[Ord. 174, 12/20/2017]
1.
The design standards and requirements outlined in this Part will
be utilized in determining the adequacy of all plans for proposed
subdivisions and land developments.
2.
Development shall be planned, reviewed and carried out in conformance
with all Township, county, state, federal and other applicable laws
and regulations.
3.
Whenever other ordinances and regulations impose more restrictive
standards and requirements than those contained herein, the more restrictive
standards and regulations shall apply. Whenever the standards and
requirements contained herein are more restrictive than those imposed
in other ordinances and regulations, the more restrictive standards
and regulations herein shall apply.
[Ord. 174, 12/20/2017]
1.
Land shall be suited for the purpose for which it is to be subdivided.
Land with unsafe, environmentally sensitive, or hazardous conditions
such as may have been identified in the Nazareth Area Multi-Municipal
Comprehensive Plan, though not limited to those features or mapping
therein shall not be subdivided unless adequate mitigation measures
eliminate or protect against these conditions.
2.
Consideration shall be given to applicable provisions of the Nazareth
Area Multi-Municipal Comprehensive Plan, emphasizing future school
sites, recreation sites, water supply and sewage treatment systems,
highway alignments, and other public facilities. However, consideration
must be given to the need for the facilities and utilities mentioned
above, whether or not they are proposed as part of a Comprehensive
Plan.
3.
Lands intended for subdivision and/or land development shall take
into account the planning objectives of the Township's Official
Map(s) including, but not limited to, future parks and open space,
trails, bikeways, road realignments or future street networks.
[Ord. 174, 12/20/2017]
4.
Commercial, Industrial and Planned Industrial Commercial Development
Blocks.
A.
Blocks in commercial, industrial and planned industrial commercial
developments may vary from the elements of design detailed above if
required by the nature of the use. In all cases, however, adequate
provision shall be made for traffic circulation, off-street parking
and loading area.
[Ord. 174, 12/20/2017]
1.
General Standards.
B.
Side lot lines shall be at right angles to street lines or radial
to curved street lines.
C.
Lot lines shall follow municipal boundaries rather than cross them,
in order to avoid jurisdictional problems.
D.
The depth of residential lots shall be not less than one nor more than three times their width, except as otherwise required by Chapter 27, Zoning.
E.
Depth and width of parcels intended for nonresidential uses shall
be adequate for the use proposed and sufficient to provide satisfactory
space for on-site parking, loading and unloading, setbacks, landscaping,
etc.
2.
Lot Frontage.
A.
All lots shall have direct access to a public street or to a private
street. All streets shall be built to the street standards of this
chapter.
B.
Double- or reverse-frontage lots may be required to provide separation
of residential development from collector or arterial streets or to
overcome specific disadvantages of topography or other natural features
of the proposed subdivision tract.
C.
All residential reverse frontage lots (and all corner lots with a lot line along a street where reverse frontage is required) shall have a rear yard with a minimum depth of 75 feet, measured along the shortest distance from the proposed dwelling unit to the ultimate right-of-way and shall, with such rear yard and immediately adjacent to the right-of-way, have a planting screen easement of at least 10 feet in width, across which there shall be no right of access. A landscape plan, showing a double row of mixed evergreen plantings within this easement, shall be prepared and submitted for all reverse frontage lots. The landscape plantings shall be in accordance with the buffer requirements of Chapter 27, Zoning.
3.
Lot Access (other than PennDOT roadways).
A.
Where direct access to an arterial or collector street cannot be
avoided, adequate turnaround space shall be provided behind the right-of-way
line.
B.
Driveways or access roads shall intersect streets at right angles,
where practicable, and in no case less than 75°.
C.
Widths of private access roads or driveways as measured within the
public right-of-way shall be in accordance with the following standards:
(1)
All private access roads or driveways intended for one-way use
shall have a minimum width of 12 feet and a maximum width of 20 feet.
(2)
Single-family residential driveways intended for two-way use
shall have a minimum width of 12 feet and a maximum width of 20 feet.
(3)
Two-way access roads and driveways for multifamily residential
and all nonresidential uses shall have a minimum width of 24 feet.
A maximum width of 30 feet is permitted in multifamily residential
developments and a maximum width of 36 feet is permitted for all nonresidential
uses.
D.
To provide safe and convenient ingress and egress, access road and
driveway entrances shall be constructed as follows:
E.
Access road grades and driveway grades shall not exceed 12% between
the future street right-of-way line and any other point within the
confines of the lot area being served. However, the initial 20 feet
from the edge of the street cartway shall not exceed 6%.
F.
The center line of an access road or driveway, at the point of access
to a street, shall not be located closer to the center line of a street
intersection than the following distances, unless the lot is entirely
within the prescribed distances (in which case, the driveway shall
be separated from the intersection by the greatest distance possible).
G.
On corner lots that have frontage on streets of different classifications,
the access to such lots shall be from the street of lower classification.
[Ord. 174, 12/20/2017]
1.
General Requirements.
A.
Proposed streets shall be properly related to the road and highway
plans of PennDOT and the Township Comprehensive Plan. Streets shall
be designed to provide adequate vehicular access to all lots or parcels
and with regard for topographic conditions, projected volumes of traffic,
and further subdivision possibilities in the area.
B.
The street system of a proposed subdivision or land development shall
be designed to create a hierarchy of street functions which includes
collector and local streets.
C.
The street system of a proposed subdivision or land development shall
be designed so as to minimize street intersections and pedestrian-vehicular
conflict points.
D.
Proposed local streets shall be designed so as to discourage through
traffic and excessive speeds. However, the developer shall give adequate
consideration to provision for the extension and continuation of arterial
and collector streets into and from adjoining properties.
F.
Where a subdivision or land development abuts an existing road with a right-of-way and/or cartway width not meeting the requirements of § 22A-705, Subsection 2A, sufficient right-of-way should be dedicated so that the distance between the edge of the right-of-way and the road center line equals 1/2 of the required width, and/or the cartway will be widened as per the specifications of this chapter so that the distance between the edge of the cartway and road center line equals 1/2 of the required width. Where a subdivision or land development abuts an existing road not meeting the requirements of §§ 22A-705, Subsection 3 or 6, sufficient right-of-way to correct the alignment deficiency should be dedicated. A deed covering the land to be dedicated shall be provided along with an opinion of title from a title insurance company or an attorney which indicates that clear title exists for the land being dedicated.
G.
Where a subdivision or land development abuts or contains an arterial
road, the use of marginal access streets, reverse frontage lots, or
other such treatment as will provide protection for abutting properties,
reduction in number of intersections with the arterial street, and
separation of local and through traffic shall be required.
H.
Private streets (streets not to be offered for dedication) shall
meet the street design and improvement standards set forth in this
chapter. In addition, when a private street is proposed, the developer
shall indicate on the plan of record the proposed deed covenants obliging
the owners of all lots to be served by the street to provide, at their
expense, perpetual street maintenance including timely snow removal.
Covenants and/or homeowners' association agreements relating to private
streets shall be submitted to the Township Solicitor for review and
approval.
J.
Where a subdivision or land development abuts an existing collector,
arterial or expressway classified street, the applicant will be required
to install curbing along the street side abutting the subdivision
or land development, unless otherwise waived by the Township Board
of Supervisors.
2.
Street Right-of-Way and Cartway Width.
A.
Street right-of-way as per Chapter 27, Zoning, and cartway width in proposed subdivisions shall conform to the standards in the following table:
|
Type of Road
|
Local
|
Collector
|
Arterials and Express- ways
| |
|---|---|---|---|---|
|
Land Use
|
Single-Family Detached Dwellings
(feet)
|
All Other Uses
(feet)
|
All Uses
(feet)
|
All Uses
|
|
Lots less than 1 acre
| ||||
|
Cartway width/ROW
|
28/50
|
32/50
|
36/60
|
American Association of State Highway Transport- ation Officials
(AASHTO) and PennDOT design standards may be required
|
|
Lots greater than or equal to 1 acre
| ||||
|
Cartway width/ROW
|
28/50
|
32/50
|
36/60
| |
3.
Horizontal Curves.
A.
Street center lines shall not be deflected without the use of horizontal
curves.
C.
A minimum tangent of 100 feet shall be required between reverse curves
on all streets. A minimum tangent of 100 feet shall separate horizontal
curves from intersections, as measured from the point of intersecting
center lines.
4.
Street Grades.
A.
There shall be a minimum center-line grade on all streets of 1%.
C.
Intersections shall be approached on all sides by leveling areas.
Such leveling areas shall have a minimum length of 75 feet (measured
from the intersection of the center lines), within which no grade
shall exceed a maximum of 4%.
D.
Cross slopes for roadways and parking lanes shall be 2% and cross
slopes for paved shoulders shall be 6%.
5.
Vertical Curves.
6.
Street Intersections.
A.
Streets shall intersect at right angles whenever practicable. However,
in no instances shall the angle of intersection at the street center
lines be less than 75°. Streets designed with intersections between
90° and 75° shall be subject to approval by the Township.
B.
Intersections involving the junction of more than two streets shall
be prohibited.
C.
Two streets intersecting a third street from opposite sides shall
either intersect with a common center line or their center lines shall
be offset according to the following standards:
(1)
The two streets shall be separated by a distance of 150 feet
between center lines measured along the center line of the street
being intersected when all three streets involved are local streets.
(2)
The two streets shall be separated by a distance of 400 feet
between center lines measured along the center line of the street
being intersected when one or more of the streets involved is a collector
street.
(3)
The two streets shall be separated by a distance of 1,000 feet
between center lines measured along the center line of the street
being intersected when one or more of the streets is an arterial street.
D.
Street intersection pavement shall be rounded by a tangential arc
with a minimum radius of:
E.
Street right-of-way lines, whenever possible, shall be parallel to
(concentric with) pavement radii at intersections.
(1)
Street right-of-way lines at intersections shall be rounded
by a tangential arc with a minimum radius of 25 feet.
F.
Sight distances at intersections (clear sight triangles) shall be established in accordance with the regulations within Chapter 27, Zoning.
G.
Wherever a portion of the line of the clear sight triangles occurs
within the proposed building setback line, such portion shall be shown
on the final plan of the subdivision, and shall be considered a building
setback line. Signs and landscaping which would obscure vision shall
not be placed within the clear sight triangle area.
H.
The record plan shall contain a note stating that nothing shall be
erected, placed or planted within a clear sight triangle that will
impede vision between a height of two feet to 10 feet above the center
line grades of the intersecting streets.
7.
Culs-De-Sac, Dead-End Streets and Stub Streets.
B.
Stub streets may be constructed for future access to an adjoining property or a subsequent section of the development. Stub streets shall be built to the standards of Subsection 2A. The length of stub streets shall not exceed the depth of one lot. No more than one lot shall front on each side of the stub street. These lots shall also have full frontage along another public street.
C.
Culs-de-sac (temporary and permanent), loop roads, and other street
networks which have a single point of access to the surrounding road
network shall not serve more than 25 dwelling units and shall have
a minimum length of 300 feet and shall not exceed a total length of
more than 600 feet as measured from the center line of the intersection
at the single point of access to the farthest point served.
D.
All cul-de-sac streets and stub streets greater than 200 feet in
length, whether permanently or temporarily designed as such, shall
be provided at the closed end with a fully paved turnaround. The turnaround
may be concentric or offset to the left, but turnarounds offset to
the right shall be prohibited.
(1)
The minimum radius to the pavement edge or curbline shall be
50 feet, and the minimum radius of the right-of-way line shall be
60 feet.
(2)
The maximum radius to the pavement edge or curbline shall be
55 feet and the maximum radius of the right-of-way line shall be 65
feet.
(3)
The radius of the right-of-way line return between the bulb
and stem of culs-de-sac shall be a minimum of 150 feet. The curbline
or pavement edge radius shall be a minimum of 160 feet.
E.
Islands, whether containing plantings or not, shall be prohibited
within the bulb of the cul-de-sac.
F.
The grade of the cul-de-sac bulb shall not exceed 5% as measured
from the center of the cul-de-sac bulb to any perimeter point of the
bulb. The minimum cross slope shall be 2%.
G.
There shall be a minimum center line grade on all cul-de-sac streets
of 2%.
H.
All cul-de-sac streets intended for dedication to the Township shall
be provided with an easement at the end of the bulb and designated
for snow-plowing use. The easement beginning at the edge of cartway
shall have a minimum width of 30 feet (measured 15 feet on either
side of the street center line extended). The easement shall extend
radially from the edge of pavement to a depth of 30 feet. The record
plan shall contain a note stating that no driveways, landscaping,
mailboxes or other structures shall be placed within the limits of
this easement.
I.
Temporary culs-de-sac may be permitted to allow connection to an
adjoining property or a subsequent section. Temporary culs-de-sac
shall meet the following standards:
(1)
The lots along the bulb of the cul-de-sac shall meet the lot width and lot size requirements of Chapter 27, Zoning, after the bulb has been removed and the road has been extended.
(2)
The temporary cul-de-sac shall extend to the edge of the adjoining
property to which future access is to be provided.
8.
Street Names.
A.
Proposed streets which are in alignment with others already existing
and named shall bear the names of existing streets.
B.
In no case shall the name of a proposed street duplicate an existing
street name in the municipality and in the postal district, irrespective
of the use of a suffix such as street, road, avenue, boulevard, driveway,
place, court, lane, etc.
C.
All street names shall be subject to the approval of the Township
Supervisors and local post office. The developer shall be responsible
for the submission of proposed street names to the local post office
for their approval. A copy of the local post office's approval
of the proposed names shall be provided to the Township prior to recording
of the plan.
9.
Curb and Sidewalks.
A.
Curbing.
(1)
In all subdivisions or land developments where public streets or
private streets are proposed, curbing shall be required. Curbing shall
be provided on both sides of all streets and shall be required for
all parking lot access drives and nonresidential driveways.
(2)
Curbing is also required to delineate the limits of all off-street
parking facilities for multifamily residential developments and all
commercial, industrial and institutional developments.
(3)
Curbing shall be constructed per the standards in Appendix F.[1]
[1]
Editor's Note: Appendix F is included as an attachment to this chapter.
B.
Sidewalks.
(1)
Sidewalks shall be located within the street right-of-way, no
closer than one foot from the right-of-way line, and shall be a minimum
of 4 1/2 feet wide, except along collector and arterial streets,
and adjacent to shopping centers, schools, recreation areas, and other
community facilities, where they shall be a minimum of five feet wide.
Sidewalks shall be installed along both sides of all streets within
the development and along the frontage of all existing streets.
(2)
Concrete sidewalk ramps shall be installed at all intersections
and crosswalks and shall conform to the current accessibility requirements.
(3)
Generally, a grass planting strip a minimum of four feet in
width should be provided between curb and sidewalk.
(4)
Sidewalk shall be constructed per the standards in Appendix
F.[2]
[2]
Editor's Note: Appendix F is included as an attachment to this chapter.
[Ord. 174, 12/20/2017]
Each proposed building lot or proposed land development shall
be provided with sanitary sewage disposal in accordance with the following
requirements:
1.
Public Sanitary Sewage Systems.
A.
Existing Public Sanitary Sewage Systems.
(1)
Each subdivision, not a minor subdivision, any portion of which
is within 1,000 feet of an existing public sanitary sewage system,
shall be connected by the developer to such system, unless such connection
is not technically feasible, or the subdivision is located in an area
not designated for public sanitary sewer service in the Township's
Sewage Facility Plan.
(2)
Any such connection shall be in accordance with the provisions
of the controlling Sewer Authority, and the sanitary sewer disposal
regulations of the Pennsylvania Department of Environmental Protection.
B.
Proposed Public Sanitary Sewage Systems.
(1)
Each proposed subdivision, not a minor subdivision, or proposed
land development any portion of which is within 1,000 feet of:
(a)
Any proposed public sanitary sewage system for which the controlling
sewer authority has indicated in writing to the developer its intention
to extend any portion thereof to within 1,000 feet of any lot or portion
thereof within five years;
(b)
Any portion of any proposed public sanitary sewage system in
the Upper Nazareth Township Sewage Facility Plan; or
(c)
Any portion of any other public sanitary sewage system proposed
by the Upper Nazareth Township Board of Supervisors to be constructed
within five years;
(2)
Shall, unless ultimate connection to the proposed public sanitary
sewage system would be technically unfeasible, be connected to a "dry"
sanitary sewage system, including lateral connectors as will be necessary
to provide service to each lot, suitably capped until connection to
the public sanitary sewage system can be made.
2.
On-Lot Sewage Disposal Systems.
A.
B.
Any such on-site sewage disposal system shall be in accordance with
the standards of:
D.
Each preliminary and final plan shall include an annotation expressly
imposing a covenant running with the land, respecting each proposed
building lot for which an on-lot sewage disposal system is proposed,
stating that:
(1)
Upper Nazareth Township makes no warranty or representation
that on-lot sewage disposal will be available for such lots.
[Ord. 174, 12/20/2017]
Each proposed building lot or proposed land development shall
be provided with water supply in accordance with the following requirements:
1.
Public Water Supply Systems.
A.
Each subdivision, not a minor subdivision, any portion of which is
within 1,000 feet of an existing public water supply system, shall
be connected by the developer to such system.
B.
Any such connection shall be in accordance with the provisions of:
D.
Fire hydrants with water supply for fire protection, within 300 feet
of all structures and on the same side of the road if a collector
or arterial road, shall be provided in all subdivisions and land developments
connected to a public water supply system. The connecting threads
used on the hydrants shall be compatible with the equipment of the
Upper Nazareth Fire Department.
E.
All development plans proposing an extension of the public water
system shall submit plans to the Upper Nazareth Township Fire Department
for their review and comment.
F.
All proposed building lots for all multifamily residential, commercial
and industrial uses shall be provided, by the developer, with an adequate
public water supply.
2.
On-Lot Water Supply Systems (Wells).
A.
An on-lot water supply system (well) shall be provided only for each lot that cannot feasibly be connected to an existing public water supply system under Subsection 1A.
B.
Any such on-site water supply system shall be in accordance with
the standards of:
C.
Each preliminary and final plan shall include an annotation expressly
imposing a covenant running with the land, respecting each proposed
building lot for which an on-lot water supply system is proposed,
stating that:
[Ord. 174, 12/20/2017]
1.
Storm drainage systems shall be provided in order to:
B.
Ensure adequate drainage of all low points along the line of streets.
C.
Intercept stormwater runoff along streets at intervals related to
the extent and grade of the area drained.
D.
Provide positive drainage away from on-site sewage disposal systems.
E.
Take surface water from the bottom of vertical grades, to lead water
from springs and to avoid excessive use of cross gutters at street
intersections and elsewhere.
F.
Prevent overloading of downstream drainage systems, closed depressions,
and watercourses as a result of increased rate of runoff caused by
the proposed development.
G.
Ensure that the extent of ponded water is not increased within downstream
closed depressions as a result of additional runoff volume.
H.
Accommodate, receive and convey all runoff from adjacent upstream
properties.
2.
General Requirements.
A.
A site drainage plan for the proposed subdivision or land development
tract shall be prepared which illustrates the following information:
(1)
Mapping of the watershed area or areas in which the proposed
subdivision or land development is located.
(2)
Calculations of runoff for all points of runoff concentration.
(3)
Complete drainage systems for the subdivision or land development.
All existing drainage features which are to be incorporated in the
design shall be so identified. If the subdivision or land development
is to be developed in stages, a general drainage plan for the entire
subdivision shall be presented with the first stage and appropriate
development stages for the drainage system shall be indicated.
(4)
Sufficient mapping of existing off-site drainage features located
downstream from the proposed subdivision or land development points
of runoff discharge. Mapping features shall include closed depressions,
streams, watercourses and storm sewer systems on the downstream properties.
B.
The existing points of natural drainage discharge and the mode of
drainage conduct onto adjacent property shall not be altered, unless:
C.
No stormwater runoff or natural drainage shall be so diverted as
to overload existing drainage systems, or create flooding or the need
for additional drainage structures on other private properties or
public lands, without safe and adequate provisions being made by the
developer for properly handling such conditions, and the applicant
obtaining the written consent of the downstream landowners.
D.
Where a subdivision is traversed by watercourses other than permanent streams, there shall be provided on the subdivision plan, a drainage easement conforming substantially with the line of such watercourse which shall be offered to the Township for dedication. The width of the easement shall be adequate to provide for unimpeded flow of storm runoff based on calculations made in conformance with Subsection 3 and to provide a freeboard allowance of 0.5 foot above the design water surface level.
E.
Drainage structures that are located on state highway rights-of-way
shall be approved by the Pennsylvania Department of Transportation
and a letter from that office indicating such approval shall be obtained
prior to final plan approval.
F.
All streets shall be so designed as to provide for the discharge
of surface water from their rights-of-way.
G.
When natural drainage swales on the site cannot adequately provide
for drainage, open channels may be constructed conforming substantially
to the line and grade of such natural drainage swales. Capacities
shall be calculated using the Manning equation as explained in Appendix
A.[1]
[1]
Editor's Note: Appendix A is included as an attachment to this chapter.
H.
Storm drainage facilities and appurtenances shall be so designed
and provided as to minimize erosion in watercourse channels and at
all points of discharge as per the requirements of the Pennsylvania
Department of Environmental Protection and the Northampton County
Conservation District.
I.
Stormwater management plans and calculations for any development
located within an Act 167 watershed shall be submitted to the Lehigh
Valley Planning Commission for their review and comment.
J.
A subdivision or land development proposing alterations or relocations
of existing watercourses may be required to obtain permit approval
from the Pennsylvania Department of Environmental Protection in accordance
with their current applicable rules and regulations.
3.
Calculation of Storm Runoff and Design Storm Frequency.
A.
Storm drainage systems required by this chapter shall be designed
to provide protection from a two- to one-hundred-year storm as determined
by the Township. If the site of the subdivision or land development
is within a watershed with an approved Stormwater Management Plan
enacted pursuant to Act 167, the criteria in the applicable plan shall
be used.
(1)
A twenty-five-year design storm is appropriate where a storm
in excess of the design storm will cause major inconvenience to people
and traffic in high-use areas such as business districts and along
local collector or arterial roads.
(2)
A one-hundred-year design storm is appropriate where a storm
in excess of the design storm will cause damage to existing or future
structures or their contents.
(3)
The design or analysis of all major natural or man-made overland
drainage systems shall have adequate capacity for the twenty-five
to one-hundred-year return storm, and shall further consider the two-year
storm event for velocity. Permissible velocities are as indicated
in NRCS criteria.
B.
Stormwater runoff from watersheds of 200 or less acres shall be calculated
by the Rational Method as described in Manual Number 37 of the American
Society of Civil Engineers, except as the watershed size criteria
may be modified by an approved Act 167 Stormwater Management Plan.
The Rational Method of runoff calculation is explained in Appendix
A.[2]
[2]
Editor's Note: Appendix A is included as an attachment to this chapter.
C.
Stormwater runoff from watersheds of more than 200 acres shall be
calculated using the Soil-Cover-Complex Method developed by the Natural
Resources Conservation Service or other appropriate method acceptable
to the Township Engineer.
D.
The design of any detention facility shall be verified by routing
the proposed post-development hydrograph through the basin using a
storage-indication technique.
E.
The Manning equation explained in Appendix A shall be used in calculating
capacities of watercourses and storm sewers, except culverts which
shall be designed using methods acceptable to the Township Engineer.
F.
Complete detailed drainage calculations and applicable charts and
nomographs certified by the design engineer shall be submitted to
the Township Engineer.
4.
Stormwater Detention/Retention/Infiltration.
A.
Stormwater shall be governed by the following provisions:
(1)
Post-development rates of runoff for the two- through one-hundred-year
storm events shall not exceed predevelopment rates.
(2)
Within watersheds for which there is an approved Act 167 Stormwater
Management Plan, the detention facilities shall at minimum be designed
to discharge post-development peak runoff rates consistent with the
Plan criteria.
(3)
Within watersheds for which there is not an approved Act 167
Stormwater Management Plan, the detention facilities shall be designed
to provide that the peak rate of runoff at all points of discharge
from the site, when developed, will not exceed the peak rate of runoff
at each of those points prior to development.
B.
Where detention facilities are included as part of the storm drainage
system, the following provisions will apply:
(1)
Detention ponds shall be designed so that they return to normal
conditions within approximately 24 hours after the termination of
the storm, unless the Township Engineer finds that downstream conditions
may warrant other design criteria for stormwater release;
(2)
The developer shall demonstrate that such ponds are designed,
protected and located to assure that public safety is maximized and
health problems are prevented. The following minimum criteria shall
apply:
(a)
Top berm width shall be a minimum of six feet;
(b)
On all ponds having a maximum depth of four feet, the side slopes
shall be four horizontal to one vertical or flatter. On all ponds
having a maximum total depth greater than four feet, the side slopes
shall be five horizontal to one vertical or flatter.
(c)
All ponds shall incorporate an impervious clay liner having
a minimum depth of one foot or an impermeable geosynthetic liner.
The design analysis of the required pond liner shall be incorporated
into the required geologic/Karst features report.
(d)
Ponds shall be designed with a minimum freeboard of one foot
above the maximum water elevation.
(e)
All ponds shall be designed with a minimum bottom slope of 1%.
(f)
In all detention ponds having surface discharge, the outfall
end section and outside toe of berm shall be located a minimum of
20 feet from the adjoining downstream property line.
(3)
The developer shall verify that the operation of the detention
facilities will not aggravate potential downstream peaking conditions;
(4)
Emergency overflow facilities shall be provided for detention
facilities to handle runoff in excess of design flows;
(5)
A drainage easement, described by bearings and distances, shall
be provided around all detention basins. The easement shall encompass
the limits of the pond berm and the one-hundred-year water surface
elevation plus the basin outflow to the point of off-site discharge.
(6)
Since the detention pond will remain in common ownership, the
developer shall provide an annotation on the record plan imposing
a covenant running with the land requiring perpetual maintenance and
repair of the detention pond and all appurtenances, by the respective
lot owner(s). The covenant shall also state that no structures, fences,
trees or other landscaping materials (other than grass) shall be placed
or planted within the detention pond.
C.
Where stormwater retention facilities are included as part of the
drainage system, the following provisions will apply:
(1)
Surface retention ponds shall comply with the following minimum
standards:
(a)
Ponds shall incorporate an impervious clay or geosynthetic liner.
The clay liner shall have a minimum thickness of one foot. The design
analysis of the liner shall be incorporated into the required geologic/Karst
features report.
(b)
Retention ponds designed to hold water at depths of one foot
or greater shall be surrounded by a fence with a four-foot minimum
height. The fence shall extend around the entire perimeter of the
berm and above the maximum design water surface elevation. Fence shall
be constructed of vinyl-clad chain link or pressure-treated post and
rail with vinyl-clad chain link attached.
(c)
All retention ponds shall have side slopes of four horizontal
to one vertical or flatter.
(d)
Ponds shall be designed with a minimum freeboard of one foot
above the maximum water elevation.
(e)
The top of berm shall have a minimum width of six feet.
(f)
A planting design of native aquatic vegetation shall be provided.
(g)
Aeration devices shall be provided for all retention ponds as
a means for controlling insects and algae growth. Design of the aeration
system shall be included in the stormwater management report.
(2)
Subsurface retention facilities shall comply with the following
minimum requirements:
(a)
Subsurface facilities shall be provided with a sufficient number
of access manholes for maintenance and inspection purposes.
(b)
Retention facilities located under parking, loading or driveway
areas shall include a structural analysis to confirm their design
capability under maximum load conditions.
(c)
Underground retention facilities shall not be permitted within
public street rights-of-way or other lands intended for dedication
to the Township.
(3)
A drainage easement, described by bearings and distances, shall
be provided around the surface or subsurface retention facilities.
The easement shall encompass the entire limits of the facility, plus
the basin outflow to the point of off-site discharge.
(4)
Since retention facilities will not be accepted for dedication
by the Township, the developer shall provide covenants on the Record
Plan requiring perpetual maintenance and repair of these facilities
and all appurtenances, by the respective lot owner(s), in perpetuity.
The covenant shall also state that no structures or trees shall be
placed or planted within the easement limits of these facilities.
D.
Where stormwater infiltration facilities are included as part of
the drainage system, the following provisions shall apply:
(1)
Surface infiltration ponds, which are designed with a stormwater detention component, shall comply with the following minimum standards in Subsection 4B(2), except for the following:
(2)
Subsurface infiltration facilities shall comply with the following
minimum requirements:
(a)
Subsurface facilities shall be provided with a sufficient number
of access manholes for maintenance and inspection purposes.
(b)
Infiltration facilities located under parking, loading or driveway
areas shall include a structural analysis to confirm their design
capability under maximum load conditions.
(c)
Underground infiltration facilities shall not be permitted within
public street rights-of-way or other lands intended for dedication
to the Township.
(3)
A drainage easement, described by bearings and distances, shall
be provided around the surface or subsurface infiltration facilities.
The easement shall encompass the entire limits of the facility, plus
the basin outflow to the point of off-site discharge, where applicable.
(4)
Since infiltration facilities will not be accepted for dedication
by the Township, the developer shall provide covenants on the record
plan requiring perpetual maintenance and repair of these facilities
and all appurtenances, by the respective lot owner(s), in perpetuity.
The covenant shall also state that no structures or trees shall be
placed or planted within the easement limits of these facilities.
(5)
The adequacy and location of any areas intended for infiltration
shall be evaluated and recommended as part of the required Karst features
study.
(6)
Infiltration testing shall be conducted in accordance with all
applicable local, state or federal guidelines.
5.
Stormwater Collection and Conveyance Systems.
A.
Inlets. The placement of inlets shall be governed by the following
design criteria:
(1)
Inlets shall be placed at points of abrupt changes in the horizontal
or vertical directions of storm sewer pipes and drainage swales and
on both sides of a street at all designed low points.
(2)
On streets with center line grades of 2% or less, inlets shall
be spaced at a maximum distance of 300 feet apart. On streets with
center line grades greater than 2%, inlet spacing shall not exceed
500 feet.
(3)
Inlets shall be depressed two inches below the grade of the
gutter or ground surface, and shall be provided with bicycle-safe
grates.
(4)
Capacity calculations shall be provided for all inlets. The
calculations shall account for all bypass surface runoff from upstream
inlets, where applicable.
(5)
Storm sewer manholes may be substituted for inlets at locations
where inlets are not required to handle surface runoff.
(6)
Inlets shall be placed at street intersections to limit the
cross-gutter flow from upstream areas.
(7)
Storm inlets shall be provided behind the curbline to capture
concentrated upstream surface runoff directed toward the street.
B.
Roadside Drainage Swales. The construction of roadside drainage swales
shall be in accordance with the following requirements:
(1)
On all noncurbed streets, drainage swales will required along
both sides of the street.
(2)
On all local collector and arterial streets, the roadside swales
shall be designed to convey the runoff from a twenty-five-year storm
event.
(3)
As a minimum, the depth of all roadside swales shall be six
inches. The swales shall be designed to convey the runoff from the
required storm event within the street right-of-way.
(4)
Any proposed road or driveway crossing a drainage swale shall
be designed with a profile matching the cross section of the swale.
C.
Storm Sewer Pipe. The design of storm sewer pipe systems shall be
in accordance with the following requirements:
(1)
All storm sewer lines shall be designed with a minimum 0.005
feet per foot (0.50%) slope. The minimum diameter of storm sewer pipe
shall be 15 inches.
(2)
Storm sewer lines within street rights-of-way shall be parallel
to the center line as far as practical. A sufficient number of structures
(inlets or manholes) shall be provided to eliminate unnecessary crossings
of other utility lines and passage beneath curbs.
(3)
Storm sewer shall be designed on the basis of inlet or outlet
control, as applicable, unless a more detailed backwater analysis
is deemed necessary by the Township Engineer.
(4)
No storm sewer headwalls or endwalls shall be constructed within
any street right-of-way.
(5)
Safety grating shall be installed across the openings of all
storm sewer pipe inlet headwalls.
(6)
Underdrain pipe systems shall be required in all streets per
the details in Section 1200[3] of this chapter.
[3]
Editor's Note: See Section 1200 of Appendix F; said appendix is included as an attachment to this chapter.
(7)
All storm sewer within street cartway areas shall be reinforced
concrete pipe, Class III or better, with O-ring gasket joints. Storm
sewer located outside street cartway areas shall be either reinforced
concrete pipe, Class III or better, with O-ring gasket joints or high-density
polyethylene pipe, smooth interior, with watertight couplings.
(8)
When there is a change in pipe size within a storm sewer structure,
the elevation for the top of pipes shall be the same, or the top elevation
of the inflow pipe(s) can be set higher as necessary.
(9)
All storm sewer lines shall be televised after installation.
Televising event shall be recorded on a medium acceptable to the Township.
Recording shall be labeled and presented to the Township along with
documentation clearly identifying location of said lines. All work
shall be per Township specifications.
D.
Curbed Street Drainage. On streets constructed with curbing, the
surface runoff collection system shall be in accordance with the following
requirements:
(1)
On local streets, the inlet spacing and gutter capacities shall
be designed to convey the runoff from a twenty-five-year storm event.
(2)
On collector and arterial streets, the inlet spacing and gutter
capacities shall be designed to convey the runoff from a fifty-year
storm event.
(3)
The maximum encroachment of water on the roadway pavement shall
not exceed 1/2 of a traffic lane during the design year storm event.
[Ord. 174, 12/20/2017]
1.
Electric Utility Easement Lines. In accordance with a Pennsylvania
Public Utility Commission order of July 8, 1970, all electric utility
distribution lines shall be installed underground in subdivisions
or land developments of five or more dwelling units. In addition,
the following design standards shall be observed:
2.
Utility Easements.
A.
Utility easements shall be provided for wire, conduits, sanitary
and storm sewers, gas and water mains and/or other utility lines intended
to service the abutting lots. No structures shall be placed within
such easements, except structures associated with the utilities.
B.
Utility easements shall be located at all of the following:
(1)
Abutting the street right-of-way. In this case, a minimum easement
width of 10 feet shall be required.
(2)
Along Rear or Side Lot Lines. In this case, a minimum easement
width of 20 feet, 10 feet on each side of the lot line, shall be provided.
Where the lot line coincides with the subdivision or land development
boundary, a minimum easement width of 10 feet is required.
3.
Petroleum Transmission Lines.
A.
No company intending to install any petroleum, petroleum products
or natural gas transmission lines shall be allowed to construct the
line on less than a fifty-foot right-of-way, such line to be installed
in the center of the right-of-way, and shall comply with the applicable
standards imposed by state and federal laws and regulations.
B.
There shall be a minimum distance of 25 feet between any proposed
dwelling unit and any petroleum, petroleum products or natural gas
transmission right-of-way line which traverses the subdivision, but
in no event less than 50 feet from any petroleum or natural gas transmission
line.
4.
Cable Systems.
A.
Notification to Cable Operators. In extending lines to new subdivisions
and/or land developments with the Township, each cable operator shall
accept from the developer only those easements which provide nonexclusive
rights to operate a cable system within such subdivision and/or land
development. No such easement shall prevent any other cable operator
authorized to operate within the Township, then or in the future,
from using such easement to extend other and further lines to such
subdivision and/or land development. In each new subdivision and each
new land development, the developer shall, upon notifying public utilities
of the opportunity to serve such subdivision or land development,
also notify all cable operators licensed to operate a cable system
in the Township, of the opportunity to install cable facilities to
cable operator's cable system.
B.
Changes Required by Public Improvements. The cable operator shall,
upon reasonable notice, and at its reasonable expense, temporary disconnect,
relocate and remove from the street or other public place any of its
property when required by the Township by reason of traffic conditions,
public safety, street vacation, street construction, installation
of sewers, drains, water pipes, or any other type of structure or
improvements by public agencies.
C.
Requests for Removal or Change. The cable operator shall, on the
request of any person holding a building moving permit, temporarily
raise or lower its wires to permit the moving of said building. The
expense of such temporary removal, raising or lowering of wires shall
be paid by the person requesting the same, and the cable operator
shall have the authority to require such payment in advance. The cable
operator shall be given not less than 15 days' advance written notice
of any move contemplated to arrange for temporary wire changes.
5.
Easement Maintenance. All surface and subsurface easements required by this chapter or shown on the record plan shall be kept clear of any and all structures and obstructions including, but not limited to, buildings, trees, shrubs, driveways and berms. On surface drainage swale easements, fences shall not be constructed within the limits of the one-hundred-year stormwater surface elevation. Grades, once established on the approved plan, shall not be altered without approval by the Board of Supervisors. A covenant shall be added to the Record Plan which contains the above maintenance note. Please refer to § 22A-504, Subsection 3K(1)(j),for additional requirements for individual lot grading plans.
6.
Street Lights. All residential developments shall incorporate a lighting
design for internal streets, intersections and common areas. The proposed
lighting shall be designed in accordance with the following standards:
A.
As part of the preliminary plan process, a streetlighting design
shall be prepared and submitted to the Township.
B.
Design and installation of the streetlights and power supplies shall
be in accordance with all current and applicable utility company standards.
C.
All poles shall be black straight-fluted fiberglass or cast aluminum
having a twelve-foot height above finished grade. The specifications
and shop drawings shall be submitted as a final plan requirement and
shall be subject to approval by the Township.
D.
Light fixtures shall be a four-sided colonial-style LED lamps with
a minimum 1,000 lumens with a 4000K color temperature. Lamps shall
comply with Dark Sky requirements.
E.
Pole locating shall be incorporated in the required lighting and
landscaping plan. The plans shall include iso-footcandle distribution
patterns for each light.
F.
All lights shall be services via underground power sources. Underground
wiring shall be placed within nonmetallic conduit conforming to current
Utility Supplier and National Electric Code (NEC) standards. Warning
tape shall be placed within the entire trench at a depth of 18 inches.
G.
The lighting plans shall include the design specifications necessary
for the applicable utility company to determine available sources
for the streetlight feeds.
H.
The applicant shall provide the Township with documentation from
the applicable utility company indicating their acceptance of the
proposed streetlighting design.
I.
As part of the final plan approval, the installation of streetlights
shall be included in the developers improvements agreement. This agreement
shall specify the responsibilities, in detail, for payment, installation
and maintenance of the streetlighting systems. All current and applicable
utility supplier-standards shall be incorporated into this agreement.
A covenant, reflecting these responsibilities, shall be added to the
record plan.
[Ord. 174, 12/20/2017]
All developments shall include a detailed lighting design plan
that will provide for and control of outdoor lighting where public
health, safety and welfare are potential concerns. The lighting shall
be designed to limit glare from nonvehicular light sources, protect
neighbors, the environment and the night sky from nuisance glare and
light trespass and to promote energy-efficient lighting design and
operation.
1.
All subdivisions and land developments proposing exterior lighting shall submit a detailed lighting plan conforming to the requirements within this section. The lighting design shall be submitted as part of the preliminary plan process. Residential streetlighting shall be designed in accordance with § 22A-709, Subsection 6, of this chapter.
2.
Illumination Levels. Lighting, where required by this chapter, or
otherwise required or allowed by the municipality, shall have illuminances,
uniformities and glare control in accordance with the latest edition
of the IES Lighting Handbook or current recommended practices of the
Illuminating Engineering Society of North America (IES).
3.
Luminaire Design.
A.
Luminaires shall be of a type and design appropriate to the lighting
application and shall be decorative and aesthetically acceptable to
the Township.
B.
For the lighting of surfaces such as, but not limited to, parking
areas, roadways, vehicular and pedestrian passage areas, storage areas,
automotive sales areas, loading docks, active and passive recreational
areas, building entrances, sidewalks, luminaires shall be aimed straight
down, have no uplight and shall meet IESNA full-cutoff/fully shielded
criteria. All lighting proposed shall be certified Dark Sky-compliant.
In the case of decorative streetlighting luminaires, the municipality
may approve the use of luminaires with an uplight component not exceeding
1%.
C.
For the lighting of predominantly nonhorizontal surfaces such as,
but not limited to, facades, landscaping, signs, billboards, fountains,
displays and statuary, when such lighting is specifically approved
by the municipality, it shall be shielded and shall be installed and
aimed so as to not project light output into the windows of neighboring
residences, adjacent uses, past the object being illuminated, skyward
or onto a public roadway.
D.
Lamps shall be LED light sources with a correlated color temperature
that does not exceed 4000K.
4.
Lighting Control.
A.
All lighting shall be aimed, located, designed, fitted and maintained
so as not to present a hazard to drivers or pedestrians by impairing
their ability to safely traverse and so as not to create a nuisance
by projecting or reflecting objectionable light onto a neighboring
use or property.
B.
Directional fixtures, e.g., floodlights and spotlights, shall be
shielded around the light source, installed and aimed to prevent exposed
light source from being directly visible from abutting streets or
lots.
C.
The illumination projected from any property onto a residential use
shall not exceed 0.1 initial footcandle, measured line-of-sight from
any point on the receiving property.
D.
The illumination projected from any property to a nonresidential
use at no time shall exceed 0.1 initial footcandle, measured line-of-sight
from any point on the receiving property.
E.
Externally illuminated billboards and signs shall be lighted by fixtures
mounted at the top of the billboard or sign and aimed downward. The
fixtures shall be designed, shielded and aimed to shield the source
from off-site view and to restrict the light output onto and not beyond
the sign or billboard. At no point on the face of the sign or billboard
shall the illumination exceed 30 initial vertical footcandles.
F.
The United States and the state flag shall be permitted to be illuminated
from dusk till dawn. All other flags shall not be illuminated past
11:00 p.m. The light source shall have a beam spread no greater than
necessary to illuminate the flag and shall be fully shielded.
G.
Under-canopy lighting, for such applications as gas/service stations,
hotel/theater marquees, and commercial drive-ups, shall be accomplished
using flat-lens full-cutoff fixtures aimed straight down and shielded.
The illumination in the area directly below the canopy shall not exceed
20 average footcandles and the maximum shall not exceed 30 footcandles.
H.
The use of white strobe lighting for tall structures such as smokestacks,
chimneys and radio/communications/television towers is prohibited
during hours of darkness, except as specifically required by FAA.
5.
Installation.
A.
Electrical feeds for lighting poles shall be run underground, bedded
and encased in accordance with current National Electric Code (NEC)
standards. Warning tape shall be placed within the entire trench length
at a depth of 18 inches.
B.
Poles supporting luminaires located within parking areas or directly
behind parking spaces, or where they could be hit by snow plows or
wide-swinging vehicles, shall be suitably protected by being placed
a minimum of five feet outside paved area or tire stops, or placed
on concrete foundations at least 30 inches high above the pavement.
C.
Except for streetlighting and public recreational lighting covered
elsewhere in this chapter, fixtures shall be mounted at a maximum
height of 25 feet above finished grade.
D.
Pole-mounted fixtures for the illumination of horizontal tasks shall
be aimed straight down and poles shall be plumb.
E.
Pole foundations shall be designed consistent with manufacturer's
wind load requirements and local soil conditions involved and shall
be approved by a qualified civil/structural engineer and meet all
applicable building code requirements.
F.
Any employed shielding elements shall be permanently affixed to luminaire.
[Ord. 174, 12/20/2017]
1.
Erosion and Sediment Control.
A.
General Standards.
(1)
No changes shall be made in the contour of the land; no grading,
excavating, removal or destruction of the topsoil, trees or other
vegetative cover of the land shall be commenced within a proposed
subdivision or land development tract until such time that a plan
for sedimentation control and minimizing erosion has been reviewed
and found satisfactory by the Northampton County Soil and Water Conservation
District and reviewed and approved by the Township, or there has been
a determination by the Township, upon recommendation by the Northampton
County Soil and Water Conservation District, that such plans are not
necessary.
(2)
Measures used to control erosion and reduce sedimentation shall
meet the standards and specifications of the Pennsylvania Department
of Environmental Protection Erosion and Sediment Pollution Control
Program Manual, as amended. The Township Engineer, or other officials
as designated, shall ensure compliance with the appropriate specifications,
copies of which are available from the Northampton County Conservation
District.
B.
Performance Principles. The following measures are effective in minimizing
erosion and sedimentation and shall be included where applicable in
the control plan:
(1)
Stripping of vegetation and grading shall be kept to a minimum.
(2)
Development plans shall preserve significant natural features,
keep cut-and-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.
(3)
Whenever feasible, natural vegetation shall be retained, protected
and supplemented.
(4)
The disturbed area and the duration of exposure shall be in
accordance with the Pennsylvania Department of Environmental Protection
Erosion and Sediment Pollution Control Program Manual.
(5)
Disturbed soils shall be stabilized by permanent vegetation
and/or by mechanical erosion control and drainage measures as soon
as practicable in the development process.
(6)
Temporary vegetation and/or mulching shall be used to protect
exposed critical areas during development.
(7)
Provisions shall be made to effectively accommodate the increased
runoff caused by soil and surface conditions during and after development.
Where necessary, the rate of surface water runoff will be mechanically
retarded.
(8)
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.
C.
Grading for Drainage. In order to provide more suitable sites for
building and other uses, improve surface drainage and control erosion,
the following requirements shall be met:
(1)
All lots, tracts or parcels within a proposed subdivision or
land development shall provide proper drainage away from buildings
and dispose of surface water without ponding, except where an alternative
drainage system is approved. Natural drainage patterns shall be preserved
wherever possible.
(2)
Cut-and-fill slopes shall not be steeper than 3:1 unless stabilized
by a retaining wall or cribbing.
(3)
Adequate provisions shall be made to prevent surface water from
damaging the cut face of excavations of the sloping surfaces of fills.
(4)
Cut and fills shall not endanger adjoining property.
(5)
Fill shall be placed and compacted so as to minimize sliding
or erosion of the soil.
(6)
All cuts and fills within one-hundred-year floodplain areas
must be in accordance with the Township's Floodplain Ordinance.
Fills placed adjacent to constructed channels shall have suitable
protection against erosion during periods of flooding.
(7)
Grading will not be done in such a way as to divert water onto
the property of other landowners without the written consent of the
landowners.
(8)
During grading operations, necessary measures for dust control
will be exercised.
(9)
No equipment shall alter or damage the bed and banks of any
stream, unless approved by the Pennsylvania Department of Environmental
Protection. Equipment shall cross streams only at approved crossings
utilizing culverts or bridges.
2.
Natural Feature Preservation. The design and development of subdivisions
and land developments shall be in harmony with the natural features
of the site and shall respect the development limitations of the natural
features. Subdivision and land development design shall be integrated
with the natural terrain of the site, wooded areas, large trees, natural
watercourses, rock outcroppings and scenic views.
A.
Areas with Development Limitations.
B.
Tree Preservation and Planting.
(1)
Trees six inches or more in diameter (measured at a height of
four feet above grade) shall not be removed unless they are located
within the proposed cartway, driveway, or sidewalk portion of a street
right-of-way, or within 25 feet of the foundation area of a new building.
Areas in which trees are retained shall remain at original grade level
and undisturbed wherever possible.
(2)
All existing trees six inches or more in diameter (measured
at a height of four feet above grade) shall be located and identified
on the plan. The Township may waive this requirement in densely wooded
areas and tree rows.
(3)
In all subdivisions and land developments containing property
line tree rows, a minimum ten-foot-wide easement shall be established
along the lot lines having existing tree rows. A protective covenant
shall be added to the plan stating that no trees shall be removed
nor grades altered within these easements without approval by the
Board of Supervisors.
(4)
In subdivisions or land developments where street trees are
proposed, they shall be planted outside of street right-of-way lines,
with underground utilities being located a minimum of 10 feet from
the trees.
(5)
In particular, but not in limitation, approved trees for street
planting include the following:
(a)
Acer rubrum - Red maple.
(b)
Acer saccharum - Sugar maple.
(c)
Ulmus parvifolia - Lacebark elm.
(d)
Fraxinus pennsylvanica lanceolata - Green ash.
(e)
Gleditsia tricanthos inermis - Moraine locust.
(f)
Ginkgo biloba - Ginkgo (male).
(g)
Liquidambar styraciflua rotundiloba - Sweet gum (fruitless).
(h)
Liriodendron tulipifera - Tulip tree.
(i)
Phellodendron amurense - Amur cork tree.
(j)
Quercus alba - White oak.
(k)
Quercus borealis - Red oak.
(l)
Quercus coccinea - Scarlet oak.
(m)
Quercus phellos - Willow oak.
(n)
Tilia Linden - All species hardy to the area.
(o)
Zelkova serrata - Japanese zelkova.
(p)
Other tree species may be used subject to review and approval
by the Township.
(6)
For all land developments and for all subdivisions not a minor
subdivision, a landscape plan shall be developed. The plan shall show
the plant cover which exists, and on the same or separate sheet, that
which will exist when the landscaping is completed.
D.
Stream Frontage Maintenance.
3.
Open Space and Recreation Areas. The establishment, maintenance and
protection of open space and recreation shall be in accordance with
the guidelines contained within "The Comprehensive Plan of Upper Nazareth
Township and the Upper Nazareth Township Park, Recreation and Open
Space Plan."
A.
Recreation and Open Space Areas.
(1)
Areas meeting the criteria for recreation lands as set forth
in the definitions shall be offered for dedication to the Township,
subject to the approval of the Board of Supervisors. The Board of
Supervisors shall consider the offer relative to the following factors:
(a)
The suitability of the size, shape and landform of the tract
for appropriate recreational facilities.
(b)
Accessibility.
(c)
Conformity with the parks and recreation element of the Comprehensive
Plan and Upper Nazareth Township Park, Recreation and Open Space Plan.
(d)
Ability of nearby recreation facilities to serve the subdivision.
(e)
The Board of Supervisors may accept or reject in whole or in
part, any offer of dedicated land.
(2)
Access to recreation areas dedicated to the Township pursuant to Subsection 3A(1) shall be as follows:
(a)
At least one side of the recreation area shall front on a public
street. Frontage on two or more public streets is preferred. The above
requirements are not necessary if the area proposed for dedication
adjoins lands currently utilized by the Township for recreation purposes.
(b)
Additional access may be provided by rights-of-way connecting
the recreation area with public streets.
(c)
Rights-of-way providing access to a recreation area shall have
a minimum width of 50 feet. Each right of-way shall be part of the
dedicated recreation area and contain at least one, eight-foot-wide
macadam path, constructed to Township standards, connecting the recreation
area to the public street.
(3)
Land Dedication for Single-Family Home Development:
|
Dwelling Units
|
Dedicated Land
|
|---|---|
|
1 to 10
|
None: pay fee/unit
|
|
11 to 20
|
2 acres
|
|
21 to 40
|
3 acres
|
|
41 to 60
|
4 acres
|
|
61 to 100
|
6 acres
|
|
101 to 150
|
9 acres
|
|
151 to 200
|
12 acres
|
|
201 to 250
|
15 acres
|
(4)
Land Dedication for Multifamily Dwelling Development:
|
Dwelling Units
|
Dedicated Land
|
|---|---|
|
2
|
None: pay fee/unit
|
|
4 to 100
|
5,000 square feet + 2,000 square feet/unit
|
|
101 and up
|
5,000 square feet + 1,000 square feet/unit
|
(6)
The recreation fee in lieu of dedicated land shall be set yearly
in the Fee Schedule.
4.
Karst Hazards.
A.
Purpose. The purpose of this section is to recognize the potential
for damage to public and private improvements, human injury or death,
and the disruption of vital public services which may arise by the
potential for sinkholes and/or subsidence within areas of carbonate
geology. A further purpose of this section is to minimize the potential
for such sinkhole and/or subsidence occurrence and to protect the
groundwater resource. Should the regulations of this and other applicable
regulations conflict, the most stringent regulations shall apply.
B.
Disclaimer of Liability. Whereas the exact occurrence of sinkholes
and/or subsidence is not predictable, the administration of these
regulations shall create no liability on behalf of the Township, the
Township Engineer, Township employees, or Township agencies as to
damages which may be associated with the formation of sinkholes or
subsidence. That is, compliance with these regulations represents
no warranty, finding, guarantee, or assurance that a sinkhole and/or
subsidence will not occur on an approved property. The municipality,
its agencies, consultants and employees assume no liability for any
financial or other damages which may result from sinkhole activity.
C.
Procedures.
(1)
As part of the preliminary plan requirements for all subdivisions
and land developments, the applicant shall engage a qualified professional
to review the existing aerial photos, soils geological and related
data available to him as it may pertain to the subject inspection
of the property.
(2)
A site inspection by the applicant's professional, using
all available data and with such assistance as is needed, shall determine
the presence or absence of Karst surface features of the site, and
locate the same if present on a site plan at a scale no smaller than
one inch equals 100 feet. In particular, the following features shall
be located, if present, on the site:
(3)
The applicant must provide the Township with a map at a scale of one inch equals 100 feet that show the Karst features listed in Subsection 4C(2).
(4)
Based upon the site inspection, the applicant's professional shall determine what further testing should be done by the applicant to ensure compliance with the performance standards set forth in Subsection 4D. Testing methodology shall be reasonable under the circumstances, including: the scale of the proposed development; and the hazard revealed by examination of available data and site inspection.
(5)
The applicant shall cause the additional testing, if any, to
be effected and shall submit test results to the Township Engineer.
(6)
The Township Engineer shall report to the Planning Commission,
with a copy to the applicant, his opinion concerning the adequacy
of the report submitted based upon the scale of the development and
the hazards revealed by the report, and shall make recommendations
to the Planning Commission based upon the report submitted concerning
site development, including stormwater management, the layout of utility
lines, and building location. The Township Engineer may require the
applicant to perform such additional testing as may be appropriate.
D.
Performance Standards.
(1)
All applicants for subdivisions or land developments shall comply
with the requirements of this chapter regarding Karst hazards.
(2)
No stormwater detention facility shall be placed within 100 feet of the features listed in Subsection 4C(2), unless a detailed geotechnical solution to the subsidence, pollution and safety problems of the Karst feature has been presented by a competent professional in carbonate geology.
(3)
No stormwater swale with design flows in excess of 10 cubic feet per second for the ten-year flood may be constructed within 100 feet of the features listed in Subsection 4C(2), unless a detailed geotechnical solution to the subsidence, pollution and safety problems of the Karst feature has been presented by a competent professional in carbonate geology.
(4)
No storm sewer pipe shall be constructed within 100 feet of the features listed in Subsection 4C(2) unless it is concrete pipe utilizing O-ring joints.
(5)
No principal or accessory building, no structure, and no impervious surface shall be located closer than 100 feet from the edge of the features listed in Subsection 4C(2), unless a detailed geotechnical solution of the subsidence, pollution and safety problems of the Karst feature has been presented by a competent professional in carbonate geology.
(6)
No septic system or tile field, no swimming pool, no solid waste disposal area, transfer area or facility, no oil, gasoline, salt or chemical storage area, and no blasting for quarrying or well enhancement activities shall occur within 100 feet of the features listed in Subsection 4C(2), unless a detailed geotechnical solution to the subsidence, pollution and safety problems of the Karst feature has been presented by a competent professional in carbonate geology.
(7)
Soil erosion and sedimentation control plans filed with the
Northampton County Conservation District shall detail safeguards to
protect identified Karst features.
(8)
All storm sewer lines located in a Karst area shall be so constructed
as to not permit the flow of water along the utility line trench,
and shall be imperviously diked at thirty-foot intervals.
(9)
When a proposed public water or sanitary sewer line is located
in an identified Karst area, the applicant shall demonstrate to the
Township that the appropriate utility authority has been notified
of this fact and that the applicant will comply with the authority's
recommendations concerning provisions to prevent the flow of water
along the utility line trench.
