill this purpose will be maintained.
(3)
Plantings shall not be placed on the berm.
I.
Multiple Basins. The use of multiple detention basins should be investigated
over the use of one larger storage facility. Applicant is encouraged
to design smaller, deeper basins.
J.
An outflow control structure shall be provided at the outlet of all
detention basins. This structure shall be constructed of metal or
concrete and shall be designed so that the rate of outflow is controlled
by the pipe barrel through the basin berm when the depth of water
within the basin exceeds the height of the structure. A trash rack
or similar device shall be provided to prevent debris from entering
the outflow structure. The crest elevation shall be set at a minimum
of 12 inches below the emergency spillway.
K.
Retention Basins. Aeration devices may be required, dependent upon
the quality of the influent and detention time.
L.
Recreation. When reasonable, efforts should be made to allow suitable
recreational uses of portions of detention areas. This might include
designing a detention basin with a low-flow channel so that only a
portion would be wet after a minor storm, and the remainder would
be well-drained during all except the most serious storms. These areas
may be acceptable at the discretion of the Township as part of any
Township requirement to provide recreation land.
M.
Detention basins shall not be placed within: (1) an existing sinkhole;
or (2) a location likely to be highly vulnerable to sinkholes; or
(3) a distinct topographical depression within a carbonate geology
area, without a suitable liner or other engineering measures acceptable
to the Board of Supervisors, based upon review by the Township Engineer.
N.
Depending on soil condition, subdivision may be required to relieve
springs or high water table condition within detention basins.
12.
Construction Standards. Construction and materials of storm drainage
and control facilities (including pipes) and erosion control facilities
shall be in accordance with the approved plans and any accompanying
specifications. The construction details and standards of the following
publications, or their successor publications, in their most recent
revision shall be used:
A.
"County Erosion and Sedimentation Control Handbook."
B.
PennDOT, Form 408, Specifications.
C.
PennDOT, RC Series, Roadway Construction Standards.
D.
In cases where the above documents conflict with Township specifications,
the Township's specifications shall supersede, except in areas of
PennDOT jurisdiction.
13.
Storm Sewers.
A.
The construction of new storm sewers or the connection into acceptable
existing storm sewers shall be required or allowed by the Board of
Supervisors if the Board of Supervisors determine on the basis of
the recommendation of the Township Engineer that this is the most
feasible and reasonable option.
B.
Any storm sewers shall be constructed to Township specifications
and shall not interconnect with sanitary sewers.
14.
Drainage Pipe, Culvert and Catch Basin Design.
A.
The minimum diameter of any cross drainage or culvert pipe shall
be 15 inches.
B.
Open pipe ends must be fitted with concrete end walls, prefabricated
end sections, rip-rap and/or energy dissipaters, as deemed appropriate
by the Township Engineer.
C.
Drainage pipes shall have a minimum slope of 0.5% and drainage swales
and gutters 1.0%. As a minimum, the tops of all pipes should be at
the same elevation when changing pipe sizes.
D.
Manholes or inlets shall be used at all changes in horizontal alignment,
at changes of vertical grade and at all pipe intersections. No run
of pipe shall exceed 400 feet in length, without appropriate measures
to allow cleanout. Trash racks shall be placed on all stormwater entrance
structures.
E.
Bridges and culverts shall meet PennDOT Construction Standards. DEP
shall be contacted to determine if a dams and waterways permit is
required.
F.
Grating. Appropriate safety grates shall be attached to all catch
basins, stormwater inlets, pipe openings and other stormwater receiving
structures, as needed, to ensure that maximum openings do not exceed
25 square inches. Along streets and pedestrian areas, bicycle safe
grates shall be used as needed.
G.
Storm Sewer Outfall. Storm sewer outfalls shall be designed, with
respect to the elevation of the invert or other features, that when
the receiving watercourse is within a twenty-five-year storm, the
storm sewer will continue to drain the area it is designed to serve.
H.
Cross-Section of Street; Inlets.
(1)
To minimize sheet flow of stormwater across lots located on
the lower side of streets, and to divert flow away from building areas,
the cross-section of the street as constructed shall provide for parallel
ditches or swales or curbing on the lower side which shall discharge
only at drainage easements.
(2)
Inlet spacing shall be designed such that in a twenty-five-year
storm, one traffic lane of at least 10 feet in width shall be free
from stormwater.
15.
Stormwater Easements.
A.
Where a subdivision or development is traversed by a watercourse,
drainageway, channel or stream that the Township Engineer determines
is subject to significant stormwater flows, there shall be provided
a drainage easement established along the following:
(1)
The one-hundred-year floodway, where that is defined.
(2)
Where a one-hundred-year floodway is not defined, the one-hundred-year
floodplain.
(3)
Where a one-hundred-year floodplain is not defined, a twenty-foot
width shall be used, unless another width is required or permitted
by the Township Engineer.
B.
The drainage easements required by the above subsection are intended
to preserve the unimpeded flow of natural drainage and to provide
for future possible widening, deepening, relocating, improving or
protecting of such drainage facilities. The Township Engineer may
require up to a 0.5 foot freeboard if deemed necessary along newly
constructed watercourses.
C.
Structures and other obstructions to flow (except fences made of
such materials and so placed as to not obstruct flow) shall be prohibited
within stormwater easements. Such easements shall grant the Township
the right at its option to enter the easement to accomplish maintenance
and channel improvement work, although the Township assumes no responsibility
to accomplish such work.
D.
It shall be the responsibility of the applicant to obtain all stormwater
easements on, over or through other properties that are needed to
carry out the proposed storm management plan.
E.
Areas where stormwater easements have or will be granted shall not
be obstructed during or after construction.
16.
Surface Waters.
A.
All natural streams, channels, swales, drainage systems and/or areas
of concentration of surface water shall be maintained in their existing
condition unless alteration is approved by the Township Engineer.
The applicant shall be responsible to obtain all necessary DEP permits
(see 25 Pa. Code, Chapter 105).
B.
Creek Alignments. Any change to the alignment of a watercourse, or
any blocking, impeding or redirecting of a watercourse shall only
occur with written approval of DEP and the Township Engineer.
17.
Ownership and Maintenance of Stormwater Facilities. A system for
the ownership and maintenance responsibilities of all temporary and
permanent stormwater facilities and erosion and sedimentation control
facilities that is satisfactory to the Board of Supervisors shall
be established prior to final plan approval including:
A.
Description of temporary and permanent maintenance requirements.
B.
Identification of responsible individual, corporation, association
or other entity for ownership and maintenance of both temporary and
permanent stormwater management and erosion and sedimentation control
facilities.
C.
Establishment of suitable easements for access to all facilities
for maintenance.
D.
Where the grading and storm drainage plan proposes Township ownership
and/or maintenance, a description of the methods, procedures and the
extent to which any facilities shall be turned over to the Township,
including a written approval and agreement from the Township indicating
acceptance of responsibilities as proposed, shall be incorporated
as an integral part of the plan.
E.
The Township may, at the complete discretion of the Board of Supervisors,
accept or not accept an offer by the applicant for Township ownership
of stormwater facilities. If the Township accepts ownership and maintenance
responsibilities for the facilities, the applicant shall be required
by the Board of Supervisors to fund a dedicated account set up for
stormwater facility maintenance. This funding shall be based on the
following criteria.
(1)
Fees shall be set aside to pay for the biweekly grass cutting
and trimming. Fees shall be based on a maintenance period from May
1 through October 15.
(2)
Fees shall be set aside to pay for a spring and fall cleanup.
(3)
Fees shall be set aside for major reconstruction of components
such as outlet structures, low-flow channels, fencing, roads, berms,
etc.
(5)
The applicant shall then dedicate, to the Township, a funding
amount from which the annual interest will be used to fund the maintenance
and reconstruction of the stormwater facility. Computation of the
funding amount shall be based upon the current thirty-year treasury
bond interest rate at the time of conditional final plan approval
by the Board of Supervisors, provided that said interest rate provides
a real rate of return of 3%. The Consumer Price Index (CPI) will be
based on the Philadelphia region. The CPI rate plus 3% will be compared
to the bond rate to determine adequacy of the escrow fund. In the
event the record plan and improvements agreement are not executed
and recorded within six months, the total funding amount shall be
adjusted to reflect current costs and interest rates as determined
by the Township.
(6)
The total funding amount shall be deposited with the Township
in a specified stormwater facility account prior to the Township signing
and recording the record plan and improvements agreement.
F.
Stormwater facilities shall be designed to require minimal maintenance.
G.
All storm drainage facilities shall be properly maintained by the
party designated as responsible on the final subdivision plan, unless
the Board of Supervisors agree to accept a change in the party responsible
or the party owning the facility.
H.
Should a facility not be maintained in proper working order, the
Board of Supervisors, may after due notice to the responsible party,
arrange for the needed maintenance to be accomplished with all such
expenses charged to the responsible party. These expenses shall be
collectible as municipal claims are now collected by law.
I.
The Township Engineer and code enforcement staff shall have the right
to enter private property to inspect storm drainage facilities, after
making reasonable efforts to contact the property owner prior to any
such inspection.
[Ord. 5/8/1997A, § 1009]
1.
In General.
A.
All subdivisions and land developments shall be served with an approved
and adequate sewage disposal system (either on-lot or public) that
will meet state and Township regulations.
B.
Any principal building or use within a subdivision or land development
that generates wastewater and that in the determination of the Board
of Supervisors, based upon the advice of any applicable Township authority
and the Township Engineer, could reasonably connect into a public
sewage system shall be required to connect into that system. The applicant
shall be responsible to pay such reasonable capital expenses that
are necessary for such connection.
2.
Central Sewage Service. If a municipality or a municipal authority
is to provide the central sewage service, it shall have the authority
to approve or reject the proposed sewage collection system. If nonpublic
central sewage service is proposed, the Board of Supervisors shall
have the authority to permit or not permit such service to meet the
sewage requirements of various Township and Authority ordinances,
as amended, based upon:
A.
Whether
public sewage service is expected to be available within five years
of the date of preliminary plan approval;
B.
Whether
the proposed system would be consistent with the Township's official
Sewage Facilities Plan;
C.
Whether
the system would include an appropriate permanent system for operation
and maintenance; and
D.
An acceptable
business plan is provided demonstrating the long-term viability of
the system.
3.
On-Lot Sewage Disposal System.
A.
If connection to a public sewage system is not required at the time
of occupancy, and if an alternative central sewage system is not approved
by the Township under the Township Sewage Facilities Plan, then each
lot shall be required to be served by an on-lot sewage disposal system
that will meet all applicable state regulations. Each such proposed
location shall be tested and approved by Township Sewage Enforcement
Officer, prior to approval of the preliminary plan. See Appendix 22-J
for additional requirements.
B.
Portable chemical toilets allowed as per DEP regulation or other
approved privies shall not be used as a primary method of sewage service
for a subdivision or land development that operates more than 10 days
in any calendar year, other than publicly owned outdoor recreation
uses.
C.
The applicant shall submit results or a summary of the tests of required
on-lot septic tests at the time of final plan review, and shall show
approved test locations on the final plans in accordance with DEP
planning module requirement.
4.
Capped Sewers. If sewage service will not be accessible at the time
of the development of the land development or subdivision, but is
planned to be accessible within three years of the final approval,
the Board of Supervisors may require that the subdivider install approved
capped sewer lines within the limits of the land development and/or
subdivision, in addition to approved on-site sewage facilities. Such
sewer lines shall be capped at the limits of the subdivision or land
development and the laterals shall be capped at the street right-of-way,
5.
Laterals. Each lot with central sewage service shall be served by
a separate sewage lateral.
[Ord. 5/8/1997A, § 1010]
1.
In General.
A.
All subdivisions and land developments shall be served with an adequate
on-lot or central water supply system that will meet DEP and Township
requirements. The Board of Supervisors may deny permission for a subdivision
or land development to be served by a nonpublic water system if such
system cannot guarantee sufficient water pressure and capacity and
would not include a suitable process for long-term operation and maintenance.
B.
The Board of Supervisors, based upon any recommendations of the Planning
Commission, the Township Engineer and the appropriate water supplier,
shall require all lots and principal uses within a subdivision or
land development to be connected to an existing public or PUC-regulated
central water system where the Board of Supervisors determines that
such connection would be feasible and reasonable where public systems
are foreseeable.
C.
The Board of Supervisors, based upon recommendations of the Township
Engineer, may require the development of a private central water system
if such area can reasonably be expected to be served by extension
of a public water system within five years. Such system in that case
shall be constructed, following official standards of that public
supplier so that it could be connected. In such case, the approved
plan shall include a specific provision offering dedication of such
system to the public water supplier in the future, without any purchase
cost by the public water supplier.
2.
Central Water Supply System.
A.
Proposed extensions of central water systems shall meet all applicable
procedures, reviews and requirements of any appropriate Township authority
or water company. Such extension shall be approved by such agency
prior to final plan approval, although specific detailed service agreements
are not required to be signed until prior to recording.
B.
Any new or substantially expanded central water system that is not
owned by a public authority or municipality shall be found to be acceptable
in capacity, pressure, design and construction by the Board of Supervisors,
based upon review of the Township Engineer.
3.
On-Lot Water System (Wells).
A.
When a subdivision or land development is not required to connect
to a central water system, acceptable locations for on-lot water systems
shall be shown on plans and shall be constructed in accordance with
regulations of DEP.
B.
Wells should be located no closer than 20 feet from any future street
right-of-way.
4.
Fire Hydrants. All subdivisions and land developments that will be
served by public water service shall provide fire hydrants as needed
with appropriate water pressure so that all dwelling units and principal
buildings are within 600 feet of an active fire hydrant.
[Ord. 5/8/1997A, § 1011]
1.
All electric power, telephone, cable television, natural gas and
other utilities shall be placed underground except where the Board
of Supervisors determines it is not feasible, and in accordance with
the current standards of the utility serving the subdivision or development.
2.
All garden apartment developments shall include conveniently located
refuse collection facilities for the residents. All uses within nonresidential
land developments and subdivisions shall include appropriate refuse
collection facilities. All bulk refuse collection dumpsters shall
be screened on three of four sides by walls or evergreen landscaping
from view of existing dwellings, adjacent undeveloped residentially
zoned lots and public streets.
3.
Easements shall be provided as follows:
A.
Drainage, sanitary sewage and central water easements shall be provided
as determined to be needed by the Township and as indicated on the
plans. Unless waived or modified by the Township Engineer, all lots
shall include a drainage and utility easement around the perimeter
of each lot, except where buildings (such as townhouses) are to be
attached at a lot line. The minimum width of easement shall be 20
feet, which may be reduced to 10 feet for each lot if a 10 feet minimum
easement exists on the abutting side of the abutting lot.
B.
Additional width of easements shall be provided for additional utilities
if required by the water or sanitary sewage supplier or the Board
of Supervisors, based upon advice of the Township Engineer. The easement
widths along side lot lines shall be reduced if the Township Zoning
Ordinance allows a principal building setback that is more narrow
than the width of the easement that would otherwise be required.
C.
Minimum separation distances between utility lines shall be as required
by the applicable utility or as deemed necessary by the Board of Supervisors
based upon advice of the Township Engineer.
D.
If any activity is proposed within the right-of-way of an underground
fuel or gas pipeline, the applicant shall provide written evidence
from the operator of such pipeline that such activity is acceptable
under their safety standards and the terms of that right-of-way.
E.
These easements shall be placed along lot lines or street rights-of-ways
whenever reasonable, as opposed to the center of a lot.
[Ord. 5/8/1997A, § 1012]
2.
State Roads. A state highway occupancy permit is required for all
access onto or work within the right-of-way of a state road.
3.
Location. The minimum distance between an access drive or driveway
to a street intersection shall be as follows:
|
Type of Subdivision and Land Development
|
Distance Between Center lines of Access Drive or Driveway
and Nearest Intersecting Street By Type of Intersecting Street
| |||
|---|---|---|---|---|
|
Arterial
(feet)
|
Collector
(feet)
|
Local
(feet)
| ||
|
Residential — Single-Family Detached Dwelling
|
150
|
100
|
75
| |
|
Residential — Other than Single-Family Detached Dwellings
and Garden Apartments
|
150
|
75
|
50
| |
|
Nonresidential or Mixed
|
300
|
200
|
150
| |
4.
Sight Distances at Intersections of Access Drives with Streets. See
the Township Zoning Ordinance.
5.
6.
Drainage. The developer shall make adequate provisions to maintain
uninterrupted parallel drainage along a street where intersected by
an access drive or driveway. Access drives and aisles within parking
lots shall be graded and drained to keep the primary travel land free
of stormwater.
7.
Driveway Setbacks. A driveway or access drive shall be setback a
minimum of three feet from the lot line of any abutting single-family
detached dwelling, unless the two lots share an approved driveway.
[Ord. 5/8/1997A, § 1013]
See the Township Zoning Ordinance.
[Ord. 5/8/1997A, § 1014]
1.
Sidewalks shall be installed pursuant to § 22-1014 and Appendix 22-G (the typical street specification) unless deferred or waived by the Board of Supervisors. Any requests for deference or waivers shall be accompanied by documentation supporting the deletion or delay of sidewalks installation.
2.
Pathway or Bikeway.
A.
If deemed necessary for the convenient and safe circulation of bicycles
and pedestrians, the Board of Supervisors, upon the recommendation
of the Planning Commission, may require that a major subdivision or
land development include the construction of a pathway or bikeway.
B.
A bikeway or pathway shall have a minimum width of four feet and
a maximum width of eight feet and shall be paved to Township standards.
It may be required to be placed within a street right-of-way in place
of a sidewalk, or may be placed elsewhere on a lot within an easement
or other right-of-way.
C.
A bikeway or pathway that is outside of a street right-of-way may
be included within the required minimum area of an abutting lot.
3.
4.
Construction.
A.
Sidewalks at locations other than driveway crossings shall consist
of a minimum of four inches or portland cement concrete underlain
with a minimum of three inches of compacted gravel or crushed stone.
B.
Sidewalks at driveway crossings shall consist of a minimum of six
inches wire mesh reinforced portland cement concrete underlain with
a minimum of four inches of compacted gravel or crushed stone.
5.
Handicapped Access. All sidewalks and curbs at the intersection of
two or more public streets shall include a sloped curb cut suitable
for use by wheelchairs.
6.
Maintenance. It shall be the responsibility of adjacent landowners
to maintain, plow snow and remove ice off of and repair sidewalks.
[Ord. 5/8/1997A, § 1015]
1.
Streetlights shall be placed along streets within and abutting a
proposed subdivision or land development where the Board of Supervisors
deems them necessary to provide safe traffic or pedestrian circulation.
If required, streetlights should be provided at all street intersections,
curves in streets and the more isolated areas of a development.
2.
Such lights shall meet lamp and wiring standards established by the
applicable electric company. Pole types shall be acceptable to the
Township.
3.
Where streetlights are required on a public street, the public utility
in most cases will be responsible for installing cabling, poles, fixtures
and all other equipment required for a complete streetlighting system.
The developer is responsible to complete all excavation and other
work that is not the responsibility of the utility, and to fund all
reasonable costs that may be levied by the public utility for such
work.
4.
On all private streets, parking areas and other areas requiring lighting,
the developer shall provide materials, installation, energizing and
power for all lighting systems. A system acceptable to the Board of
Supervisors shall be established for the maintenance of such lights.
[Ord. 5/8/1997A, § 1016]
Street names are subject to the approval of the Board of Supervisors
and the local postmasters, and shall: (a) continue the name of any
street with the same or similar alignment; and (b) not duplicate or
be closely similar to the name of another street within the Township,
the same fire company service district or the same five digit zip
code area.
[Ord. 5/8/1997A, § 1017]
The developer shall reimburse the Township for the costs of
supplying and installing needed traffic regulatory signs and street
name identification signs on public streets. The developer shall be
responsible to provide and install signs on private streets. All traffic
regulatory signs shall meet current standards of PennDOT.
[Ord. 5/8/1997A, § 1018]
1.
Street Trees.
A.
Street trees are required to be planted within all land developments
and major subdivisions, except: (1) for frontage along a single-family
detached residential lot with a lot area of greater than two acres;
or (2) a clearly agricultural lot with a lot area of greater than
10 acres.
(1)
The Planning Commission or any Township Shade Tree Commission
may approve other species of trees than those listed below if the
applicant proves to the satisfaction of either Commission that the
trees would be sturdy, attractive and resistant to disease and road
salt.
(2)
A tree required by this chapter shall be of one of the following
species. This list shall not regulate types of trees that are not
required to be planted by this chapter.
(a)
Deciduous:
1)
Gleditsia triacanthos — Thornless Locust.
2)
Acer rubrum — American Red Maple.
3)
Acer saccharum — Sugar Maple.
4)
Celtis occidentalis — Common Hackberry.
5)
Fagus sylvatica — European Beech.
6)
Fraxinus pennsylvanica — Green Ash.
7)
Fraxinus americana — White Ash.
8)
Ginkgo biloba fastigiate — Maidenhair Tree (male only).
9)
Liquidambar styraciflua — Sweet Gum.
10)
Liriodendron tulipifera — Tulip Poplar.
11)
Quercus phellos — Willow Oak.
12)
Quercus acutissima — Sawtooth Oak.
13)
Quercus imbricaria — Shingle Oak.
14)
Quercus borealis — Red Oak.
15)
Quercus coccinea — Scarlet Oak.
16)
Sophora japonica — Chinese Scholar Tree.
17)
Quercus macrocarpa — Bur Oak.
18)
Quercus alba — White Oak.
19)
Quercus montana — Chestnut Oak.
20)
Quercus velutina — Black Oak.
21)
Tilia americana — American Linden.
22)
Tilia petiolaris — Silver Linden.
23)
Tilia euchlora — Crimean Linden.
24)
Tilia cordata — Little Leaf European Linden.
25)
Zelkova serrata — Zelkova.
(b)
Evergreen:
1)
Ilex opaca — American Holly.
2)
Picea abies — Norway Spruce.
3)
Picea glauca — White Spruce.
4)
Picea omorika — Serbian Spruce.
5)
Picea pungens — Colorado Spruce.
6)
Pinus nigra — Austrian Pine.
7)
Pinus strobus — White Pine.
8)
Pinus thunbergii — Japanese Black Pine.
9)
Pseudotsuga taxifolia — Douglas Fir.
10)
Tsuga canadensis — Canada Hemlock.
11)
Tsuga caroliniana — Carolina Hemlock.
C.
Minimum Size. The trunk diameter (measured at a height of one foot
above the finished grade level) shall be a minimum of two inches.
D.
Planting and Maintenance.
(1)
Trees shall be planted and staked in conformance with good landscaping
practices.
(2)
Trees adjacent to or within parking areas shall be properly
protected from damage by vehicles by raised curbs, raised earth, similar
devices and/or sufficient setback.
(3)
Required trees shall be properly maintained and shall not be
removed by the developer without being replaced by another tree that
meets the requirements of this section.
E.
Required Number and Spacing of Street Trees.
(1)
Within and abutting all land developments and major subdivisions,
along any street or any access drive serving more than one commercial,
industrial or institutional principal use, an average of one street
tree shall be required for every 50 feet of distance along the street
right-of-way line on each affected side of the street or such access
drive.
(2)
Spacing. The trees required under this section shall be spaced
throughout the development along the street, but are not required
to be planted at exact intervals and may be clustered following an
approved plan. Trees shall be located so that they do not restrict
sight distance at driveway and street intersections.
F.
Location of Street Trees. The trunks of required street trees shall
be planted within a street right-of-way but at a minimum of: (1) two
feet from any established curbline; or (2) five feet from the cartway
if there will be no curbing. Where trees are to be planted between
the curb and the sidewalk, special consideration shall be given to
the species of trees that are planted.
G.
Other Requirements. The street trees required under this section
shall be in addition to any trees required under other Township regulations,
including the parking lot landscaping requirements of the Zoning Ordinance.
H.
Credit for Existing Trees. If existing healthy mature trees are to
be protected and preserved that would, in the determination of the
Township Engineer, serve purposes very similar to street trees, they
may serve as a credit towards the number of required street trees.
2.
Ground Cover. After completion of construction on a lot, all exposed
ground surfaces that are not paved and that are not covered by approved
gravel areas or decorative stones or similar material shall be covered
by an attractive nonpoisonous vegetative ground cover that will prevent
soil erosion and the raising of dust.
3.
Buffer Yards. See the requirements for buffer yards in the Township
Zoning Ordinance.
5.
Natural and Historic Feature Preservation.
A.
Substantial and sensitive natural features and historic structures
and important archaeological sites worthy of protection, as determined
by the Board of Supervisors upon the advice of the Planning Commission,
shall be respected, incorporated into the design of and reasonably
protected in any subdivision or land development.
B.
These features include, but are not limited to natural drainage channels,
waterways and falls, large trees, mature groves of trees, highly scenic
views and important community landmarks.
[Ord. 5/8/1997A, § 1019]
1.
Monuments.
A.
Location. Permanent reference monuments shall be located at each
intersection of rights-of-ways of street(s) constructed by the developer,
at the beginning and ending of all street curves, and at exterior
corners of the subdivision or land development, unless an alternate
arrangement is approved by the Township Engineer that still permits
a surveyor to stake out accurately any building lot shown on the Record
Plan.
B.
Type. Reference monuments shall be constructed of steel reinforced
portland cement concrete to the dimensions shown in the accompanying
sketch or another detail accepted by the Township Engineer.
 |
C.
Placement. Reference monuments shall be placed so that the top of
the monument is as shown in the accompanying sketch.
2.
Lot Pins. All lot corner markers shall be permanently located and
shall be at least a 3/4 inch metal pin or pipe with a minimum length
of 20 inches, located in the ground to existing grade.
[Ord. 5/8/1997A, § 1020]
1.
Curbs shall be provided along both sides of all public and private
streets where deemed by the Board of Supervisors to be necessary,
based upon review by the Township Engineer.
2.
If curbs are waived, appropriate stabilized drainage channels designed
to handle a twenty-five-year storm shall be required along all streets,
within the street right-of-way or drainage easements.
3.
All required curbs shall meet the following specifications:
A.
Only straight curbs shall be provided. Such curbs shall be of portland
cement concrete and be 24 inches deep, six inches wide at the top,
eight inches wide at the bottom and have an exposed face between six
and eight inches. Such concrete shall meet the minimum 3,000 psi twenty-eight-day
strength test according to ASTM standards.
B.
Expansion joints shall be provided a minimum of every 30 feet. Each
expansion joint shall contain 0.5 inch premolded bituminous expansion
joint materials. Contraction joints shall be provided a minimum of
every 10 feet.
C.
Gutter design shall be subject to the approval of the Township Engineer
based upon standard engineering practices.
[Ord. 5/8/1997A, § 1021; as amended by Ord. 2004-6,
7/13/2004, §§ 1.I, 1.II]
1.
The Board of Supervisors shall determine that the private street
is an appropriate and only reasonable method of providing access to
proposed lots.
2.
New Private Streets. New private streets, may be allowed to serve
proposed lot(s) within a major subdivision or major land development
providing that the proposed private street meets:
3.
Construction Standards for Private Streets.
A.
All private streets shall meet all Township construction and right-of-way
standards that would normally apply to a public street except as follows:
(1)
Major Subdivisions or Major Land Developments of Five Lots/Five
EDUs or Less.
(a)
The Board of Supervisors may permit a minimum cartway width
of 18 feet, providing stormwater issues are addressed.
(b)
The Board of Supervisors may permit private roads if stabilized
as follows:
|
Proposed Road Grade
|
Stabilization Required
| |
|---|---|---|
|
0% to 5%
|
6 feet (compacted) stone base
| |
|
Greater than 5% to less than 8%
|
6 feet (compacted) stone base, plus bituminous surface treatment
| |
|
More than 8%
|
6 feet (compacted) stone base, plus 2 feet FB-1 wearing course
with seal coat
|
|
All materials and installation procedures shall be pursuant
to PennDOT Form 408 as amended.
|
(c)
The Board of Supervisors shall determine that the streets proposed
will be suitable for access by emergency vehicles.
(2)
Major Subdivisions and Land Developments Greater Than Five Lots/Five
EDUs. Private streets shall meet all Township construction and right-of-way
standards that would normally apply to a public street.
4.
Maintenance Requirements for Private Streets. Proposals for private
streets shall be accompanied by provisions for maintenance as established
by recorded covenant(s) or agreement(s). Recorded documents shall
include provisions for:
A.
Equitable cost allocation to adjoining lot owners or lessees for
the repair, maintenance and seasonal attention necessary to keep the
private street(s) in an open and accessible condition.
B.
A dedicated maintenance account controlled by the lot owners or home
owners association may be required by the Board of Supervisors.
C.
Collection of repair and maintenance monies from adjoining lot owners
and lessees, with provision for enforcement actions.
5.
Parking Courts. If individual units of an office park, townhouse,
garden apartment or mobile home park development have vehicular access
onto a private parking court, that parking court is not required to
meet Township construction standards for streets, provided that:
[Ord. 5/8/1997A, § 1022]
1.
Plan Required.
A.
Any land development or subdivision that will involve the disturbance
of more than one acre of earth shall be required to submit to the
County Conservation District and the Plans Administrator an "Erosion
and Sedimentation Control Plan" that will show how the requirements
of DEP Title 25 Rules and Regulations, Chapter 102, as amended, will
be met. These DEP requirements are hereby made a part of this chapter
by reference, any violations of these erosion and sedimentation control
regulations or an approved erosion and sedimentation control plan
shall be a violation of this chapter.
B.
The Planning Commission may require any land development or subdivision
involving more than 5,000 square feet of earth disturbance submit
a complete "Erosion and Sedimentation Plan" and have the plan reviewed
by the Township Engineer, at the cost of the applicant.
C.
Compliance with the submitted "Erosion and Sedimentation Control
Plan" (and any revisions officially filed with the Township) shall
automatically be a condition of any final plan approval, and any building
permit.
D.
The County Erosion and Sediment Control Handbook shall be used as
a resource in soil protection planning and in the review of such plans.
E.
The landowner, developer and builder shall be responsible for carrying
out the requirements of the Erosion and Sedimentation Control Plan
during earthmoving activities.
2.
All areas of the subdivision shall be stabilized by seeding or planting.
Slopes steeper than 15% shall be further protected by mulching which
shall be adequately tied down.
3.
Minor subdivisions and projects which disturb less than one acre
of earth shall submit an abbreviated Erosion and Sedimentation Control
Plan (clip) and narrative.
[Added by Ord. No. 2021-2, 8/11/2021]
Cluster box units (CBUs) shall be designed such that same are
centrally located to serve the residents of the development, while
providing safe and efficient access for pedestrians and motor vehicles
in the vicinity of the CBU. Provisions for off-street and/or on-street
parking, and ADA compliant accessibility shall be considered when
locating the CBUs. Where possible, CBUs shall be located within publicly
or privately owned open space, or on private property within an access
easement in favor of a community homeowners' association. Cluster
box units shall be in the style, color and location approved by the
Board of Supervisors subject to the United States Postal Service approved
specifications which are incorporated herein by reference.
