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.
| |
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]
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.
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.
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.
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:
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.
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.
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:
(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]
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.
