A. 
The following principles, standards and requirements shall be applied by the Board and Planning Commission in evaluating plans for proposed subdivision and land development. In addition, the standards set forth in Chapter 135, Zoning, for the particular district in which the subdivision or land development is taking place shall govern the layout of lots and/or design of buildings, parking lots and other facilities. Land shall be developed in conformance with the Comprehensive Plan, the Act 537 Sewage Facilities Plan[1] and all other ordinances and regulations in effect in the Township.
[1]
Editor's Note: See 35 P.S. § 750.1 et seq.
B. 
The standards and requirements outlined herein shall be considered minimum standards and requirements for the promotion of public health, safety and general welfare.
C. 
Where literal compliance with the standards herein specified will result in undue hardship because of the peculiar conditions pertaining to the land in question, the Board may modify or adjust the standards to permit reasonable utilization of the property, provided that such modification will not be contrary to the public interest and that the purpose and intent of this chapter is observed. All requests for modification of the standards herein specified shall be in writing and shall accompany and be a part of the application for development. The request shall state in full the grounds and facts of unreasonableness or hardship on which the request is based, the provision or provisions of the ordinance involved and the minimum modification necessary. The Board may refer the request for modification to the Planning Commission for advisory comments.
A. 
All proposed land developments shall comply fully with the existing zoning regulations applicable to the land, and no parcel of land shall be created, either by inclusion or exclusion from a proposed land development, which cannot be properly utilized for a permitted use under the existing zoning regulations.
B. 
Land subject to hazards to life, health or property, such as may arise from fire, floods, disease or other cause, shall not be subdivided for building purposes or developed unless the hazards have been eliminated or unless the plans show adequate safeguard against them.
C. 
No on-site sewage disposal facility shall be permitted to be installed unless applicable state and/or Scott Township standards are fully satisfied.
D. 
Proposed land developments shall be coordinated with existing nearby neighborhoods so that the community as a whole may develop compatibly.
A. 
Proposed streets shall be consistent with such street plans or parts thereof as have been officially prepared and adopted by the Township, including recorded subdivision plans and the Official Map of the Township.[1]
[1]
Editor's Note: The Official Map is on file in the administrative offices of the Township.
B. 
Proposed streets shall further conform to such Township, county and state road and highway plans as have been prepared, adopted and/or filed as prescribed by law.
C. 
Thoughtful and imaginative design of streets and their relationship to the arrangement and shape of lots is required. An important element is the blending with topography to produce curvilinear design and reasonable grades. The rectilinear design of streets and lots, involving long straight sections of street, shall be avoided.
D. 
Insofar as possible, streets on which structures are proposed to front shall be oriented in a general east-west direction so as to provide the maximum number of structures with southern exposure and to provide the opportunity for solar utilization. Street layout should maximize south-facing slope. Where topographic or other conditions make east-west orientation of the continuance of existing streets impracticable, such continued streets shall conform to approved plans.
E. 
Local streets shall be laid out so as to discourage through traffic, but provisions for street connections into and from adjacent areas should be provided where deemed necessary and feasible by the Scott Township Planning Commission for safety and adequate circulation.
F. 
If lots resulting from original subdivisions are large enough to permit resubdivision or if a portion of the tract is not subdivided, adequate street right-of-way to permit further subdivision shall be provided as necessary.
G. 
Where a subdivision abuts or contains an existing or proposed major thoroughfare, the Board may require dedication of additional rights-of-way specified hereinafter and marginal access streets, rear service alleys, reverse frontage lots or such other treatment as will provide protection for abutting properties, reduction in the number of intersections with the major thoroughfare and separation of local and through traffic.
H. 
New half or partial streets shall not be permitted, except where essential to reasonable subdivision of a tract in conformance with the other requirements and standards of this chapter, and where, in addition, dedication of the remaining part of the street has been secured. Wherever a tract to be subdivided borders an existing half or partial street, the other part of the street shall be plotted within such tract. Where half or partial streets are proposed, the acceptance of final plans shall be conditioned upon the provision of guaranties providing for the construction or completion of such streets to Township standards. As an interim measure, a temporary turnaround must be provided for half or partial streets.
I. 
Dead-end streets shall be prohibited, except as temporary stubs to permit future street extension into adjoining tracts or when designed as culs-de-sac. All temporary street stubs shall be provided with a temporary T-shaped turnaround (see Appendix B[2]). No driveway shall be allowed to be connected to the T-portion of the turnaround.
[2]
Editor's Note: Appendixes B through F, containing street design details, are an attachment to this chapter.
J. 
Continuations of existing streets shall be known by the same names, but names for other streets shall not duplicate or closely resemble names for existing streets in the Township and/or post office district. The Board may reject street names and suggest alternative names.
K. 
Where streets and other public improvements continue into adjoining municipalities, evidence of compatibility of design, particularly with regard to street widths, shall be submitted. The applicant shall coordinate such design with both municipalities to avoid abrupt changes in cartway width or in improvements provided.
A. 
Cul-de-sac streets, permanently designed as such, may exceed 1,500 feet in length for development with lots of two acres or more and shall not exceed 1,500 feet in length for developments with lots less than two acres.
B. 
Cul-de-sac streets, whether permanently or temporarily designed as such, shall be provided at the closed end with a paved turnaround having a minimum diameter to the outer pavement edge of 80 feet or an alternate design as approved by the Scott Township Board of Supervisors. The right-of-way shall have a minimum diameter of 100 feet within the turnaround. A planting circle in the center of the turnaround may be proposed by the developer. In such cases, the minimum radius to the pavement edge or curbline shall be 50 feet and the minimum radius of the right-of-way shall be 60 feet. To ensure adequate vehicular turnaround capability, the diameter of the planting circle should be no greater than 50 feet. Maintenance responsibilities for the planting circle should be provided on any plan submitted. (See Appendix C.[1])
[1]
Editor's Note: Appendixes B through F, containing street design details, are an attachment to this chapter.
C. 
Drainage of cul-de-sac streets shall preferably be towards the open end. If drainage is toward the closed end, it shall be conducted away in an underground storm sewer.
D. 
Unless future expansion of a cul-de-sac street is clearly impractical or undesirable, the turnaround right-of-way shall be placed adjacent to the tract boundary with sufficient additional right-of-way width provided along the boundary line to permit extension of the street at full width.
E. 
The small triangles of land beyond the cul-de-sac turnaround to the boundary shall be so deeded that maintenance of these corners of land will be the responsibility of the adjoining owners until the roadway is continued.
A. 
The minimum right-of-way and cartway width for all new streets in the Township shall be as follows:
Type of Street
Width without Curbs
(feet)
Width with Curbs*
(feet)
Arterial street
Right-of-way
80
80
Cartway
Per PennDOT
Per PennDOT
Shoulder
Per PennDOT
—
Collector street**
Right-of-way
60
60
Cartway
24
36
Shoulder
6 to 10
—
Local street
Right-of-way
50
50
Cartway
20***
30
Shoulder
4 to 6
—
Private street
Right-of-way
50
50
Cartway
20***
30
Shoulder
4 to 6
—
NOTES:
*
For this section, "curb" refers to an upright or straight curb.
**
This classification also includes commercial, industrial, marginal access and other nonresidential streets.
***
The cartway width for a street serving lots one acre or less shall be 24 feet.
B. 
Additional right-of-way and cartway widths may be required by the Board for the following purposes:
(1) 
To promote public safety and convenience.
(2) 
To provide parking space in commercial and office industrial districts and in areas of high-density residential development.
C. 
Rights-of-way of lesser width than prescribed in this section shall not be permitted.
D. 
Subdivisions abutting existing streets shall provide for dedication the minimum right-of-way widths for those streets in accordance with the provisions of this section.
In the case where lots created within a subdivision are large enough to accommodate either further subdivision or a higher intensity of development and thus may result in higher traffic levels, the Township may require that additional rights-of-way be provided to permit the future development of a higher-order street.
A. 
Center-line grades shall be not less than 1%.
B. 
Center-line grades of all proposed roads shall not exceed the following:
Street Type
Center-Line Grade
(percent)
Arterial
Per PennDOT
Collector
7%
Local
9%
Private
10%
C. 
Vertical curves shall be used at changes of grade exceeding 1% and shall be designed in relation to the extent of the grade change to provide the following minimum sight distances:
Street Type
Minimum Sight Distance
(feet)
Arterial
400
Collector
300
Local
200
D. 
Under no conditions will maximum grades be permitted with minimum curve radii.
E. 
The turnaround portion of a cul-de-sac street shall have a maximum grade of 4% across the diameter in any direction.
F. 
Wherever possible, the drainage of cul-de-sac streets shall be towards the open end.
G. 
Cul-de-sac streets with center-line slopes less than 2% which are level or nearly so across the diameter perpendicular to the center line must be graded so that there is a minimum of 2% fall in all drainage swales around the cul-de-sac.
A. 
Whenever street lines are deflected in excess of 5°, connections shall be made by horizontal curves.
B. 
To ensure adequate sight distance, minimum center-line radii for horizontal curves shall be as follows:
Street Type
Minimum Center-Line Radii
(feet)
Arterial
500
Collector
300
Local
150
C. 
A tangent of at least 100 feet measured at the center line shall be required between reverse curves.
A. 
Streets entering another street shall use right-angle intersections whenever feasible, especially when local streets enter into major thoroughfares. There shall be no intersection angle measured at the center line of less than 60% or more than 120°.
B. 
All street intersections shall have a minimum paving radius corresponding to the following curb radii:
[Amended 10-10-1995 by Ord. No. 1-1995]
(1) 
Forty feet for all intersections involving arterial streets.
(2) 
Thirty feet for all intersections involving collector streets, local streets and private streets.
C. 
Streets entering the opposite sides of another street shall either be directly across from each other or offset by at least 200 feet from center line to center line.
D. 
Wherever feasible, intersections along major streets shall be kept to a minimum at least 1,000 feet apart, except in those cases deemed by the Board to require close spacing without endangering the safety of the public. Separation distances shall be measured center line to center line.
E. 
Intersections shall be approached on all sides by a straight section, the grade of which shall not exceed 4% within 50 feet of the intersection of the nearest right-of-way lines.
F. 
All necessary street name signs and traffic control signs shall be provided and erected by the developer, subject to PennDOT regulations and approval. The street signs shall be of the type existing in the neighborhood and shall be subject to approval by the Board. Street signs shall be erected before acceptance of the street.
G. 
Clear sight triangles shall be provided at all street intersections. Within such triangles, no vision-obstructing object shall be permitted which obscures vision above the height of 30 inches and below 10 feet, measured from the center-line grade of intersecting streets.
H. 
At all intersections of local roads, the sight triangle shall be a minimum of 75 feet, measured from the point of intersection along each road center line.
I. 
At all intersections of local roads with other classifications of roads, the following sight triangle dimensions shall be used:
Design Speed of Intersected Road
Length of Sight Triangle Leg along Center Line of Closest Lane
(feet)
Local street or stop condition
75
20 mph
200
30 mph
300
40 mph
400
50 mph
500
J. 
Greater sight triangles imposed by PennDOT for intersections with the state highway system shall supersede the above.
A. 
Deceleration or turning lanes may be required by the Township along existing and proposed streets as required by the Township. Deceleration lanes shall be designed to the following standards.
(1) 
The lane width shall be the same as the required width of the roadway moving lanes.
(2) 
The lane shall provide the full required lane width for its full length. Additionally, a seventy-five-foot taper shall be provided so that proper transition from the street to the deceleration lane may be made.
(3) 
The minimum lane length measured from the center line of the intersection street shall be as follows:
Design Speed of Road
(miles per hour)
Minimum Deceleration Lane Length
(feet)
30
165
40
230
50
310
B. 
Acceleration lanes are only required when indicated as needed by the Township Engineer. The design shall be as per the recommendation of the Township Engineer.
A. 
Curbs shall be installed along both sides of all proposed streets. Curbs shall be the vertical type.
[Amended 10-10-1995 by Ord. No. 1-1995]
B. 
In areas where curbs are not used, satisfactory provisions, such as drainage swales, must be made to avoid erosion. The use of drainage swales will be allowed only on streets with a grade less than 3%. Curbs must be provided for streets with a grade in excess of 3%.
C. 
Curbs shall be provided on all new parking areas located within a land development.
[Amended 10-10-1995 by Ord. No. 1-1995]
D. 
All curbs shall conform to specification for Class A concrete, as specified by PennDOT, with a minimum compressive strength of 3,000 pounds per square inch after 28 days.
E. 
Curbs and drainage swales shall be constructed to the dimensions shown in Appendix D.[1]
[1]
Editor's Note: Appendixes B through F, containing street design details, are an attachment to this chapter.
F. 
Curbing shall be constructed in ten-foot lengths. A premolded expansion material having a minimum thickness of 1/4 inch shall be placed between sections of curved curb and at intervals of not more than 30 feet. Intermediate joints between ten-foot sections shall be formed to two layers of single-ply bituminous paper.
G. 
The depressed curb at driveways shall be no higher than 1 1/2 inches above the street surface. The length of this depressed curb shall not exceed 35 feet without a safety island. This safety island shall not be less than 15 feet in length. Pipes or grates or other constructions shall not be placed in the gutter to form a driveway ramp.
H. 
Excavations shall be made to the required depth, and the material upon which the curb is to be constructed shall be compacted to a firm, even surface. Where the subgrade is soft or spongy, as determined by the Township Engineer, a layer of crushed stone not less than four inches thick shall be placed under the curb.
I. 
All curbs shall be depressed at intersections to sufficient width to accommodate wheelchairs. The depression shall be in line with sidewalks where provided.
All materials entering into the construction of streets and the methods of construction and drainage shall be in accordance with the applicable requirements of the Pennsylvania Department of Transportation Specifications, Form 408, or the latest revision thereof.
A. 
Subgrade.
(1) 
The area within the limits of the proposed road surface shall be shaped to conform to the line, grade and cross section of the proposed road.
(2) 
All unsuitable subgrade materials shall be removed or stabilized.
(3) 
Wet or swampy areas shall be permanently drained and stabilized. Details to be furnished on the method of drainage and stabilization shall be approved by the Township Engineer.
(4) 
Fills shall be made with suitable materials and thoroughly compacted for full width in uniform layers of not more than eight inches thick.
(5) 
The subgrade shall be thoroughly compacted by rolling with a minimum ten-ton roller and/or a sheep's-foot roller in layers not over six inches.
(6) 
Backfill or trenches within the cartway and curb area shall be thoroughly compacted prior to application of the base course.
(7) 
All stone used to replace unsuitable subgrade materials shall be approved by the Township Engineer.
B. 
Base course.
(1) 
The base course shall consist of eight inches of AASHTO No. 1 crushed stone placed on a two-inch initial layer of screenings and rolled uniformly and thoroughly with a ten-ton roller. Rolling shall continue until the material does not creep or wave ahead of the roller wheels.
[Amended 10-10-1995 by Ord. No. 1-1995]
(2) 
After compaction of the base stone, dry screenings shall be applied in sufficient quantity to fill all of the voids in the rolled stone base. A vibratory roller of PennDOT-approved design must be used in this step of construction, and rolling shall continue until all voids are filled. Small areas around inlets and manholes that cannot be reached by the vibratory roller shall be compacted with a mechanical tamper or whacker.
(3) 
When the stone surface is tight and will accept no more screenings, all loose screenings shall be broomed from the surface to expose the top of 1/2 inch of the aggregate over at least 75% of the road.
(4) 
No base materials shall be placed on a wet or frozen subgrade.
(5) 
As an alternate, an aggregate-lime-pozzolan base course may be used when approved by the Township. This possopac base course must be applied with an approved paver to a thickness to be determined by the Township Engineer.
(6) 
Application of a possopac base course shall be followed immediately by application of the binder course.
C. 
Bituminous surface.
(1) 
Bituminous material shall be ID-2 or FB-1 hot mix with four inches of binder course and 1 1/2 inches of surface course after compaction.
[Amended 10-10-1995 by Ord. No. 1-1995]
(2) 
The completed road surface shall have a uniform slope of 1/4 inch per foot from edge to center line, except that, on super-elevated curves, this slope shall not be less than 1/4 inch per foot and shall extend from the inside edge to the outside edge of the paving.[1]
[1]
Editor's Note: Original Subsection c, concerning alternate construction methods, which immediately followed this subsection, was repealed 10-10-1995 by Ord. No. 1-1995.
D. 
Grading and shoulders.
(1) 
Roadways shall be graded for not less than 10 feet beyond the edge of the proposed paving on each side. This grading width shall be increased as necessary where sidewalks and/or planting strips are to be provided. Shoulders shall be graded with a slope of one inch per foot. Beyond the limits of this grading, banks shall be sloped to prevent erosion, but this slope shall not exceed three horizontal to one vertical with the top of the slope in cuts rounded. (See typical cross section Appendix E.[2])
[Amended 10-10-1995 by Ord. No. 1-1995]
[2]
Editor's Note: Appendixes B through F, containing street design details, are an attachment to this chapter.
(2) 
The Board of Supervisors may modify the two-to-one ratio relative to site conditions where a cut to attain the maximum grade for a road exceeds eight feet.
(3) 
Shoulders shall be constructed in accordance with the design standards for streets as contained in § 123-26 of Article V.
[Amended 10-10-1995 by Ord. No. 1-1995]
A. 
Private streets are prohibited within a subdivision, unless adequate off-street parking is shown to exist and proper maintenance of all improvements is guaranteed by the developer.
B. 
There shall be a note on each preliminary and final plan indicating those streets that are not intended for dedication.
C. 
Private streets shall adhere to all design standards of a public street.
D. 
Private streets shall meet all public street design standards and comply with Article V.
A. 
Private driveways, either individual or shared, shall be provided for all residences, and the construction shall be in accordance with the regulations of this section in order to provide safe access to Township and state roads and to eliminate problems of stormwater runoff. However, no more than two lots may share one driveway.
[Amended 10-10-1995 by Ord. No. 1-1995]
B. 
The edge of the driveway shall be at least 50 feet for local roads and 100 feet for collector roads from the intersection of right-of-way lines of corner lots.
C. 
The grade of a driveway within the legal right-of-way of the public road, Township or state, shall conform to and match the grade of the street. The grade of the driveway within the property line shall not exceed 15%. (See Appendix F.[1])
[1]
Editor's Note: Appendixes B through F, containing street design details, are an attachment to this chapter.
D. 
The width of a driveway within the legal right-of-way of a public road shall be a minimum of 10 feet, or when carried by a bridge within the right-of-way, a minimum of 12 feet, and shall be a minimum of nine feet at all other points with the property line. Adequate turnaround surface shall be provided on the property so egress to the street is in a forward direction. Where the grade of the driveway exceeds 10%, at least one level parking space shall be provided just within the property line for emergency parking.
E. 
All driveways shall be surfaced with erosion-resistant material from the edge of the street cartway to a point in the lot 25 feet from the right-of-way line of any Township, state or private road. The remainder of the driveway may be constructed of any suitable stone or paved surface.
F. 
The finished surface of the driveway sloping toward the public road shall be shaped so that no stormwater runoff from the property shall discharge upon the public right-of-way. This shall be accomplished by providing a minimum crown of four inches or a side-to-side slope of six inches and shaping the last 20 feet of length of the driveway at the street line so that all surface runoff discharges on the owner's property. On steep driveways, an interceptor may be required at the edges to restrain runoff and deflect it to the side, and installation of a concrete drop structure with a steel grate cover across the driveway and connected by storm sewer to an appropriate watercourse also may be required. Discharge of roof drains or downspouts onto a driveway which slopes toward the street shall not be permitted. No drain pipe from any basement sump pump, foundation drain, disposal field, terrace, roof or pavement shall be discharged onto the public right-of-way.
G. 
The sight distance at the intersection of the proposed driveway with any state, Township or private road shall be maintained as specified in Article V.
H. 
All driveways require a permit before construction and/or reconstruction to intersect and access to a Township road. Inspections are required from the Township Code or Inspection Officer. Accompanying the application for a permit will be a statement and plans and specifications detailing the type of driveway or improvement attaching to the Township public road and specifically disclosing the grade, material and effect as to obstruction or drainage of water and a permit fee as shall be set from time to time by resolution of the Board of Supervisors.[2]
[2]
Editor's Note: The current fee schedule is on file in the administrative offices of the Township.
I. 
In all new streets where curbs and sidewalks are required, the driveway approach shall be constructed of six inches of concrete.
[Added 10-10-1995 by Ord. No. 1-1995]
A. 
Sidewalks shall be required on both sides of new streets in residential subdivisions or land developments where curbs are required. Sidewalks may be required on only one side of the street in subdivisions or land developments if there are residential lots on only one side of the street.
[Amended 10-10-1995 by Ord. No. 1-1995]
B. 
Sidewalks shall be required in any subdivision or land development where it is desirable, in the opinion of the Board, to continue sidewalks that are existing in adjacent developments or to provide access to community facilities (schools, shopping areas, recreational areas, etc.) or to ensure the safety of pedestrians in unusual or peculiar conditions with respect to prospective traffic.
C. 
Sidewalks shall be provided along all new streets and parking areas located in nonresidential subdivisions or land developments, unless it can be shown, to the satisfaction of the Board, that pedestrian traffic does not follow or mix with vehicular traffic, in which case both sidewalks and curbs may not be required.
D. 
Sidewalks shall be located within the street right-of-way a minimum of one foot from the right-of-way line. Generally, a grass planting strip should be provided between the curb and sidewalk.
E. 
All sidewalks shall conform to specifications for Class A concrete, as specified by PennDOT, with a minimum compressive strength of 3,000 pounds per square inch after 28 days.
F. 
Sidewalks shall be a minimum of four feet wide, except along collector and arterial streets and adjacent to shopping centers, schools, recreational areas and other community facilities, where they shall be a minimum of five feet wide.
G. 
Where sidewalks abut the curb and a building, wall or other permanent structure, a premolded expansion joint 1/4 inch in thickness shall be placed between the curb and the sidewalk for the full length of such structure. Sidewalks shall be constructed in separate slabs 30 feet in length, except for closures. The slabs between expansion joints shall be divided into blocks five feet in length by scoring transversely.
H. 
Sidewalks shall have a minimum thickness of four inches when used solely for pedestrian traffic and a minimum thickness of six inches at all driveways. Welded wire fabric (6/6-10/10) shall be provided in all sidewalks constructed at driveway approaches.
[Amended 10-10-1995 by Ord. No. 1-1995]
I. 
Excavation shall be made to the required depth, and a layer of crushed stone not less than four inches thick shall be placed and thoroughly compacted prior to laying the sidewalks when used solely for pedestrian traffic and a minimum thickness of six inches at all driveway approaches.
[Amended 10-10-1995 by Ord. No. 1-1995]
A. 
The length, width and shape of blocks shall be determined with due regard to:
(1) 
The provision of adequate sites for buildings of the type proposed.
(2) 
Topography.
(3) 
Requirements of safe and convenient vehicular and pedestrian circulation.
(4) 
Thoughtful and innovative design to create an attractive community and opportunities for the utilization of solar energy.
B. 
Blocks shall have a minimum length of 1,000 feet. In design of blocks longer than 1,600 feet, special consideration should be given to access for fire protection, whether by an emergency access easement or sidewalk installation.
C. 
Residential blocks shall be of sufficient depth to accommodate tiers of lots, except where reverse frontage lots bordering a major thoroughfare are used or where prevented by the size, topographical conditions or other inherent conditions of property, in which case the Board of Supervisors may approve a single tier of lots.
A. 
Lot dimensions and area shall not be less than specified by provisions of Chapter 135, Zoning.
B. 
Minimum building setback line shall be established to provide front, rear and side yards required by Chapter 135, Zoning.
C. 
Side lot lines shall be substantially at right angles or radial to street lines.
D. 
Residential lots shall in general front on a municipal street, existing or proposed. Where it is necessary to create lots without direct frontage on a street, such interior lots shall have an access with a minimum width of 25 feet. No more than two contiguous lots shall be so formed within 200 feet of the turnaround of a cul-de-sac street.
E. 
Double frontage lots shall be avoided, except where employed as reverse frontage lots to prevent vehicular access to major thoroughfares.
F. 
House numbers shall be assigned to each lot or building in new subdivisions and land developments by the Township and placed on final plans by the developer.
G. 
On a cul-de-sac street, no part of a fifth lot and no more than four lots may have any frontage or driveway on the circumference of the turnaround or its reverse radii.
H. 
The desirability of modifying lot frontage and minimum setbacks, where appropriate, which will facilitate solar access, shall be recognized.
A. 
The standards for protecting and, as necessary, removing trees from a site shall be as established in § 123-54.
B. 
Shade trees may be required and placed between three feet to five feet back of the right-of-way line of any street so as not to interfere with the installation and maintenance of sidewalks and/or utilities, unless otherwise specified by the Township Engineer.
(1) 
Any shade tree to be installed shall have a minimum diameter of two inches at breast height and a minimum height of six feet. Spacing shall be 40 feet on centers.
(2) 
Species shall be selected for hardiness, minimal need for maintenance, compatibility with other features of the site and surrounding environs and shade potential of the crown and shall be acceptable to the Board. Use of native species with noninvasive root systems is encouraged.
(3) 
The screening requirements of Chapter 135, Zoning, shall preempt these standards where the former are applicable.
The management of stormwater on the site, both during and upon completion of the disturbances associated with the proposed subdivision or land development, shall be accomplished in accordance with the standards and criteria of this section. The design of any temporary or permanent facilities and structures and the utilization of any natural drainage systems shall be in full compliance with this chapter and the interpretations of the Township Engineer. At the time of application for a building permit for any approved lot created by a subdivision and/or improved as a land development under the terms of this chapter, issuance of the permit shall be conditioned upon adherence to the terms of this section.
A. 
Erosion and sedimentation. All activities involving land disturbance, whether or not a plan is prepared in accordance with this chapter, shall be consistent with the following performance standards.
(1) 
All land-disturbance activities shall be conducted in such a way as to prevent accelerated erosion and resulting sedimentation. To accomplish this, all persons engaged in land-disturbance activities shall design, implement and maintain erosion and sedimentation control measures which effectively prevent accelerated erosion and sedimentation.
(2) 
In order to prevent accelerated erosion and resulting sedimentation, land-disturbance activities related to earthmoving operations, to construction (including but not limited to construction of buildings and other structures) and to paving activities shall be conducted only in conformance with the following principles:
(a) 
During the period of earthmoving and, in the case of subdivisions or land developments, prior to the completion of roads, parking areas, buildings and other improvements and the establishment of vegetation or soil stabilization measures, facilities shall be installed to ensure the following:
[1] 
There shall be no discharge of sediment or other solid materials from the site as a result of stormwater runoff.
[2] 
During the period of earthmoving, peak discharges and discharge volumes from the site shall comply with Subsection B(1) through (3) and, where applicable, Subsection B(4), with the following exceptions and additions:
[a] 
Any person conducting a business or personal venture involving periodic or regular earthmoving (quarrying, topsoil removal, etc.) shall calculate runoff for the facility design based upon runoff before earthmoving and runoff during the maximum period of exposure.
[b] 
Wherever soils, topography or other conditions suggest substantial erosion potential during subdivision and land development or earthmoving, the Township as recommended by the Township Engineer may require that the entire volume of a two-year storm be retained on site or that special sediment-trapping facilities be installed.
(b) 
No earthmoving or stripping of vegetation shall be conducted in areas of greater than twenty-five-percent slope unless specific approval is obtained from the Board of Supervisors with recommendations from the Township Engineer.
(c) 
Earthmoving and the addition of fill will be minimized to preserve the natural features and topography.
(d) 
Stripping of vegetation, regrading or other development shall be done in such a way that will minimize erosion.
(e) 
To the maximum extent practical, natural vegetation shall not be removed, except as provided in the approved final subdivision or land development plan or the zoning permit. The stockpiling of soil over the roots of trees to be preserved is prohibited within the dripline of the tree.
(f) 
The amount of disturbed area and the duration or exposure shall be kept to a practical minimum.
(g) 
The permanent (final) vegetative and structural erosion control and drainage measures shall be installed as soon as practical.
(h) 
Sediment in runoff water shall be trapped and removed through means approved by the Township Engineer to assure adequate capacity in basins or traps.
(i) 
Procedures for protecting soils or geologic formations with water supply potential from contamination by surface water or other disruption by construction activity shall be established.
(j) 
Such other requirements or exceptions as are consistent with these terms in the foregoing principles may be imposed or allowed by the Township Engineer.
(3) 
To prevent accelerated erosion and resulting sedimentation, land-disturbance activities relating to agricultural and/or logging and woodcutting operations shall be conducted only in conformance with the following principles.
(a) 
Agricultural operations. All agricultural operations shall conform to the following principles:
[1] 
Unless clearly impractical or unwarranted, plowing will generally conform to the contours of the property.
[2] 
Drainage swales will be maintained with permanent cover of grasses, plants or trees.
[3] 
Permanent cover will be maintained within a minimum of 20 feet of a stream and will be maintained 10 feet up slope from property lines, unless a written waiver is received from the abutting landowner.
[4] 
Runoff from buildings and other impervious surfaces shall be directed around areas where spent mushroom compost is stored, where sod or plants are regularly removed, where livestock are confined or where tillage crops are planted or shall be otherwise controlled to prevent direct transport of pollutants (including sediments) to streams.
[5] 
Tillage and nursery operations shall not be conducted on slopes exceeding 15%, and sod operations shall not be conducted on slopes exceeding 8%, except where minimum tillage methods approved by the Natural Resources Conservation Service or Columbia County Conservation District are followed.
[6] 
Diversion terraces or cover crops no less than 10 feet in width shall be provided at a minimum of two-hundred-foot intervals on slopes of 8% to 15% where tillage or sod crops are planted.
[7] 
Any earthmoving other than tillage operations shall conform to all earthmoving standards of this section.
[8] 
A vegetative cover strip extending 10 feet from the edge of the cartway of any road shall be permanently maintained.
[9] 
All culverts and inlets to pipes and open pipes for surface drainage shall be protected by a grate.
(b) 
Logging or woodcutting operations. All logging or woodcutting operations conducted with or prior to a land development shall be conducted only in conformance with the following principles and standards:
[1] 
Stumps, ground cover and root mat must be left intact until land development plans are approved and erosion and sedimentation control facilities are installed.
[2] 
Methods for removal of logs and the removal routes shall be specified in a plan approved by the Township Engineer and shall not include traversing slopes of 15% to 25% at more than the minimum gradient possible.
[3] 
On slopes of 10% to 25%, logging will be limited to the cutting or removal of less than 1/3 of even-aged and noncontiguous trees.
[4] 
On slopes exceeding 25%, logging and woodcutting shall be by specific approval of the Board of Supervisors and shall be limited to highly selected removal of trees. Maximum precautions shall be taken to avoid destruction or injury of understory brush and trees.
(4) 
Protection of adjacent property.
(a) 
No person shall engage in earthmoving sufficiently close to a property line to endanger any adjoining public street, sidewalk, alley or other public property from settling, cracking or other damage which might result from such earthmoving. If in the opinion of the Township Engineer the nature of the earthmoving is such as to create a hazard to life or property unless adequately safeguarded, the applicant shall construct walls, fences, guard rails or other structures to safeguard the public street, sidewalks, alley or other public property and persons.
(b) 
No person shall dump, move or place any soil or bedrock or increase the flow of water so as to cause the same to be deposited upon or roll, flow or wash upon or over the premises of another without the express consent of the owner of such premises so affected or upon or over any public street, street improvement, road, storm sewer drain, watercourse or right-of-way or any public property.
(c) 
No persons shall, when hauling soil, bedrock or other material over any public street, road, alley or public property, allow such material to blow or spill over and upon such street, road, alley or public property or adjacent private property.
(d) 
If any soil, bedrock or other material or water or liquid is caused to be deposited upon or to roll, flow or wash upon any public property or right-of-way in violation of this subsection, the Township shall cause such removal, and the cost of such removal shall be paid to Scott Township by the person who failed to so remove the material and shall be a debt due the Township. The cost of such removal shall be a lien against all property and all rights to property, real or personal, of any person liable to pay the same from and after the time said cost is due and payable. The cost of such removal shall be collected in the manner of said taxes or from escrow funds established for the land development activity.
B. 
Permanent stormwater management. All subdivision and land development activities involving an increase in impervious cover shall be conducted in conformance with the following performance standards:
(1) 
After installation of impervious cover, peak discharge from the site shall not exceed the before-construction peak discharge rate from a two-year, twenty-four-hour storm of 3.2 inches of rainfall for all storms up to a ten-year, twenty-four-hour storm of 5.0 inches of rainfall. Peak discharges for any storms of greater than ten-year frequency up to and including a one-hundred-year storm shall not exceed the peak discharges from the site before development of such storms, including:
(a) 
A twenty-five-year, twenty-four-hour storm of 5.7 inches of rainfall.
(b) 
A fifty-year, twenty-four-hour storm of 6.4 inches of rainfall.
(c) 
A one-hundred-year, twenty-four-hour storm of 7.2 inches of rainfall.
(2) 
After installation of impervious cover or during land disturbance activities under Subsection A(2) and where the Township has not required that the entire volume of a two-year storm be retained on site, there shall be no increase in the total volume of stormwater runoff over that which was discharged prior to development as a result of a two-year, twenty-four-hour storm.
(3) 
In calculating runoff prior to development or change in use, the following assumptions shall apply:
(a) 
Woodland shall be used as the prior condition for those portions of the site having trees of greater than six inches' caliper diameter at breast height or where such trees existed within 18 months of application.
(b) 
Meadow shall be used for all other areas, including areas which are presently covered by impervious surfaces.
(c) 
Average antecedent moisture conditions shall be used.
(d) 
A Type II distribution storm shall be assumed.
(4) 
Under certain conditions, the Township, upon recommendation by the Township Engineer, may impose the following additional restrictions on stormwater discharges:
(a) 
Peak discharge rates on storm in excess of the ten-year storm may be further restricted when it can be shown that a probable risk to downstream structures or unique natural areas exists or that an existing flooding problem would be further aggravated.
(b) 
Measures may be imposed to protect against groundwater or surface water pollution where the type of business or the nature of the soils underlying a runoff structure would constitute a substantial risk of contamination.
(5) 
All plans and designs for stormwater management facilities submitted to the Township Engineer for approval shall determine stormwater peak discharge and runoff by use of the Soil-Cover-Complex Method as set forth in Urban Hydrology for Small Watersheds, Technical Release No. 55, with specific attention given to antecedent moisture conditions, flood routing and peak discharge specifications included therein, and in Hydrology National Engineering Handbook, Section 4, both by the United States Department of Agriculture. The Township Engineer, however, may permit the use of the Rational Method for calculation of runoff on land developments of 10 acres or less and for the design of storm sewers.
(6) 
Storm sewer and drainage swale design shall be approved by the Township Engineer.
(7) 
In calculating runoff after development, those areas covered by concrete lattice blocks on an appropriate base, porous pavement areas on an appropriate base, and roof areas which drain to properly designed and installed seepage beds shall not be considered to result in increased runoff from a two-year storm. Concrete lattice blocks or porous paving and seepage roof drainage shall be required under the following conditions:
(a) 
Cisterns and/or infiltration structures of appropriate design and size shall be provided to hold and/or infiltrate roof drainage whenever total impervious surfaces (streets, buildings, parking areas, driveways, etc.) will exceed 10% of a residential tract or lot or 30% of a nonresidential tract or lot and the subject tract or lot or a contiguous property(ies) is dependent on well water supplies on its own site.
(b) 
Total impervious coverage shall be restricted to the amounts noted below by substituting concrete lattice blocks and/or porous paving for the amount of conventional paving materials which would exceed the total impervious coverage limits; provided, however, that buildings or other impervious surfaces shall not exceed the maximum limits noted:
[1] 
Whenever the tract or lot or a contiguous property is dependent on well water supplies on site, total impervious coverage shall not exceed 25% of a residential tract or lot or 60% of a nonresidential tract or lot.
[2] 
Whenever the tract or lot or a contiguous property does not depend on well water supplies on site, total impervious coverage shall not exceed the maximum required by the base zoning district of the tract or lot.
(8) 
In order to improve the quality and general utility of stormwater management plans, subdivision and land development and building construction shall be planned, designed and constructed only in conformance with the following principles:
(a) 
Erosion and sediment control and stormwater management control facilities shall be incorporated into all building site designs and the overall design of any subdivision or land development or improvement in such ways that they may serve multiple purposes such as wildlife areas, recreational areas, fire prevention ponds, etc.
(b) 
The natural infiltration and water resource potential shall guide design, construction and vegetation decisions. Runoff in excess of natural conditions from roofs and other surfaces which are unlikely to contain pollutants shall be recharged to the groundwater table or stored for nonpotable water uses to the maximum extent possible.
(c) 
Existing trees and shrubs shall be preserved and protected to the maximum extent possible.
(d) 
All natural streams, channels, drainage swales and areas of surface water concentration shall be maintained in their existing condition, except where changes can be justified on the basis of other design standards of this chapter.
A. 
Each property shall be connected to a public sewer system if accessible. Where the public sewer is not yet accessible but is planned for extension to the subdivision, the subdivider shall install sewer lines, including lateral connections, as may be necessary to provide adequate service to each lot when connection with the sewer system is made. The sewer lines shall be suitably capped at the limits of the subdivision, and the laterals shall be capped until sewers are provided. On-site disposal facilities shall also be provided in the interim. The design of the capped sewer system shall be subject to approval by the Pennsylvania Department of Environmental Protection and the Township.
B. 
Sanitary sewers shall be designed and constructed in strict accordance with Pennsylvania Department of Environmental Protection standards and the specifications of the Township and the Scott Township Authority. A copy of the approval of such systems shall be submitted with the final plan.
C. 
Sanitary sewers shall not be used to carry stormwater.
D. 
All lots which cannot be connected to a public or community sanitary sewage disposal system in operation at the time of construction of a principal building shall be provided with an on-site sanitary sewage disposal system meeting the design standards of (Pa. Code) Title 25, Chapter 73, Rules and Regulations of the Pennsylvania Department of Environmental Protection, and Township standards.
E. 
If on-site sanitary sewage disposal facilities are to be utilized, the Township Planning Commission may require that the subdivider submit a feasibility report. Such report shall compare the cost of providing on-site facilities with a sewage treatment plant or connecting to public sewer line. Based on the analysis of this report, the Township may require the installation of a public sanitary sewer system or capped sewer.
F. 
Where on-site sanitary sewage facilities are to be utilized, each lot so served shall be of a size and shape to accommodate the necessary length of tile fields at a safe distance from and at a lower elevation than the proposed well and building(s) to facilitate gravity flow in accordance with Township and state regulations and shall be so plotted.
G. 
The proposed method of sanitary sewage disposal shall be in accordance with Scott Township's officially adopted Act 537 Sewage Facilities Plan.
H. 
When in accord with (Pa. Code) Title 25, Chapter 71, § 71.16, as amended, Rules and Regulations of the Pennsylvania Department of Environmental Protection Facilities Plan Revision, the procedure set forth in §§ 71.15 to 71.17 of those rules and regulations shall be followed.
I. 
Sanitary sewage disposal system(s).
(1) 
Sanitary sewage disposal systems shall be provided consistent with the design standards and requirements contained in this chapter.
(2) 
Whenever a subdivider proposes that individual on-site sanitary sewage disposal systems shall be utilized within the subdivision, the subdivider shall either install such a facility approved by the Pennsylvania Department of Environmental Protection or shall guarantee (by deed restriction or otherwise) as a condition of the sale of each lot or parcel within the subdivision that such facilities can be installed by the purchaser of such lot or parcel.
(3) 
In all other cases, the subdivider shall provide a complete community or public sanitary sewage disposal system. The design and installation of such public system shall be subject to the approval of the Township Engineer, the Township Planning Commission, the Board of Supervisors and the Scott Township Authority. The design and installation of such a community distribution system shall be subject to the approval of the Pennsylvania Department of Environmental Protection, and such systems shall be further subject to satisfactory provisions for the maintenance thereof.
(4) 
Where studies by the Township Planning Commission or Board of Supervisors indicate that construction or extension of sanitary trunk sewers to serve the property being subdivided appear probable within a reasonably short time (up to 10 years), the Township Planning Commission and the Board of Supervisors shall require the installation and capping of sanitary sewer mains and house connections in addition to the installation of temporary individual, on-site sanitary sewage disposal systems. It shall, however, be the responsibility of the Township to supervise the design and installation of such sewers.
J. 
Soil percolation test requirements.
(1) 
Soil percolation tests shall be performed for all subdivisions wherein building(s) at the time of construction will not be connected to a public or community sanitary sewage disposal system in operation. Deep hole test pits are recommended as a further means of guaranteeing suitability of a site.
(2) 
Soil percolation tests shall be made in accordance with the procedure required by the Pennsylvania Department of Environmental Protection by either a registered professional engineer or registered sanitarian and/or the Pennsylvania Sewage Facilities Act[1] sewage enforcement officer.
[1]
Editor's Note: See 35 P.S. § 750.1 et seq.
(3) 
Soil percolation tests shall be performed within the site of the proposed on-site sanitary sewage disposal facilities.
(4) 
The results of the soil percolation test shall be analyzed in relation to the physical characteristics of the tract being subdivided or developed and of the general area surrounding the tract being subdivided or developed. The final plan lot layout shall be based on this analysis.
A. 
Adequate and potable water supply system(s) shall be installed consistent with design principles and requirements contained in this chapter and Township standards,[1] which are the United States public health criteria for drinking water as administered by the existing Environmental Protection Agency Safe Drinking Water Act.[2]
[1]
Editor's Note: Said standards are on file in the administrative offices of the Township.
[2]
Editor's Note: See 35 P.S. § 721.1 et seq.
B. 
Where the subdivider proposes that individual on-site water supply systems shall be utilized with the subdivision, the subdivider shall either install such facilities or shall guarantee (by deed restriction or otherwise) as a condition of the sale of each lot or parcel within the subdivision that the facilities can be installed by the purchaser of such lot or parcel. Individual on-site wells shall be subject to the standards provided by the Pennsylvania Department of Environmental Protection.
C. 
Wherever feasible, the subdivision shall be provided with a complete public or community water distribution system. The design and installation of such public system shall be subject to the approval of the Township, and the design and installation of such community distribution system shall be subject to the approval of the Pennsylvania Department of Environmental Protection, and such system shall be further subject to satisfactory provision for the maintenance thereof. Where a permit is required by said Department, it shall be presented as evidence of such review and approval in the case of private or public systems before construction commences.
D. 
Wherever a public or community water system is provided, fire hydrants or acceptable alternatives shall be installed for fire protection as approved by local fire company and the Township Engineer. Where fire hydrants are installed, they shall meet the specifications of the Insurance Services Office of Pennsylvania. The location of hydrants shall be approved by the Township.
(1) 
Generally, all fire hydrants will be located on an eight-inch line or a looped six-inch line. Where a dead-end line is required to contain a fire hydrant, the portion of the line between the main loop and the hydrant shall be an eight-inch minimum diameter.
(2) 
Fire hydrants shall be spaced in a development so that all proposed buildings(s) will be no more than 600 feet from the hydrant, measured along traveled ways.
(3) 
All community water systems must provide a minimum of 500 gallons per minute at a residual pressure of 20 pounds per square inch for a two-hour period.
(4) 
For additional fire protection, a dry hydrant may be required, incorporated into existing and proposed ponds or reservoirs, and an access easement provided for emergency use.
E. 
It is recommended that two sources of groundwater be provided for each public or community water system due to the usual density and demand served by such systems. Each should be capable of supplying the average daily demand of the proposed dwelling units. Although a two-well system is ideal, there are alternatives which would ensure an adequate water supply.
(1) 
A single well capable of providing twice the daily average demand as demonstrated by a pumping test of at least 48 hours' duration producing a stabilized drawdown of unchanging water level for at least five hours' duration.
(2) 
A single well capable of supplying the average daily demand with an additional reliable surface water source.
(3) 
A single well capable of supplying the average daily demand plus a dependable connection to another satisfactory public water supply system.
(4) 
A second well is recommended for use as a monitor of the aquifer and as a standby in the event of emergency.
F. 
Wherever a public or community water system is provided, the applicant shall present evidence to the Board and the Planning Commission that the subdivision or development is to be supplied by a certificated public utility, a bona fide cooperative association of lot owners or by a municipal corporation, authority or utility. A copy of a certificate of public convenience from the Pennsylvania Public Utility Commission or an application for such certificate or a cooperative agreement or a commitment or agreement to serve the area in question, whichever is appropriate, shall be acceptable evidence.
A. 
All other utility lines, including but not limited to electric, gas, streetlight supply, cable television and telephone, shall be placed underground. Installation of all utilities shall be in strict accordance with the engineering standards and specifications of the Township and the public utility concerned.
B. 
In accordance with the provisions of Act 287, all developers, contractors, etc., will contact all applicable utilities and accurately determine the locations and depth of all underground utilities within the boundaries of the tract proposed for development prior to excavation. A list of the applicable utilities and their telephone numbers shall appear on the plans submitted for review, and proof shall be presented to the Township prior to final plan approval.
At least two off-street parking spaces with access to a public street shall be provided for each proposed dwelling unit. Such spaces shall be constructed of a durable all-weather material. Where such access is to other than a residential service street, adequate turnaround space shall be provided on the lot. Parking areas shall be provided for commercial and industrial uses as required by the Board. Reference should be made to Chapter 135, Zoning.
A. 
Where water and/or sewer facilities are intended for dedication, the requirements for easement shall be determined by the Board. Easements shall be similarly established as necessary for other utilities.
B. 
Storm drainage easements shall be provided as required by § 123-33 herein.