[Ord. 2013-11, 9/9/2013]
1. 
The following subdivision and land development principles, standards and requirements will be applied by the Township in evaluating plans for proposed subdivisions and land developments.
2. 
The standards and requirements outlined herein are minimum standards and requirements for the promotion of the public health, safety, and general welfare.
3. 
Whenever municipal or other applicable regulations contain more restrictive standards and requirements than those outlined herein, such other regulations shall control.
4. 
The Township reserves the right to waive or modify any of the minimum standards set forth herein if conditions so warrant, as may be necessary in the public interest or where requested by an applicant as set forth in § 22-702 hereof.
[Ord. 2013-11, 9/9/2013]
1. 
Land shall be developed in conformance with this chapter, Chapter 27, Zoning, Lower Mount Bethel Township Comprehensive Plan, and other ordinances, codes, and regulations in effect in Lower Mount Bethel Township.
2. 
All portions of a tract being subdivided or developed shall be taken up in lots, roads, open spaces, or other proposed uses so that remnants and landlocked areas shall not be created. Reserve strips controlling access to lots, public rights-of-way, public lands or adjacent private lands are not permitted, unless specifically approved by the Township Supervisors.
3. 
Land shall be developed in conformance with all pertinent statutes, regulations, rules and codes of federal, state and county agencies concerned with subdivision, land development, construction and improvements or any activity arising out of or related thereto in any way whatsoever.
4. 
Applicants shall make every effort to protect natural and cultural resources as provided in the four-step design process, if applicable.
5. 
Proposed subdivision and land developments shall be coordinated with existing nearby neighborhoods so that the community as a whole may develop harmoniously.
6. 
The standards of design in this article shall be used to judge the adequacy of subdivision proposals. Wherever, in the opinion of the Planning Commission, the literal applications of these standards in certain cases would serve to create an undue hardship, the Planning Commission may recommend to the Board of Supervisors such modifications that will not be contrary to the public interest. The Supervisors may, at their discretion, modify or adjust the standards to permit utilization of property while securing substantial conformance with the objectives of these regulations, as provided for in Part 7 of this chapter.
[Ord. 2013-11, 9/9/2013]
1. 
The length, width, and shape of blocks shall be determined with due regard to:
A. 
The provision of adequate sites for buildings of the type proposed;
B. 
The least adverse impact to topography and natural features;
C. 
The need for safe and convenient vehicular and pedestrian circulation; and
D. 
Thoughtful and innovative design to create an attractive community.
2. 
Blocks shall have a maximum length of 1600 feet and a minimum length of 250 feet. In the design of blocks longer than 1,000 feet, special consideration shall be given to the requirements of satisfactory fire protection.
3. 
Residential blocks shall be of sufficient depth to accommodate two tiers of lots, except where reverse frontage lots are permitted.
4. 
In both commercial and residential land development areas, the block layout shall conform with the requirements of this chapter, with due consideration of site conditions, to the best possible layout to service the public, to permit good traffic circulation and the parking of cars, to make delivery and pickup efficient, and to reinforce the best design of the units in the commercial or residential area.
5. 
Block layout in industrial areas shall conform with the requirements of this chapter, with due consideration to the most efficient arrangement of space for present use and future expansion with due regard for worker and customer access and parking.
[Ord. 2013-11, 9/9/2013]
1. 
General Lot Design Standards.
A. 
Lot areas, lot widths, setbacks, dimensions and yard requirements shall not be less than specified by applicable provisions of Chapter 27, Zoning.
B. 
The lot design and interior space allotted shall be appropriate for the type of development and use contemplated, be sufficient to provide satisfactory space for required on-site parking, accessory uses, and comply with other applicable standards of Township resolutions, regulations, codes, policies, and ordinances. For lots intended for single-family residential use, an area of at least 5,000 square feet outside of the required setbacks shall be indicated on such lots that is capable of residential development and exclusive of any area intended for the siting of on site sewage disposal, water supply well(s) or stormwater management facilities.
C. 
Side lot lines shall be at right angles or radial to road lines. The Township may accommodate flexibility in lot layout.
D. 
Side lot lines shall follow along existing streams or existing or proposed stormwater management swales.
E. 
Lot lines shall follow municipal boundaries rather than cross them.
F. 
Subdivisions shall not result in remnants of land that do not meet minimum frontage, area and bulk requirements for the applicable zoning district. All portions of a plan shall be incorporated into existing or proposed lots unless special usage for a specific piece of land is applied for, and approved by the Board of Supervisors, as part of a subdivision or land development proposal.
G. 
The depth of lots shall not exceed the width by more than 2 1/2 times.
H. 
Lot addresses and road names shall be assigned to each lot by the Township and included on the final plan at the time of Board of Supervisors approval, and forwarded by the Township to the Postal Authority.
2. 
Lot Frontage Standards.
A. 
All lots shall have frontage along the right-of-way of a public or private road. Each lot shall have, in addition to the minimum width at the required front yard line as specified by the zoning district, sufficient free and complete access to an existing or proposed road cartway to avoid the need to cross any portion of another lot to reach such road.
B. 
Lots which abut two or more public roads shall have direct access only to the road of lesser functional classification.
C. 
Where lots are created having frontage on an arterial or major or minor collector road, as designated by the Township, any proposed residential development road pattern shall provide frontage to local roads within the subdivision (providing for so-called reverse frontage lots).
(1) 
All residential reverse frontage lots (and all corner lots with a lot line along a street where reverse frontage is required) shall, in addition to the rear yard required by Chapter 27, Zoning, and immediately adjacent to the right-of-way of the arterial, major collector road or minor collector road, have a planting screen buffer area of at least 20 feet in width, across which there shall be no right of access to the lot. The plantings within the screen buffer area shall provide a visual screen of sufficient height (but at least six feet upon planting) to visually obscure the balance of the lot from the adjacent right-of-way of the arterial, major collector road or minor collector road within three years of planting.
(2) 
The planting screen may be a planting mixture of deciduous and conifer shrubs and trees and shall serve as a barrier to visibility, airborne particles, glare and noise. The screen shall run for the entire length of the lot.
(3) 
The screen plantings shall be so placed that at maturity, they will not be closer than three feet from any right-of-way or property line. Evergreen trees likely to grow substantially in diameter shall be planted in two or more rows or offsets if needed to allow space for future growth.
(4) 
The plantings shall be maintained permanently and plant material which does die shall be replaced within six months.
(5) 
A built-up earthen berm may be incorporated in the landscaping of the reverse frontage screening as long as the following conditions are met:
(a) 
It may not be located in the future street right-of-way.
(b) 
The maximum allowable slope shall be 3 to 1 (horizontal to vertical).
(c) 
Landscaping shall be planted on the side of the berm that is closest to the adjacent right-of-way. Additional landscaping on the other side of the berm is permitted.
(d) 
The surface of the berm shall be stabilized with grass.
3. 
Flag (Interior) Lots.
A. 
Lots for which the only road frontage is by an accessway (or "flag"), the sole purpose of which is to provide access from that road to the principal part of the lot, shall be permitted only if all of the following requirements are satisfied:
(1) 
The Board of Supervisors grants permission based on topographical or other conditions unique to the site.
(2) 
The access area ("pole" portion) of the linking the "flag lot" to the public or private road shall have a minimum width of 50 feet for its entire length, and shall be held in fee simple ownership by the owner of the flag lot.
(3) 
The length of the flag lot access area of a flag-shaped lot shall be a maximum of 300 feet.
(4) 
No more than one single-family detached dwelling occupies any flag lot.
(5) 
The minimum lot area, lot width, lot depth, and setbacks of the applicable zoning district shall apply to that portion of the lot exclusive of the access area.
(6) 
All structures shall be located on the main body of a flag lot (outside of the access area) so as to provide required setbacks pursuant to applicable zoning regulation should the access area portion later become a public or private road.
(7) 
The flag lot shall not be a reverse frontage lot.
(8) 
No more than two flag lots shall be permitted in a major subdivision and no more than one flag lot shall be permitted within a minor subdivision.
(9) 
Flag lots, while required to have their own access area of at least 50 feet, may share a common driveway access with an adjacent lot.
(10) 
The access area or common access drive, as applicable, for any flag lot shall be located so as to demonstrate ability to comply with all applicable driveway, sight distance, and any other applicable roadway access standards.
(11) 
Any approved subdivision including flag lots shall be approved on the condition that any future subdivision of any lot shall not create additional flag lots.
[Ord. 2013-11, 9/9/2013]
1. 
Proposed roads shall be properly related to such road plans or parts thereof as have been officially adopted by the Township, including recorded subdivision plans, and shall be classified according to their function.
2. 
Proposed roads shall further conform to such Township, county and state road and highway plans as have been prepared, adopted, and filed as prescribed by law.
3. 
Thoughtful and imaginative design of roads and their relationship to the arrangement and shape of lots is required. Proposed road patterns shall relate to existing roads, topography and existing and planned settlement patterns in order to accomplish a smooth flow of traffic, to avoid poor sight distance, to avoid traffic congestion and to promote public safety.
4. 
Local roads shall be designed to discourage excessive traffic speeds and provide for the continuation of existing or platted roads and for proper access to adjoining undeveloped tracts suitable for future subdivision or development. Further, adequate provisions for emergency vehicle access shall be made.
5. 
If lots resulting from a subdivision are large enough for further subdivision or if a portion of the tract is not subdivided, adequate road rights-of-way to permit further subdivision shall be provided, as necessary, unless the remaining property is restricted from further subdivision in a manner acceptable to the Township. Remnants, reserve strips and landlocked areas shall not be created.
6. 
Along the existing road on which a subdivision or land development abuts, additional right-of-way, paving or other improvements, including traffic calming measures, shall be made and built to the specifications established by the Township's ordinances, resolutions, regulations, codes and policies.
7. 
Dead-end roads shall be prohibited, except as stubs to permit future road extension into adjoining tracts, or when designed as culs-de-sac. Temporary paved turnarounds shall be required.
8. 
Emergency access routes shall be required. The maintenance responsibilities of the emergency access route shall be clearly defined on the plans. An easement for the route shall be provided at a sufficient width to accommodate traffic and maintenance.
9. 
New half or partial roads shall not be permitted. Only new roads meeting the requirements of this chapter shall be permitted. Wherever a tract to be subdivided borders an existing half or partial road, the other part of such road shall be plotted within such tract.
10. 
Roads that are extensions of or in alignment with existing roads shall bear the names of the existing roads. Road names shall not duplicate or closely resemble names of any existing road or areas. All houses shall receive address numbers. All road names and address numbers shall be subject to the approval of the Township, the applicable postmaster and the applicable emergency services personnel. Development names shall also be subject to approval of the Township.
11. 
Where roads continue into adjoining municipalities, evidence of compatibility of design, particularly with regard to road widths, shall be submitted. The applicant shall coordinate such design with both municipalities to avoid abrupt changes in cartway width or in improvements provided.
12. 
Private roads shall be designed and constructed to meet all requirements of public road standards; the recorded plan and other recorded documents, such as the deeds of conveyance of lots shown on a plan and/or independent easement and maintenance agreements, shall state the persons responsible for the cleaning, maintaining, improving and repairing of private roads, and financial guarantee or security shall be provided as required for public roads to ensure construction and maintenance of the private roads as required by this chapter.
13. 
Traffic-calming measures shall be implemented on all roads, access drives, parking and loading areas. Traffic calming measures shall be selected in consultation with the Township and shall be chosen with consideration of PennDOT's "Publication 383 - Traffic Calming Handbook," as last revised.
14. 
When the results of the Traffic Impact Study required by § 22-409 of this chapter conclude that acceleration, deceleration or turning lanes are required along any existing or proposed road, the applicant shall install such lanes along existing and proposed roads fronting the property subject to the application under this chapter, consistent with the recommendations of the approved Traffic Impact Study.
15. 
Specifications. The minimum requirements for road improvements shall be those in the PennDOT's Specifications (Form 408) as last revised, or those of Lower Mount Bethel Township, as the Township may specify.
[Ord. 2013-11, 9/9/2013]
1. 
The minimum right-of-way and cartway widths for all new roads or improved existing roads in the Township shall be as follows:
Road Classification
Right-of-Way Width
(feet)
Cartway Width
(feet)
Arterial
80
24
Major collector
60
22
Minor collector
60
22
Local, including culs-de-sac
50
20
2. 
Additional and/or reductions in right-of-way and cartway widths may be required for the following purposes:
A. 
To promote public safety and convenience.
B. 
To provide or prohibit sufficient area for on-road parking.
C. 
To accommodate topographic circumstances which may result in cut/fill slopes extending beyond the standard right-of-way and in all circumstances to assure accessibility for maintenance operations.
D. 
To promote Township circulation and mobility plans for vehicular, bicycle and/or pedestrian access.
E. 
To minimize impervious coverage and minimize stormwater runoff.
F. 
To promote traffic calming.
3. 
Where a subdivision or land development abuts or contains an existing road of noncompliant right-of-way width, additional right-of-way width shall be dedicated to conform to Township standards. Where a subdivision or land development abuts or contains an existing road of noncompliant cartway width, the applicant shall be required to widen and/or reconstruct the roadway to meet Township standards as set forth in this chapter.
4. 
Where a subdivision or land development abuts or contains an existing road, the physical condition of which is noncompliant with the specifications of this chapter due to deterioration, wear or otherwise, the applicant shall be required to reconstruct the roadway to meet Township standards as set forth in this chapter.
[Ord. 2013-11, 9/9/2013]
1. 
Whenever road lines are deflected in excess of 5°, connection shall be made by horizontal curves.
2. 
Proper sight distances, as defined in this chapter, shall be provided with respect to both horizontal and vertical alignments. Measured along the center line at a height of 3 1/2 feet, and viewing an object two feet or greater in height, the minimum sight distance shall be 250 feet for local roads and 500 feet for all other roads within which no obstruction may be located or exist.
3. 
To ensure adequate sight distance, minimum center-line radii for horizontal curves shall be as follows:
A. 
Arterial or major collector road: 500 feet.
B. 
Minor collector road: 275 feet.
C. 
Local roads: 200 feet.
4. 
For all road classifications, a minimum tangent of at least 100 feet measured at the center line radii shall be required between reverse curves.
5. 
Super elevation shall be provided for major or minor collector and arterial roads having a horizontal curve radius of less than 500 feet.
6. 
The approaches to an intersection shall follow a straight course for at least 50 feet as measured from the intersection of the right-of-way lines.
[Ord. 2013-11, 9/9/2013]
1. 
Center-line grades shall not be less than 1% where curbs are provided nor less than 1.5% where roadside swales are provided. Center-line grades shall not be greater than 10% on local roads nor greater than 8% on any other road.
2. 
The slope of the crown on proposed roads shall be a minimum of 1/4 inch per foot.
3. 
Vertical curves shall be used at changes of grade exceeding 1%. The minimum length of vertical curves for local roads shall be 30 times the algebraic difference in grade for crests and sage curves. Any road classification higher than a local road shall be designed to PennDOT standards relative to vertical curves.
4. 
Where the grade of any road at the approach to an intersection exceeds 4%, a leveling area shall be provided having a grade of no more than 4% over a distance of at least 75 feet measured from the intersecting right-of-way line.
5. 
Grades within proposed intersections shall not exceed 3% measured between respective right-of-way lines.
6. 
A combination of minimum radius horizontal curve and maximum longitudinal or transverse grade is not permitted.
[Ord. 2013-11, 9/9/2013]
1. 
Roads shall be laid out to intersect at right angles whenever possible and intersections of less than 60° (measured at the center line) shall not be permitted.
2. 
Intersections involving the junction of more than two roads shall be prohibited. Roundabouts for multiple road intersections may be permitted after consultation with the Township. Roundabouts shall follow the standards of the Pennsylvania Department of Transportation Guide to Roundabouts (Pub. 414), as amended.
3. 
Roads shall not intersect on either the same or opposite side of another road at an interval between their center lines of less than the following:
A. 
One hundred fifty feet where all intersecting roads are local roads;
B. 
Four hundred feet where any intersecting road is a minor collector; and
C. 
Eight hundred feet where any intersecting road is a major collector or arterial road.
4. 
Curb and edge of pavement radii at intersections shall be no less than the following:
A. 
Twenty feet on local roads;
B. 
Twenty-five feet on minor collectors;
C. 
Thirty feet on major collectors;
D. 
Thirty-five feet on arterials;
E. 
Fifty-five feet, where the intersecting road is providing access to an industrial district or industrial use.
A minimum of 10 feet shall be provided between the edge of pavement and the right-of-way line.
5. 
Intersections shall be designed to allow for pedestrian crossings in compliance with applicable ADA standards and otherwise in a safe manner by keeping crossing distance to a minimum and by providing crosswalks which are painted or constructed with contrasting paving materials to clearly identify crosswalk areas.
6. 
Clear sight triangles shall be provided at all road intersections and shall be shown on the final subdivision plan to be recorded. Within such triangles, no vision-obstructing object shall be permitted above the height of 30 inches and below 10 feet measured from the center-line grade of intersecting public roads. Appropriate deed restrictions shall be recorded to enforce this provision. Dedication of clear sight triangles to the Township shall be free and clear of liens and encumbrances that may impact the Township's rights to the clear sight triangle. Clear sight triangles shall be measured along the center lines of the intersecting roads to a point 75 feet from the center of intersection where a road is controlled by a stop sign and to a point 200 feet from the center of intersection on all other roads. An additional 55 feet shall be added to this requirement where an intersection is providing access to an industrial district or any industrial use. A clear sight triangle of 75 feet shall also be required at the intersection of potentially dangerous or hazardous intersections of private driveways with any public road or private road.
7. 
Sight distance requirements for all intersections shall be in accordance with the Pennsylvania Code, Title 67, Transportation, Chapter 441, "Access To and Occupancy of Highways by Driveways and Local Roads," latest revision. Plans shall indicate the clear sight distances. Clear sight distances and clear sight triangles shall be verified in the field and be found acceptable by the Township prior to preliminary plan or preliminary/final plan approval.
8. 
In the event that a road, street, driveway or access drive intersects with a PennDOT right-of-way or any stormwater improvement or other utility will cross a PennDOT right-of-way, the developer shall obtain the necessary highway occupancy permit. In the event that PennDOT requires the Township to sign the highway occupancy permit application or other documents relative to the required highway occupancy permit, the Township shall retain sole discretion whether to sign the application or other documents. Should the Township elect to sign the application and/or other documents required by PennDOT, the developer shall enter into an indemnification agreement in a form acceptable to the Township Solicitor which, among other things, will require that the developer, its successors and assigns, indemnify, defend, exonerate and hold the Township and its and its boards, committees and commissions (including the individual members thereof), their elected and appointed officers and officials and their employees, contractors, other professional consultants, engineers, solicitors, managers, representatives, advisors, predecessors, successors, agents, independent contractors, insurers and assigns harmless from any liability pertaining to, relating to, resulting from, caused by, arising out of or sustained in connection with the Township's signing the application and/or other documents required by PennDOT and any obligation assumed by the Township by virtue of signing the application and/or documents.
A. 
The Township shall also retain sole discretion concerning acceptance of any road right-of-way, improvements, maintenance responsibilities, etc., which may be imposed by PennDOT relative to improvements contemplated with a PennDOT right-of-way and/or easement.
[Ord. 2013-11, 9/9/2013]
1. 
Culs-de-sac.
A. 
Dead-end or single access roads are prohibited unless designed as permanent cul-de-sac roads, or when designed as a temporary cul-de-sac for future access to adjoining properties.
B. 
Cul-de-sac or single access roads permanently designed as such shall be limited to one such road per subdivision and shall provide access to not more than 10 dwelling units or 10 lots, whichever is less.
C. 
Cul-de-sac roads shall be provided at the closed end with a circular turnaround with a minimum right-of-way radius of 50 feet and a minimum outer paving radius of 40 feet.
D. 
No cul-de-sac turnaround shall have a grade which exceeds 5% in any direction.
E. 
All culs-de-sac, whether permanently or temporarily designed as such, shall not be less than 250 feet nor exceed 1,000 feet in length. The length of the cul-de-sac shall be measured from the edge of paving of the nearest through road to which the cul-de-sac road is connected, and to the center point of the cul-de-sac turnaround.
F. 
When required for future extension, the turnaround right-of-way shall be placed adjacent to the tract boundary with sufficient width along the boundary line to permit extension of the road at full width. The small triangle or area of land beyond the cul-de-sac to the boundary shall be so deeded, that, until the road is continued, maintenance of these corners of land will be the responsibility of the adjoining owners.
G. 
Except when designed pursuant to the alternative standards of Subsection K., when a new cul-de-sac road is proposed on a subdivision or land development plan, not more than four driveways serving residential lots shall be permitted within the cul-de-sac bulb or turnaround area. Each lot which has road frontage on the cul-de-sac bulb right-of-way shall have a minimum lot width at the road line of at least 50 feet.
H. 
No parking shall be permitted in the turnaround.
I. 
All non-through roads shall be provided with an authorized sign stating that no outlet exists.
J. 
All public cul-de-sac roads shall have a snow storage easement dedicated to the Township free and clear of liens and encumbrances to facilitate snow removal in a location acceptable upon review by the Township Engineer and Roadmaster.
K. 
Alternate cul-de-sac design standards. The applicant may propose an alternate design for cul-de-sac turnaround area(s) on any given project in accordance with this Subsection 1K. If the applicant desires to propose an alternate cul-de-sac design, the applicant is encouraged to discuss this design standard with the Township during the sketch plan process. All aspects of the alternate cul-de-sac constructed under this Subsection 1K shall be owned and maintained privately. Under no circumstances shall the Township be responsible for the ownership and/or maintenance of the alternate cul-de-sac, including but not limited to the cartway itself, any stormwater system constructed therein, the open space area at the center of a cul-de-sac or any other improvements within the cul-de-sac. The homeowners' association, or individual lot owners, if approved by the Township pursuant to Subsection 1K(6), shall be responsible for snow removal from the alternate cul-de-sac.
(1) 
Permanent cul-de-sac roads must be provided with a paved turnaround having a minimum outside diameter of 166 feet and a minimum inside diameter of 134 feet to each curbline and a minimum interior circular right-of-way diameter of 100 feet and having an outside minimum right-of-way diameter of 200 feet. The inside radius of the paved turnaround shall be provided with a mountable cul-de-sac island curb.
(2) 
The shape of the cul-de-sac turnaround may be oval or irregular in shape instead of circular, with the following conditions:
(a) 
The minimum cul-de-sac island area within the road right-of-way center island is equal to that of a cul-de-sac turnaround having the minimum required diameter specified above.
(b) 
The minimum center-line radius of the cul-de-sac is not less than 75 feet.
(3) 
The maximum number of lots permitted to have frontage on a cul-de-sac turnaround that contains the minimum dimensions specified in Subsection 1K(1) above is six. The number of lots permitted on a cul-de-sac turnaround can be increased by one lot for every additional 92 feet of property road line circumference that is in addition to the circumference resulting from a two-hundred-foot diameter right-of-way. Each lot referred to above shall have the required minimum lot width at the required minimum front yard setback line.
(4) 
An open center open space area shall be provided that is concentric with the cul-de-sac turnaround and shall have a fifty-foot radius and may be modified as indicated in Subsection 1K above.
(5) 
PennDOT one-way directional signs shall be placed at the entrance of the cul-de-sac circle located 18 inches behind the interior cul-de-sac circle curb.
(6) 
The cul-de-sac turnaround center island shall be owned and maintained by a homeowners' association. In the absence of a homeowners' association based upon a waiver granted by the Township, the cul-de-sac turnaround center island shall be owned and maintained by the individual lot owners located on the cul-de-sac turnaround.
(7) 
Cul-de-sac turnaround islands shall be graded to have a mound or a depression with appropriate drainage. The island area may be used for stormwater management and installation of best management practice facilities. The mound shall be graded such that its highest elevation will be a maximum of three feet above the average elevation of the cul-de-sac turnaround cartway elevation.
(8) 
Turnaround islands shall be graded and/or designed to minimize snow melt from stored snow piles on the island collecting and freezing on the paved portion of the cul-de-sac circle, creating hazardous driving conditions.
2. 
Loop Roads.
A. 
A loop shall not serve more than 24 lots.
B. 
The approach road that connects the loop road to an existing Township street shall not be more than 500 feet in length.
C. 
Only one loop road shall be permitted per subdivision or land development plan regardless of the number of phases of the plan. A plan that combines both a subdivision and land development is likewise only permitted to have one loop road.
[Ord. 2013-11, 9/9/2013]
All materials for the construction of roads and the methods of construction and drainage shall be in accordance with the applicable requirements of Pennsylvania Department of Transportation Publication #408, "Highway Specifications" (PennDOT #408), latest revision thereof, and shall be supplied by vendors approved by the Pennsylvania Department of Transportation for the supply of such materials. Cross sections shall be as described in Subsection 1A below. Inspection of materials and construction methods shall be as approved in § 22-602 of this chapter.
1. 
Road Design.
A. 
Thickness of base and paving for new local Township roads shall meet the following minimum requirements:
(1) 
One and one-half inches Superpave asphalt mixture design, hot-mix asphalt (HMA) wearing course; PG 64-22, 0.3 to 3 million equivalent single axle loads (ESALS), 9.5 mm mix, SRL-H, PG 64-22, 0.3 to 3 million ESALS, 19 mm mix on four inches.
(2) 
Three inches Superpave asphalt mixture design, HMA base course.
(3) 
2A stone subbase course.
(4) 
A tack coat per PennDOT Form 408, as amended, shall be applied between the wearing and base courses.
(5) 
A prime coat per PennDOT Form 408, as amended, shall be applied between the subbase and base courses.
(6) 
Where required, plain concrete curb 18 inches in height shall be installed. See § 22-513.
(7) 
Where shoulders are required, use Type 3 per PennDOT 408, as amended.
(8) 
All materials and installation shall be in accordance with Pennsylvania Department of Transportation Publication 70 and Publication 408, both as amended.
B. 
The applicant shall provide additional paving, base or subbase materials, or geotextiles, including but not limited to geogrid material, where soil types are inferior, wet or otherwise unsuitable as indicated by the "Soil Survey of Northampton County, Pennsylvania" prepared by the U.S. Soil Conservation Service or where such conditions exist.
C. 
Road designs for Township collector and arterial roads shall be coordinated with the Township Engineer and shall be in compliance with PennDOT design and construction standards for collector and arterial roads.
2. 
Subgrade.
A. 
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.
B. 
All unsuitable subgrade material shall be removed.
C. 
All wet or swampy areas shall be permanently drained and stabilized, subject to the approval of the Township Engineer.
D. 
Fills, within the roadway, shall be made with suitable materials as approved by the Township Engineer; they shall be thoroughly compacted for the full width of the cartway in uniform layers of not more than eight inches thick. No more than two eight-inch layers of fill shall be laid or placed between inspections by the Township Engineer.
E. 
The subgrade shall be thoroughly compacted by rolling with a minimum ten-ton three-wheel roller. Equivalent vibratory, sheep's-foot or rubber-tired rollers may be used with the approval of the Township Engineer. Subgrade shall be compacted tight and dry, to 95% compaction at optimum moisture, and shall not be soft and spongy under the roller. Compaction of the subgrade shall extend the full width of the cartway, including the width to be occupied by shoulders.
F. 
In fill areas over three feet thick, compaction tests are required in each eight-inch layer at one-hundred-fifty-foot intervals. A qualified geotechnical engineer licensed to practice in Pennsylvania shall test compaction of soils in place according to ASTM D 1556, ASTM D 2167, ASTM D 2922, and ASTM D 2937, as applicable. The tests must be performed by a certified testing laboratory and the results submitted to the Township Engineer for approval. All compaction must be 95% compaction at optimum moisture. Any layer not coming up to standard will be removed or re-rolled until suitable compaction is obtained.
3. 
Paving.
A. 
Paving and base thickness and materials shall be as specified in Subsection 1A above.
B. 
The subbase course, where required, shall be installed and compacted in accordance with Pennsylvania Department of Transportation specifications and shall extend a distance of seven inches for base course and 12 inches for stone subbase course beyond the paving line when curbs have been waived by the Township. The area above the base course and subbase outside the paving line (wearing course) shall be permanently stabilized with topsoil and grass.
C. 
Bituminous base, binder and surface courses shall be laid to the specified thickness after compaction. All bituminous courses shall be laid with a mechanical bituminous paver in accordance with specifications of the Pennsylvania Department of Transportation Specifications, Publication 408, and latest edition thereof.
D. 
Duplicate delivery slips for all material deliveries shall be furnished to the Township Engineer and shall become the property of the Township.
E. 
Failure to adhere to the above specifications shall give the Township cause to refuse, among other things, to accept roads for dedication.
F. 
All wearing courses shall be sealed to the concrete curb with a solid one-foot-wide Class BM-1 bituminous gutter seal.
4. 
Grading and Shoulders.
A. 
Roadways shall be graded for the full width of the right-of-way on each side, unless modified by the Township to avoid disturbance of significant trees, historic structures, or other significant natural or cultural resources. Shoulders or berm areas, including planting strips behind curbs, shall be graded with a minimum slope of 1/2 inch per foot and a maximum slope of one inch per foot. Beyond the limits of this grading, banks shall be sloped to prevent erosion but this slope shall not be greater than 3:1.
B. 
Where concrete curbing has been waived or deferred by the Board of Supervisors and is not to be constructed, shoulders are to be constructed adjacent to the paving of the proposed road. Shoulder construction shall be accordance with the Type 3 standards set forth by the Pennsylvania Department of Transportation. The width of shoulders shall be four feet along local roads, six feet along major or minor collector roads and eight feet along arterial roads.
C. 
Seeding. All unpaved areas between the road line and the curb or shoulders (as the case may be) shall be covered with not less than six inches of topsoil, fertilized, seeded, and mulched in a manner and with materials approved by the Township.
5. 
Underdrains shall be required to mitigate wet road conditions.
6. 
Utility trench construction (storm sewer, wastewater lines, water main, gas main etc.) within existing local roads shall be backfilled with 2A stone placed and compacted in eight-inch lifts. The trench shall be paved with Superpave asphalt mixture design, HMA base course, PG 64-22, 0.3 to 3 M ESALS, 25 mm mix (three inches compacted depth), and the entire roadway shall be paved with a full width overlayment (edge of road to edge of road) of Superpave asphalt mixture design, HMA wearing course, PG 64-22, 0.3 to 3 M ESALS, 9.5 mm mix, SRL-L (1.5 inches compacted depth). Utility trenches within proposed roads shall be backfilled with clean, dry, select material and compacted in eight-inch lifts to not less than 100% of the dry weight density of the backfill material. Trenches within easements shall be backfilled with clean, dry, select material and compacted in twelve inch lifts to not less than 100% of the dry weight density of the backfill material as set forth in ASTM D 698 and Pennsylvania Department of Transportation Specifications, Publication 408, and latest edition thereof.
7. 
During construction of roads, the contractor shall provide maintenance and protection of traffic meeting Pennsylvania Department of Transportation standards.
[Ord. 2013-11, 9/9/2013]
1. 
As a condition of subdivision approval involving private roads, any private road shall be privately owned by a single responsible party, and the Township shall have no present or future maintenance obligation with respect thereto. Maintenance of any approved private road shall be the responsibility of a single person or entity such as the owner or landlord, or a homeowner's association or a similar approved association. If an association is proposed to maintain private road(s), the formation documentation shall be submitted to the solicitor for review prior to the grant of preliminary plan approval as required by § 22-402, Subsection 1B(5)(n), of this chapter. Among other things, the association documents shall provide that the association shall not dissolve without the prior written approval of the Township. The responsibility for maintenance and ownership of a private road shall not be fragmented among co-owners or easement right owners. A private road may be a part of a single lot with easements granted to individual lot owners. However, the area of the private road right-of-way shall not be counted as a part of the lot to which it is attached. Said lot shall otherwise meet the minimum lot area requirements for the district in which it is located.
2. 
A valid and acceptable maintenance agreement for any approved private road shall be submitted in writing for review and approval by the Township Solicitor. Such approval by the Township Solicitor shall occur prior to final plan approval. A private road proposed for a commercial or industrial development shall be built to the same right-of-way widths with the same pavement widths and pavement thicknesses or cross sections as required for public roads.
3. 
All private roads shall meet all specifications for local public roads, including but not limited to sight distance standards. The pavement width and construction specifications for private residential roads may be reduced by waiver approved by the Board of Supervisors. However, in no case shall a private residential road be paved to a cartway width of less than 18 feet with a subbase and base course of 22 feet and 20 feet, respectively. Further, the Board of Supervisors may modify the required construction thickness for a private road so that the following minimum specifications are met:
A. 
A minimum subgrade as required in § 22-510, Subsection 2, herein; and a minimum of 12 inches of compacted 2A stone subbase constructed in two six-inch lifts; and
B. 
A minimum 3 1/2 inches of bituminous paving coarse comprised of two inches of base course and a 1 1/2 inches of wearing coarse as per § 22-510, Subsection 1.
4. 
Lots fronting on private roads shall meet the requirements of Chapter 27, Zoning, with regard to lot width and setbacks.
5. 
All private roads shall have a minimum right-of-way of 50 feet.
6. 
A private road may be required by the Board of Supervisors in lieu of a shared driveway for providing access to more than two lots.
[Ord. 2013-11, 9/9/2013]
1. 
All driveways and access drives related improvements shall be located and constructed in such manner as to provide safe access to Township and state roads and not to impair the drainage or normal maintenance within road rights-of-way, to alter the stability of any roadway, subgrade, or roadway embankment, to change the drainage of adjacent areas, nor to interfere with the traveling public. Sufficient area for and access to off-road parking shall be provided for.
2. 
Sight distance requirements for all driveways and access drives intersecting a state, Township or private road shall be in accordance with the Pennsylvania Code, Title 57, Transportation, Chapter 441, "Access To and Occupancy of Highways by Driveways and Local Roads," latest edition. All sight distance obstructions, including, but not limited to, embankments and vegetation, shall be removed by the applicant to provide the required sight distance.
3. 
Clear sight distances shall be verified in the field and be found acceptable by the Township prior to preliminary plan or preliminary/final plan approval.
4. 
No more than three lots shall be served by a private residential driveway in cases of common ownership or shared use of a private residential driveway. As a condition to final plan approval, an agreement providing for the maintenance, repair, construction and reconstruction, including drainage facility maintenance and snowplowing of the shared driveway, shall be submitted for review by the Township and, following approval, shall be recorded against the lots in question.
5. 
Private residential driveways, whether individual or shared, on corner lots shall be located at least 50 feet for local roads and 75 feet for collector and 100 feet for arterial roads from the center line of driveway to the point of intersection of the nearest road right-of-way line. Access drives shall be located at least 125, 150, and 250 feet, respectively, for local, collector and arterial roads from the center line of the access drive to the point of intersection of the nearest road right-of-way.
6. 
Except for the return radius at the intersection with the road, no driveway shall be situated within five feet of a side or rear property line, except where shared driveways are utilized.
7. 
Where on-road parking is permitted, the layout of the curb cuts of the driveways shall be designed to maximize the number of on-road parking spaces.
8. 
Adequate provisions shall be made to maintain uninterrupted parallel drainage along a public street at the point of driveway or access drive entry.
9. 
Driveways and access drives shall intersect roads as nearly as possible at 90°, but in no case less than 75° or greater than 105°.
10. 
Where access is to a state road, a valid state highway occupancy permit shall be obtained prior to plan recording. Where PennDOT standards differ from those of the Township, PennDOT regulations shall apply.
11. 
All access driveways shall be paved in their entirety in accordance with design specifications of § 22-523, Subsection 5.
12. 
Residential Driveways.
A. 
Driveways to corner lots or lots having access to more than one road shall gain access from the road of lower classification when a corner lot is bounded by roads of two different classifications.
B. 
Except for connections to local or private roads, driveways accesses from any given lot shall be limited to no more than one access point to a public road.
C. 
The driveway within the legal right-of-way of the public road, or for a distance of at least 20 feet from the edge of the cartway, whichever is greater, shall not have a grade in excess of 4%. At no point shall the maximum grade of any driveway exceed 12%.
D. 
For driveways exceeding 250 feet in length and where the grade of a driveway, at any point, exceeds 8%, a minimum of one off-road parking space shall be required. The off-road parking space shall be located before the grade of the driveway at any point exceeds 8% and shall be outside the driveway access aisle and outside the public right-of-way. Such off-road parking spaces shall be a minimum of nine feet by 18 feet.
E. 
For driveways serving single residential units, the minimum width shall be 12 feet. Width of shared driveways shall be a minimum of 15 feet. Pullover areas shall be required to provide safe passage of two vehicles.
F. 
New driveways shall provide for a safe turnaround area outside of the road right-of-way so that vehicles will not be required to back into the adjoining road. Safe turnaround areas shall in all cases be required where driveways access arterial or major collector roads.
G. 
The driveway shall be constructed with a base of stone compacted to six inches and a surface of a minimum of 1 1/2 inch Superpave bituminous wearing course or approved equal. Driveway material standards shall apply to driveways for a minimum of 20 feet from the edge of the cartway or curb. The use of pervious pavement is encouraged to minimize stormwater runoff.
13. 
Access Drives.
A. 
The access drive within the legal right-of-way of the public road, or for a distance of at least 20 feet from the edge of the cartway, whichever is greater, shall not have a grade in excess of 4%. The grade of any access drive shall not exceed 10%.
B. 
Access drive entrances into all nonresidential and nonagricultural use properties shall be no less than 24 feet in width, shall not exceed 36 feet in width at the road line, unless provided with a median divider, and shall be clearly defined by curbing. The curbs of these driveway entrances shall be rounded with a minimum radius of 20 feet from where they intersect a road.
C. 
Access drives shall be paved in their entirety. The specifications for such paving shall be approved by the Township as applicable for the specific use proposed in accordance with § 22-523, Subsection 5. Alternate dust-free, all-weather surfaces for access may be permitted by the Township where appropriate.
D. 
To the greatest extent practicable, access to new individual uses shall be by way of internal access drives. Access drives shall be limited to one along the frontage of any single major collector or arterial road and two along the frontage of any other single road. Where two access drives are permitted, their center lines shall be spaced a minimum of 250 feet apart.
14. 
Concrete aprons shall be provided for all access drives with concrete sidewalks. Concrete aprons shall be a minimum of six inches of Class AA concrete (a twenty-eight-day-minimum compressive strength of 3,500 psi and 6% air entrainment by volume) and shall be structurally reinforced with six-inch-by-six-inch, nine-gauge welded wire fabric on four inches of 2A aggregate.
[Ord. 2013-11, 9/9/2013]
1. 
Concrete curbs shall be required at roads, private and public and are required along heavily traveled roads, at intersections and where road grades require them for proper drainage. Curbs shall be plain concrete curb (18 inches height) in accordance with "Pennsylvania Department of Transportation Publication 72 - Standards for Roadway Construction," as last revised. Rolled curb may be permitted at the discretion of the Township.
2. 
Curbs shall be provided on all parking areas within a land development.
3. 
All curbs shall conform to the specifications for Class A concrete, as specified by the Pennsylvania Department of Transportation Publication 408, last revised, with a minimum compressive strength of 3,000 psi after 28 days.
4. 
Final curb height, above the wearing course, shall be seven inches.
5. 
Curb-constructing methods shall be in accordance with Pennsylvania Department of Transportation Publication 408, last revised.
6. 
Where a curb ties into an inlet, two #5 reinforced bars 12 inches long shall be used to connect the curb to the inlet. Driveway curb depressions shall be reinforced with two #5 reinforced bars in accordance with Pennsylvania Department of Transportation Publication 72 M, Standards for Roadway Construction.
7. 
Depressed curbs at driveways shall be no higher than 1 1/2 inches above the finished road 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, grates or other constructions shall not be placed in the gutter to form a driveway ramp. The depressed curb at handicapped ramps shall be flush with the paving surface.
8. 
New curb cuts for driveways and parking areas shall be limited along collector and arterial roads.
9. 
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 to 95% of the maximum dry weight density of the soil.
10. 
Where it is necessary to replace existing vertical curbs with depressed curbing, two ten-foot long sections of existing curb shall be removed down to the subgrade without disturbing the adjacent cartway paving. Any portions of the cartway disturbed during curbing removal or installation will be repaired to new condition.
11. 
Curbing shall be constructed in 10 feet lengths. A pre-molded bituminous impregnated expansion joint having a minimum thickness of 1/4 inch shall be placed between sections of curved curb and at intervals of not more than 50 feet. Intermediate joints between ten-foot sections shall be saw cut. However, wherever a driveway enters a road, the driveway shall not have a curb joint nor be constructed in lengths longer than 20 feet.
12. 
All curb depressions must comply with the requirements of the Americans with Disabilities Act and the Pennsylvania Universal Accessibility Act, as applicable.[1]
[1]
Editor's Note: See 71 P.S. § 1455.1 et seq.
[Ord. 2013-11, 9/9/2013]
1. 
The applicability and use of guide rails shall be determined in consultation with the Township Engineer and in reference to PennDOT's Design Manual, Part 2, Publication 13 M, as amended.
2. 
Construction standards for guide rails shall be pursuant to PennDOT's Publications 72 M - RC Standards, and 408 - Specifications, as amended.
[Ord. 2013-11, 9/9/2013]
1. 
Road nameplates shall be put at all intersections, naming all roads at each intersection, and shall be visible from both directions when approaching an intersection. The sign shall be parallel to the road that it is identifying.
2. 
Road nameplates shall match existing road nameplates as currently used by the Township.
A. 
Road nameplates shall be mounted on a heavy-gage, steel U-channel post painted green of sufficient length to allow the bottom of the sign to be eight feet from the curb or ground final grade and long enough to allow at least three feet being embedded in a hole at least 12 inches in diameter, three feet deep, and shall rest on a steel plate or flat stone at the bottom of the hole and have at least 2 1/2 feet of concrete poured around it and firmly tamped, taking care that the post is plumb and is adequately braced while the concrete sets so that the post will be permanently plumb.
B. 
The remaining six inches above the concrete shall be back filled with dirt and tamped.
C. 
The post shall be equipped with such standard rust-proofed hardware as to hold the nameplates rigidly in a proper and permanent position and to prevent their swaying in the wind.
D. 
The signs shall be of rustproof materials, such as aluminum, and the proper thickness and properly reinforced at the edge to have rigidity and stiffness. If they are of a material other than aluminum, such as steel or cast iron, they shall be adequately rustproofed by bonderizing or other acceptable methods, prior to final painting. The backgrounds shall be white and the letters green or other acceptable contrasting colors. The finish shall be equivalent to a baked enamel and the letters shall be of the spacing and proportions as recommended in one of the alphabets used by the Federal Highway Administration (FHWA) Manual on Uniform Traffic Control Devices (MUTCD) U.S. Bureau of Public Roads. Lettering on ground-mounted road name signs should be at least six inches high in capital letters, or six-inch uppercase letters with four-and-one-half-inch lowercase letters. For local roads with speed limits of 25 mph or less, the lettering height may be a minimum of four inches. The letters shall have a minimum height of 3 1/2 inches. All signs shall be of a reflecting type per the standards of the FHWA.
E. 
The signs shall be located with a view to making them seen at all times with a minimum of effort by both pedestrian and vehicular traffic, and as close to the side of the cartway or curb as practical, but no part of the nameplate shall be permitted to overhang any part of the cartway or curb.
F. 
Types and samples of road name plates, standards and installation and location shall be submitted for the inspection and approval of the Township prior to installation.
3. 
Road signs, including stop and speed limit signs, shall be erected prior to occupancy of the first dwelling on the road.
4. 
Road signs shall be consistent in design and construction standards with those in general use by Lower Mount Bethel Township.
5. 
All signs shall be high-grade reflectivity signage in accordance with current PennDOT and FHWA standards.
[Ord. 2013-11, 9/9/2013]
1. 
Sidewalks. Sidewalks shall be provided on both sides of all existing and proposed roads, within parking areas, and to establish pedestrian connections to parking areas and green spaces or through blocks.
2. 
Trails. For all major subdivisions, a system of bicycle, equestrian, and/or pedestrian trails for public use shall be established and secured by dedication or easement. No such system is required for minor subdivisions.
A. 
Provisions for the continued use, and any necessary improvement, of existing trail(s) shall be made.
B. 
Existing trails may be relocated where the points at which such trails enter and exit the subject tract remain largely unchanged and/or where a connection with a trail on an adjoining property is thereby established.
C. 
New trail(s) may be required to provide for internal circulation within the subject tract or to facilitate provision of an interconnected trail network within and beyond the Township.
3. 
Maintenance of Sidewalks and Trails.
A. 
All sidewalks and trails shall be maintained so as to preserve the applicable design parameters set forth herein.
B. 
Maintenance of sidewalks and trails, whether located within a public right-of-way or not, shall be the responsibility of the owner of the property encompassing or directly adjacent to the sidewalk or trail or by homeowners' association if applicable. The Township, at its sole discretion, may assume maintenance responsibility for trails. Note(s) shall be added to the record plan indicating the maintenance responsibilities for all sidewalks and trails. If a homeowners' association is responsible for trail maintenance, such obligation shall be included in the formation documents.
C. 
Sidewalks or trails which are damaged or deteriorating and present a hazard to public safety shall be repaired at the expense of the party responsible for maintenance.
D. 
The maintenance obligation for sidewalks and trails shall include an obligation to regularly clean up and collect and trash, rubbish and refuse which accumulates along the sidewalk and/or trail.
4. 
Design Standards for Sidewalks.
A. 
The minimum width of all sidewalks shall be four feet and a minimum three-foot wide planting strip between the curb and sidewalk shall be provided. If no curb is present (by waiver of the applicable regulation or otherwise), a minimum five-foot-wide planting strip between the edge of shoulder and sidewalk shall be provided. Where a sidewalk exists on an adjoining property, the dimensions may be modified to transition to the existing conditions, provided the sidewalk is located within the road right-of-way.
B. 
The grades and paving of sidewalks shall be continuous across driveways.
C. 
Sidewalks shall be laterally pitched at a slope of not less than 3/8 inch per foot to provide for adequate surface drainage.
D. 
Handicap ramps shall be provided at all intersections. All sidewalks and sidewalk ramps must meet the requirements of the Americans with Disabilities Act and the Pennsylvania Universal Accessibility Act.[1] Where the grade of any handicap ramp exceeds 5%, a nonslip surface texture shall be used.
[1]
Editor's Note: See 71 P.S. § 1455.1 et seq.
E. 
All sidewalks shall conform to the specifications for Class AA concrete, as specified by Pennsylvania Department of Transportation, with a minimum compression strength of 3,500 psi after 28 days.
F. 
Where sidewalks abut the curb and a building, wall or other permanent structure, a pre-molded expansion joint 1/4 inch in thickness shall be placed between 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.
G. 
Sidewalks shall have a minimum thickness of four inches when used solely for pedestrian traffic; a minimum thickness of six inches at all residential driveways; and eight inches for all nonresidential driveways. Welded wire fabric (6/6-10/10) shall be provided in all sidewalks constructed at driveways. Upon approval of the Township Engineer, fiber reinforced concrete may be used as an alternative.
H. 
Excavation shall be made to the required depth whereupon a layer of four-inch base of 2A aggregate shall be placed and thoroughly compacted prior to laying the sidewalks when used solely for pedestrian traffic with a minimum thickness of a six-inch base of 2A aggregate at all driveways.
5. 
Design Standards for Trails.
A. 
Trails shall be designed to accommodate the intended use (multiuse, pedestrian, bicycles, equestrian or other nonmotorized traffic).
B. 
Trails shall be designed with adequate visibility and sight distances, and augmented by accessory features where appropriate, to effectively notify trail users of conditions such as, but not limited to, road crossings, other potentially hazardous locations, or usage limitations. Such features may include signage, bollards, fencing, gates, striping or other trail surface treatment.
C. 
Trails shall be located so as to minimize disturbance of environmental features while permitting observation of such features.
D. 
Adequate separation (e.g., existing or new landscaping, berms, fencing) shall be provided for trail rights-of-way where generally paralleling the rear or side lot lines of proposed residential lots.
(1) 
A full, one-hundred-percent visual screening of trails is not required. When new landscaping is proposed as a part of the separation required by this section, only native species of vegetation shall be included in the landscape buffering. When landscaping is proposed to provide the visual separation, the buffer area shall include dense plantings of trees, shrubs or other plant materials. Complete plans showing the arrangement of all buffers and the placement, species, and size of all plant materials and the placement, size, materials, and type of all fences to be placed in such buffer shall be submitted to the Township for review.
(2) 
The plantings shall be maintained permanently and plant material which does die shall be replaced within six months.
(3) 
The plantings shall be placed so that, at maturity, they will not be closer than three feet from any trail, street or property line.
E. 
Trails shall cross roadways and parking lots at a ninety-degree angle.
F. 
No trail shall be designed to nor be constructed to accommodate motorized vehicles.
G. 
The following minimum spatial criteria shall be utilized for all trails:
(1) 
A vertical clearance of no less than 10 feet; and
(2) 
A minimum of eight feet in width.
H. 
Where a trail is a principal means of access, including but not limited to a school bus stop, but excluding primitive or natural surface trails, the following standards shall apply:
(1) 
Cross Slope. The cross slope shall not exceed 1:20 maximum.
(2) 
Running slope. Running slope of trail segments shall comply with one or more of the provisions of this section. No more than 30% of the total trail length shall exceed a running slope of 1:12.
(a) 
Running slope may be 1:20 or less for any distance.
(b) 
Running slope shall be 1:10 maximum for 200 feet maximum. Resting intervals shall be provided at distances no greater than 200 feet apart.
(c) 
Running slope shall be 1:10 maximum for 30 feet maximum. Resting intervals shall be provided at distances no greater than 30 feet apart.
(d) 
Running slope shall be 1:8 maximum for 10 feet maximum. Resting intervals shall be provided at distances no greater than 10 feet apart.
(3) 
Resting intervals shall be 60 inches minimum in length, shall have a width at least as wide as the widest portion of the trail segment leading to the resting interval and have a slope not exceeding 1:20 in any direction. Resting intervals shall be incorporated as required by applicable law or regulation, including but not limited to the Americans with Disabilities Act of 1990, as may be amended from time to time.
I. 
Trails surfaces shall be as follows:
(1) 
Naturalized trails shall consist of an unpaved, durable surface subjected to approval by the Township (e.g., mowed grass path, crushed stone or dirt path, boardwalk); or
(2) 
Paved trails shall conform to the following:
(a) 
Trail excavations shall be made to the required depth and a Class 4, Type B geotextile fabric shall be placed over the compacted subgrade. A subbase layer of crushed stone, PennDOT 2A, not less than six inches thick, shall be placed and thoroughly compacted prior to laying the trail (this may be achieved in one lift). The base course shall extend out a distance of one foot from the paved width on either side of the trail before tapering to subgrade.
(b) 
Trail paving shall consist of a bituminous concrete binder course having a compacted depth of two inches and a wearing course having a compacted depth of 1 1/2 inches. A tack coat shall be applied between the two courses and any joints must be sealed.
(c) 
The use of pervious paving is required for any paved trail with a slope less than 6%. Maintenance obligations for the trail shall include vacuum sweeping and removal of debris from the pervious pavement to allow stormwater infiltration as designed. Trails with slopes in excess of 6% shall be constructed in accordance with Subsection 5I(1) above.
J. 
Trails shall be constructed with appropriate drainage swales and surface pitch or crowning so that water flows off the trail in a perpendicular sheet flow.
6. 
Timing of Trail Planning, Construction, and/or Improvement.
A. 
An applicant shall propose at the earliest possible stage in the Township's subdivision and land development review process (i.e., sketch plan, where applicable, or preliminary plan, if sketch plan is not applicable) the locations of trails on the land subject to the application.
B. 
All trails indicated on approved subdivision or land development plans shall be fully constructed or improved pursuant to the requirements of this section when infrastructure construction within the subdivision occurs (e.g., stormwater management structures, roads, etc.).
C. 
The existence and specific location(s) of all publicly accessible trails within any subdivision shall be indicated on the recorded subdivision or land development plans and shall be specifically referenced in any applicable homeowners' association documentation and in the recorded deeds to all individual lots within the subdivision.
D. 
All prospective owners of lots within a subdivision shall be notified, in writing at the time of lot purchase, of the existence of all publicly accessible trails within the subdivision. Proof of such notification must be provided to the Township prior to receipt of a building permit for the home to be constructed on the lot, or if such home is to be constructed as a spec home, such notification must be provided to the Township prior to the issuance of a certificate of occupancy for the home.
7. 
Trail Easements and Rights-of-Way. Trails shall be placed in easements or rights-of-way with a minimum width of 20 feet and shall be offered for dedication to the Township. The Township shall not be obligated to accept dedication or maintenance responsibility to any trail or portion thereof.
[Ord. 2013-11, 9/9/2013]
1. 
Easements with a minimum width of 20 feet shall be provided for all utilities. Additional width may be required for access and maintenance to ensure that at least 10 feet of easement area is provided on either side of the utility facility, line, etc. Where necessary for construction, permanent or temporary construction easements shall be required.
2. 
Easements shall be centered on or adjacent to rear or side lot lines.
3. 
Nothing shall be permitted to be placed, planted, set or put within the area of an easement unless necessary for the purpose(s) of the easement and expressly provided for in the easement documentation. By way of example but not limitation, fences, trees, decorative landscaping beds, sheds and other structures are not permitted within easements.
4. 
Drainage easements shall be required along watercourses, both intermittent and perennial. The easements shall be of variable width depending on the size of the watercourse, with the boundary of the easement being 25 feet from the top of the embankment of each side of the watercourse.
5. 
Easements shall be required along existing trails which are to remain in the width required by § 22-516, Subsection 7. Such easements may be offered for dedicated to the Township for public use. The Township may accept the offer of dedication in its sole and absolute discretion, with no obligation to do so.
6. 
The Township may accept dedication of easements prior to the final dedication of improvements to enforce such easements during construction or prior to the completion of all improvements, all at the sole and absolute discretion of the Township. Offering easements by deeds of dedication to the Township shall in no way affect the applicant's obligations under this chapter.
7. 
Metes and bounds legal descriptions and plot plans shall be provided for all easements.
8. 
The applicant shall provide a method of physically delineating easements for emergency access, pedestrian access or other utilization across private lots. Such method may include shrubbery, trees, fence, markers, or other method acceptable to the Township.
9. 
Any easement or right-of-way required herein shall be made part of the deeds to all affected properties. Any error found in a deed shall be immediately corrected and rerecorded in the Northampton County Recorder of Deeds office at the sole expense of the applicant. The applicant shall be solely responsible to the buyer and the Township for any failure to record an easement or right-of-way shown on the approved plan. Failure to record an easement or right-of-way shown on the approved plan shall not prevent its intended use from being utilized, nor shall such failure affect the validity of the easement shown on a recorded plan. All easements and rights-of-way shown on the final plan of record shall be deemed to be incorporated in the appropriate deed.
[Ord. 2013-11, 9/9/2013]
1. 
Each dwelling unit, commercial or industrial building in all subdivisions and land developments hereafter granted approval shall have an adequate supply of potable water for domestic use and an adequate supply of water for fire protection.
2. 
Where the applicant proposes that individual on-site water supply systems shall be utilized, the applicant shall be responsible either to install such facilities or to 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. The proposed locations of wells shall be shown on the preliminary plan for each lot; existing wells on the property or on adjoining properties must also be shown. Isolation distances (a circular area whose radius conforms to PADEP regulations) from on-site sewage systems, where proposed, must also be indicated on the plan. Individual water supply systems shall be designed and installed in accordance with all applicable standards of the PADEP and the Township's regulations concerning installation of such systems, including but not limited to Chapter 26, Water, Part 1, Well Construction Standards.
3. 
Where water is to be provided by means other than by private wells owned and maintained by the individual owners of lots within the subdivision or land development, the applicant shall present evidence to the Township that the subdivision or land 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, a cooperative agreement or a commitment or agreement to serve the area in question, whichever is appropriate, shall be acceptable evidence. Such evidence shall be provided prior to recording of the final plan.
4. 
The design and installation of any central (public or community) water supply system shall be subject to the approval of the Township, the PADEP and other regulatory bodies having jurisdiction. Any such system shall be further subject to satisfactory provisions for the maintenance thereof. Standards and materials for the construction of any central water supply system shall meet or exceed those requirements described in the "Public Water Supply Manual of the Pennsylvania Department of Environmental Protection" and shall be subject to the approval of the Township.
5. 
In all subdivisions and land developments served by a central water system, the following water pressure and gallonage requirements shall apply:
A. 
Residential Use. Minimum working pressure of 30 pounds per square inch shall be provided at each house to be connected to the water supply main with sufficient capacity to supply a minimum of 300 gallons of water per residential unit per day.
B. 
Commercial or Industrial Use. A minimum working pressure of 30 pounds per square inch shall be provided at each commercial or industrial building connected to the water supply main. When a building wishes to connect to a central water system, a study shall be made to determine if there is adequate water supply in the system to supply the building and use.
6. 
In all subdivisions and land developments served by a central water system, the following fire protection standards shall apply to the design and construction of the water system:
A. 
Fire hydrants suitable for the coupling of equipment serving the Township shall be installed as specified by the Insurance Services Office of Pennsylvania and shall comply with applicable fire company standards. Location of hydrants shall be approved by the Township.
B. 
All fire hydrants will be located on an eight-inch line or a looped six-inch line. Where a dead-end line contains a fire hydrant, the portion of the line between the main loop and the hydrant shall be an eight-inch minimum diameter.
C. 
Fire hydrants shall be spaced so that all proposed building(s) will be no more than 600 feet from a hydrant measured along travel ways (driveways, roads, etc.).
D. 
All hydrant locations shall be marked by the installation of raised pavement markers, subjected to the approval of the Township. The raised pavement markers shall be installed after the final pavement wearing surface has been placed and shall be two-way, blue snow plowable markers.
E. 
Residential Use.
(1) 
For purposes of fire protection of residential uses, the system shall be capable of providing fire flow water for a minimum of two hours of not less than 1,000 gallons per minute for one- and two-family dwellings having a fire-flow calculation area not in excess of 3,600 square feet. Fire flow and flow duration for dwellings having a fire-flow calculation area in excess of 3,600 square feet shall not be less than that specified in the then-current edition of the Pennsylvania Uniform Construction Code.[1]
[1]
Editor's Note: See 35 P.S. § 7210.101 et seq.
(2) 
A reduction in the required fire flow of 50% may be permitted when all buildings within a development are required to be provided with approved automatic sprinkler systems in accordance with the International Fire Code as adopted by the Pennsylvania Uniform Construction Code, as amended from time to time.
F. 
Commercial or Industrial Use.
(1) 
For purposes of fire protection in commercial and industrial uses, the system shall be capable of providing fire flow and flow duration based on the type of use, hazard, and construction as specified in the Pennsylvania Uniform Construction Code, as amended from time to time; however, the fire flow shall not be less than 1,500 gallons per minute.
(2) 
A reduction in the required fire flow by 50% may be permitted when all buildings within a development are provided with an approved automatic sprinkler system in accordance with the International Fire Code as adopted by the Pennsylvania Uniform Construction Code as amended.
7. 
Any applicant proposing a central water supply system shall submit a "Proposed Water Supply Study" evidencing sufficient water supply quality and quantity. This study shall include those specific items described in the Public Water Supply Manual of the Pennsylvania Department of Environmental Protection. Where the water supply system occurs under the jurisdiction of the Pennsylvania Public Utility Commission, the water supply study also shall include those items of information required by the PUC. Where a water supply system occurs within the jurisdiction of the Delaware River Basin Commission, the design and permitting of the system shall comply with the rules and regulations of DRBC.
A. 
The applicant, landowner, or developer shall submit with the preliminary subdivision plan, five copies of documentation, which shall be designated as "proposed water supply study."
B. 
The water supply study shall contain the name, address and telephone number of the proposed water supplier (the company, water company, public utility or association) proposed by the applicant to supply water to the subdivision or land development. In addition, there shall be provided a complete description of the source of the water supply, the quantity of water available from the source or sources, the capacity of existing or proposed reservoirs and their locations, and other pertinent data.
C. 
If wells are to be utilized as a part of the proposed water supply system, the number of wells, the pumping capacity of each well, the number of hours per day that each well pump operates, the depth of each well, depth of water table in each well, diameter of well casing, drawdown rated capacity of each well, the maximum sustained yield from the well test together with a copy of the well test data all shall be supplied with the proposed study.
D. 
The study shall outline the size of proposed water mains to be utilized for the subdivision or land development, and the number and location of proposed fire hydrants within or near the development. Further, the study shall contain the number of residential customers on the existing system (if any), the number of proposed new residential, commercial or industrial customers, and the estimated number of gallons required to service both and existing (if any) and proposed system when the subdivision or land development plan is completed.
E. 
Within the study, a description shall be provided outlining the service area of customers to be provided, and if the utility is regulated by the Public Utilities Commission of the Commonwealth of Pennsylvania, notations shall be made as to whether the proposed subdivision or land development falls within the supplier's approved franchised area. If it is necessary to obtain PUC approval to extend a franchise area to the site to be covered, such approval shall become a condition precedent to the recording of a final subdivision or land development plan.
F. 
The proposed public water supply study submitted by the applicant shall be reviewed by the Township Engineer in conjunction with the subdivision or land development plan. The Township Engineer shall provide commentary to the Township with respect to the applicant's compliance with this section of this chapter. The Township reserves the right in its sole discretion to require a further independent engineering study as to the adequacy of the proposed water supply system in the event the Township Engineer does not approve the study submitted. The applicant, landowner, or developer must bear the cost of such confirming independent engineering study. A final plan will not be approved unless all of the above requirements and the following requirements listed below are fully met.
G. 
With regard to minimum water supply requirements, each new residential dwelling shall be provided with a minimum domestic pressure of 30 pounds per square inch at the house connection and each such dwelling shall be provided with a minimum of 300 gallons of water per residential unit per day. For any new commercial or industrial use, a minimum pressure of 30 pounds per square inch shall be provided, which shall meet all potable water supply requirements for the intended use in addition to providing fire flow water requirements for a minimum duration of two hours of not less than 500 gallons per minute at residual pressures of 30 pounds per square inch. Fire hydrants for either residential, commercial, or industrial development shall be spaced every 600 feet within the proposed development.
H. 
The water supply study shall demonstrate that all potable water required for the subject subdivisions and/or land developments shall meet the water quality standards as established by the U.S. Environmental Protection Agency, originally listed as the National Interim Primary Drinking Water Regulations, EPA Document No. 570/9-76-003, and as further amended in the Federal Register, Wednesday, December 24, 1975 through Wednesday, August 27, 1980, and including the National Secondary Drinking Water Regulations as listed in the Federal Register, Thursday, July 19, 1979. In addition, any known carcinogens which have been identified as of the date of this chapter and which might be identified after the date of this chapter, shall be identified in any and all testing procedures of the proposed public water supply and water supplies exceeding the established carcinogenic levels shall not be utilized for domestic purposes.
8. 
Any applicant proposing a central water supply system shall further submit a business plan pursuant to applicable regulations, manuals or guidelines of the Pennsylvania Department of Environmental Protection. The business plan shall demonstrate that the fees assessed to the end users shall cover the operational, maintenance and capital replacement costs affiliated with the operation of the entire system. Further, the fees assessed shall be reasonable compared to other central water supply systems. Further, the estimated monthly or quarterly fees shall be disclosed to all potential buyers within the area served by the central water supply system.
In addition, the applicant shall, prior to recording of a final plan for subdivision or land development, post security in a form acceptable to the Township, in an amount sufficient to pay for a period of five years the cost of operation, maintenance, repair and personnel necessary to operate the system in the event that the system owner fails to properly staff, maintain and operate the system within permit standards. Following completion of construction and expiration of applicable maintenance periods hereunder, when the system is turned over to the homeowners' association or lot owners for maintenance, the security shall be replaced with security provided by the homeowners' association and/or lot owners in a form acceptable to the Township, in an amount sufficient to pay for a period of five years the cost of operation, maintenance, repair and personnel necessary to operate the system in the event that the system owner fails to properly staff, maintain and operate the system within permit standards. The security shall remain in effect for the length of time the system remains in operation.
9. 
Construction Standards.
A. 
Distribution mains of the overall system shall be connected into loops so that the supply may be brought to the consumer from more than one direction.
B. 
In balancing loops in the design, the Hardy Cross, or an equivalent, method shall be used.
C. 
Dead-end lines shall be permitted within the design of a looped system, provided that there is a maximum of 20 dwelling units (or 50 dwelling units temporarily) on a dead-end line. When dead-end lines are used, they shall be provided with a hydrant or blowoff at the terminus as a means of flushing. For dead-end lines to be approved on a temporary basis, the remainder of the looped system must be secured to the Township pursuant to Part 6 of this chapter.
D. 
Water mains shall be configured to form a loop system to enhance the continual supply of fresh water. When dead ends occur on new mains, they shall all be closed with cast iron plugs and caps, with a blowoff valve, with a concrete anchor, or fire hydrant. Concrete anchors (thrust blocks) shall be provided at all vertical and horizontal bends. Water mains shall be installed 10 feet from the center line of the cartway.
E. 
There shall be no physical connection between a public or private potable water supply system and a sewer which will permit the passage of any sewage or polluted water into the potable water supply.
F. 
Blowoffs shall not be connected to any sanitary sewer or be submerged in any manner that will permit backsiphonage in the distribution system.
G. 
Valves, except on a permitted dead end, shall be located on distribution mains so that no more than one hydrant would be out of service as a result of a single water main break. They shall be located in all small branches off larger mains and, where eight-inch or larger main lines intersect, a valve shall be located in each branch. At street intersections, valves shall be located near pipe intersections for ease in finding in the event of a water main break.
H. 
In addition to the above requirements, water mains shall be valved so that not more than 1/5 of a mile will be affected by a single water main break. Geared valves on sixteen-inch mains or larger shall be furnished.
I. 
Gate valves shall be cast-iron body with double-disc gates, bronze-mounted conforming to AWWA C500 or resilient-seated wedge, non-rising stem mechanical joint conforming to AWWA C509.
J. 
Butterfly valves shall conform to AWWA C504. The type of valve to be used shall be specified by the Township.
K. 
Valve interior openings shall be full size, and valves on sixteen-inch mains or larger shall be geared and have suitable bypasses.
L. 
Valve boxes shall be of the adjustable type with the cover marked "WATER" and the direction of the value operation indicated.
M. 
No pipe shall be placed on private property unless the owner of the land is to own or operate the pipe, or an easement deeded to the Township is obtained by the applicant and dedicated to the Township.
N. 
All easements shall be a minimum of 10 feet wide unless depths of pipe, soil conditions, or additional utilities require wider easements.
O. 
A building service connection shall consist of a corporation stop at the main, a curb stop, and a water meter.
P. 
When the meter is located outside a building, an additional shutoff valve shall be installed on the discharge side of the meter. When the meter is located inside a building, a valving shall be in accordance with the Plumbing Subcode of the Pennsylvania Uniform Construction Code.[2]
[2]
Editor's Note: See 35 P.S. § 7210.101 et seq.
Q. 
Curb stops and water meters shall be located as specified by the public or private water supplier.
R. 
Common water service connections shall be permitted where allowed by the Plumbing Subcode of the Uniform Construction Code.
S. 
Where water system extensions are constructed by a developer and meter fees are not paid by the developer, the water meter(s) shall be furnished by the developer and shall be of a manufacture and type approved by the Township. The meter(s) shall read in volume units as determined by the Township. Where meter fees are paid by the developer, the meter(s) shall be furnished by the municipality or water authority.
T. 
Pipe size shall comply with the following requirements:
(1) 
Water mains shall be a minimum diameter of eight inches except at the end of a permanent cul-de-sac, unless another size is required for fire flow or other criteria. A six-inch main may be used when it serves not more than 20 dwelling units and only one fire hydrant.
(2) 
Building service connection pipe shall have a minimum diameter of 3/4 of an inch.
(3) 
The design capacity of water mains shall be such as to maintain a minimum pressure of 20 pounds per square inch (psi) at street level under all flow conditions.
U. 
Pipe material used in the construction of water mains shall be cement-lined ductile iron pipe, prestressed concrete cylinder pipe, reinforced concrete pressure pipe, or PVC pipe. All pipe and appurtenances shall comply with the applicable AWWA standards in effect at the time of application.
(1) 
Ductile iron pipe, appurtenances, and fittings shall comply with the following standards:
(a) 
ANSI/AWWA C110/A21.10 (fittings).
(b) 
C111/A21.11 (gasket joints).
(c) 
C115/A21.15 (flanged joints).
(d) 
C151/A21.51 (pipe).
(e) 
Thickness shall be designed in accordance with ANSI/AWWA C1150/A21.50.
(f) 
Ductile iron pipe shall be cement mortar-lined in accordance with ANSI/AWWA C104/A21.4.
(g) 
Joints shall be gasketed, push-on joints or mechanical iron pipe shall be covered with an asphaltic, epoxy-type coating. In aggressive soils, ductile iron pipe wrapped in polyethylene in accordance with ANSI/AWWA C105/A21.5 shall be used.
(2) 
Prestressed concrete cylinder pipe with rubber and steel joints shall conform to ANSI/AWWA C301.
(a) 
Reinforced concrete pressure pipe (steel cylinder) type shall meet ANSI/AWWA C300.
(b) 
Concrete pressure pipe (bar-wrapped steel cylinder type) shall meet ANSI/AWWA C303.
(3) 
PVC pipe, appurtenances, and fittings shall conform to ANSI/AWWA C900 or AWWA C909 for pipe sizes four inches to 12 inches and shall conform to AWWA C905 for sizes 14 inches through 36 inches.
(a) 
Joints shall be elastomeric-gasket couplings of a corresponding size. Laboratory performance requirements, as specified in ASTM D3139, shall be met. Solvent-cement coupling shall not be permitted.
(b) 
PVC pipe installations shall be provided with a metallic locator tape.
(4) 
Where transitions to flanged fittings are made, adapters approved by the Township shall be used.
(5) 
Building service connection pipe shall be type K copper or polyethylene (PE) pressure pipe that complies with ANSI/AWWA C901.
(6) 
Ductile iron pipe shall be used at all locations where water lines cross sewer lines and are separated by less than 12 inches vertically. At these locations, a twenty-foot section of ductile iron pipe shall be installed centered on the sanitary sewer line.
(7) 
Ductile iron pipe shall also be used any time a water line crosses a stream or active drainageway. The ductile iron pipe should extend for a distance of 20 feet on either side of the stream bank.
V. 
Pipe bedding and backfill shall be installed in accordance with the pipe manufacturer's recommendations.
W. 
To avoid settlement under paved roadways, PennDOT 2A stone shall be used to backfill waterline trenches when they pass under paved roadways.
10. 
Approvals/reviews. No construction of any water distribution system shall commence prior to written approvals and/or comments from the Department of Environmental Protection, the Fire Marshal, DRBC, and the Township.
11. 
If the proposed subdivision or land development will utilize groundwater as the source of potable water, a hydrogeology study prepared pursuant to § 22-408 of this chapter shall accompany the preliminary plan.
12. 
Testing and Inspections.
A. 
All newly installed water mains shall be inspected by Township personnel and be pressure-tested and disinfected in accordance with AWWA Standards AWWA C600 and AWWA C651, respectively. Testing shall include programs for adequate flushing, disinfection and microbiological testing of all water mains. At least one satisfactory bacteriological sample must be obtained from the water main and analyzed by a certified laboratory, with acceptable test results, before the main is placed into service.
B. 
All testing, disinfection, and laboratory analysis required shall be arranged for and paid by the applicant/developer.
C. 
Any deficiencies encountered shall be corrected by the applicant/developer, and any required follow-up testing shall be conducted and found acceptable before the system is placed into service.
13. 
As-built drawings prior to acceptance of the completed work. As-built drawings shall be submitted by the contractor. The plans shall be prepared by a licensed surveyor. The as-built plan shall reflect the install location, sizes and depths, as applicable, of the waterline, laterals, valves, blowoffs, and fire hydrants. All easements shall be shown and shall be fully described by metes and bounds and accompanied with plot plan(s).
[Ord. 2013-11, 9/9/2013]
1. 
Each lot in a subdivision or land development shall have a permitted sewage disposal facility in accordance with the rules and regulations of the PADEP and the Township's Act 537 Sewage Facilities Plan.
A. 
Documented approval of the Sewage Facilities Planning Module for Land Development by the PADEP shall be required prior to recording of the final plan.
B. 
Sewage facilities shall be designed and constructed in strict accordance with the applicable requirements and specifications of the Township and the PADEP.
C. 
A copy of the approval from all applicable agencies and all required permits shall be submitted prior to recording of the final plan.
D. 
Sanitary sewers shall not be used to convey stormwater, nor shall floor drains or sump pumps be connected to the sanitary sewer.
E. 
Prior to the issuance of any permit for construction in any subdivision or land development, temporary toilet facilities shall be installed for the builders, contractors and subcontractors, unless the applicant or applicant's agent shows, to the satisfaction of the Township, that other suitable toilet facilities will be available during construction. The cost of the temporary facilitates shall be the responsibility of the applicant.
F. 
Wherever a public sewer system is available and when consistent with the Township's Act 537 Sewage Facilities Plan, sanitary sewers and lateral connections to each building in a subdivision or land development shall be installed at the expense of the applicant. If public sewer service is not available but is planned for the area in question, a system of sewers, together with all necessary laterals extending from the sewer to the road right-of-way line, shall be installed and capped.
G. 
Individual On-Site Sewage Systems.
(1) 
All lots shall be provided with a tested primary and secondary on-site sanitary sewage disposal system compliant with the standards of Title 25, Chapter 73, Rules and Regulations of the PADEP, or such successor provisions as may be adopted from time to time, and Township standards.
(2) 
Prior to any action on the preliminary plan by the Planning Commission, the applicant shall document that all lots in subdivisions proposing on-site sewage disposal contain a suitable area as tested by the Township SEO in accord with PADEP requirements and this chapter; or, that all lots are already served by an adequate existing sewage disposal system.
(3) 
Should the applicant propose the use of individual systems which do not require soil testing, documentation shall be provided that the affected lots are suitable for the proposed system. In addition, a note shall be placed on the preliminary plan and final plan detailing the type of system(s) proposed and stating that the affected lots have not been tested for a soil-based system.
H. 
Community Sanitary Sewage Disposal Systems.
(1) 
The design, installation, and operation of any Community Sanitary Sewage Disposal Systems shall be subject to the approval of the Township Engineer and PADEP, and may be subject to review and approval by the Delaware River Basin Commission if required by applicable law. All planning modules, agreements, construction permits, and security must be approved and/or in place prior to the construction of the system.
(2) 
Any applicant proposing a community sanitary sewage disposal system shall submit a business plan pursuant to applicable regulations, manuals or guidelines of the Pennsylvania Department of Environmental Protection. The business plan shall demonstrate that the fees assessed to the end users shall fully cover the operational, maintenance, and capital replacement costs affiliated with the entire system. Further, the estimated monthly or quarterly fees shall be disclosed to all potential buyers within the area served by the community sanitary sewage disposal system.
(3) 
Approval of a community sanitary sewage disposal system shall require satisfactory provisions for the maintenance thereof and for inspection by the Township at any time. In addition, the applicant shall, prior to recording of a final plan for subdivision or land development, post security in a form acceptable to the Township, in an amount sufficient to pay for a period of five years the cost of operation, maintenance, repair and personnel necessary to operate the system in the event that the system owner fails to properly staff, maintain and operate the system within permit standards. Following completion of construction and expiration of applicable maintenance periods hereunder, when the system is turned over to the homeowners' association or lot owners for maintenance, the security shall be replaced with security provided by the homeowners' association and/or lot owners in a form acceptable to the Township, in an amount sufficient to pay for a period of five years the cost of operation, maintenance, repair and personnel necessary to operate the system in the event that the system owner fails to properly staff, maintain and operate the system within permit standards. The security shall remain in effect for the length of time the system remains in operation.
(4) 
Operation of the system shall at all times be under the supervision of an operator duly licensed by the Commonwealth of Pennsylvania.
(5) 
Copies of all annual reports required by the permitting agencies shall be submitted to the Township at the same time as they are submitted to the regulating agencies. Any correspondence from the regulating agencies indicating a deficiency or violation shall be immediately forwarded to the Township. Responses by the managing entity to the violation or deficiency notice(s) shall be forwarded to the Township in a timely fashion.
I. 
Sanitary Sewerage System Design Standards.
(1) 
Plans and Specifications. Construction drawings, prepared by a licensed professional engineer, must be prepared for all facilities and shall include:
(a) 
An overall plan view of the collection and conveyance system showing the location of all sewers and manholes together with manhole numbers, the identification of all pumping stations and related appurtenances, all existing and proposed buildings with elevations of finished floor and basement floor (if applicable) and all existing and proposed sewer laterals. All other utilities that may pose a potential conflict shall also be delineated on the overall plan.
(b) 
Profile view of all existing and proposed sewer mains, including ground, rim and invert elevations, grade of all existing and proposed sewer mains and force mains, complete with pipe lengths, size, and type of material. All other utilities that may pose a potential conflict shall also be delineated on the profile plan(s).
(c) 
All lots without basement service shall be clearly noted on the plan(s).
(d) 
Drawings shall contain notes indicating that all construction of sanitary sewers shall be in accordance with the standards and specifications as amended and adopted by the Township.
(e) 
All elevations shall be based on USGS datum with bench marks noted and described and shall be tied into any bench marks established by the Township.
(f) 
Shop drawings of all material shall be submitted to the Township for review and approval prior to the start of construction.
(g) 
Erosion and sedimentation control plans shall be submitted wherever sewers are being constructed through land not covered by the overall erosion and sedimentation plan.
(2) 
Sewer Main Design Criteria.
(a) 
Minimum sewer diameter shall be eight inches and the minimum slope shall be 1/2%.
(b) 
Minimum cover over the top of the sewer shall be 4 1/2 feet unless special construction precautions such as cast-iron pipe or concrete encasement are specified and approved.
(c) 
Maximum depth of sewer shall be:
14 feet for SDR-35
18 feet for SDR-26
20 feet for SDR-21
(d) 
Sewer mains shall be placed on six inches of AASHTO #8 stone bedding and within all roads, backfilled completely with AASHTO #8 stone. In lawn areas, the main shall be backfilled with a minimum of 12 inches of AASHTO #8 stone with the remaining fill material made up of clean fill with stones no greater than four inches in diameter.
(e) 
When sewers are designed with a grade in excess of 20%, steep slope anchors shall be installed.
(f) 
Sewer easements outside of public rights-of-way shall be a minimum of 20 feet with a temporary construction easement of 10 feet.
(g) 
When a sewer crosses a stream or ditch, the design shall be in accordance with PADEP rules and regulations.
(h) 
Sewers shall be located a minimum of 10 feet horizontally from any obstruction such as a building. Sewers must be a minimum of 10 feet from a water main or 18 inches (measured from top of sewer to bottom of water main) under the same. When a sanitary sewer line crosses above or under any other pipeline with separation of less than 18 inches, the sanitary line will be provided with concrete encasement that extends 10 feet on either side of the pipe being crossed.
(i) 
Material. All gravity sewer mains shall be:
1) 
Ductile iron pipe and shall conform to ASTM A764.
2) 
Polyvinyl chloride (PVC) SDR 35 pipe for up to 14 feet depth; SDR 26 for up to 18 feet depth; SDR 21 for up to 20 feet depth, and shall conform to ASTM D3034.
J. 
Sewer Manhole Design Criteria.
(1) 
Manholes between gravity sewers shall be placed at all changes in grade, pipe size or alignment, and at intervals of not greater than 350 feet.
(2) 
Manholes shall not be located in or near the gutter line of the road where they will be exposed to surface flooding.
(3) 
Manholes shall have a drop of 0.2 foot between the inlet and outlet.
(4) 
Manhole cones shall be a minimum of three feet in height.
(5) 
Watertight lids shall be used and noted on the plans when the manhole is within a one-hundred-year floodplain or has the potential to become submerged. Top of manholes shall be set 1 1/2 feet above the base flood elevation where identified.
(6) 
In all manholes, the pipes entering and leaving the structure shall be oriented so that the flow angle is no more than 90°.
(7) 
When connecting to an existing manhole which contains an existing pipe of larger diameter, the contractor shall match elevations of the tops of both pipes.
(8) 
Material.
(a) 
Manholes shall consist of precast sections conforming to ASTM C-478, latest edition, and shall be of watertight construction. All internal and external surfaces shall be coated or lined.
(b) 
Precast base and barrel sections shall have tongue and groove joints with round rubber gaskets set in specially provided indentations conforming to ASTM C-443 or butyl base joint sealant that permits installation in temperatures from -20° F. to 120° F., and complies with Federal Specification SS-S-00210.
(c) 
Pipe to manhole joints shall be lock-joint flexible manhole sleeve, Kor-N-Seal® joint sleeve, or equivalent.
(d) 
Damp-proofing for concrete shall be semi-mastic type horn "Dehydratine #4," "RIW Marine Emulsified Liquid" by Toch Bros., Inc.," "Hydrocide 600" by Sonneborn, or equivalent.
(e) 
Manhole rungs, when required, shall be of 5/8-inch diameter, aluminum safety-type steps. Rungs shall be placed 12 inches on center in concrete and shall not be subjected to any loads for a minimum of seven days. Copolymer polypropylene steps reinforced with three-eighths-inch Grade 60 steel rebar throughout may be used in place of aluminum.
(f) 
Concrete manholes shall have a channel passing through the bottom which corresponds in shape with the lower 2/3 of the pipe. Side inverts shall be curved and main inverts (where direction changes) shall be laid out in smooth curves of the longest possible radius. The top of the shelf shall slope to drain towards the main channel.
(g) 
All manhole surfaces shall be damp-proofed and shall be clean, smooth, dry, and free from loose material. Damp-proofing shall be brushed onto the outside concrete surface and shall fill all voids. Damp-proofing shall be applied by the manufacturer in two coats and conform to the covering capacity of the material used in strict accordance with the manufacturer's recommendations and directions. Where necessary to repair any damaged surfaces, an additional coat shall be applied by the contractor in the field. Damp-proofing shall not be applied in freezing or wet weather.
(h) 
Iron castings for manhole frames and covers shall conform to ASTM A 48 and shall be Class 30.
(i) 
Manhole frames and covers shall be tough gray iron free from cracks, holes, swells, and cold shuts. The quality shall be such that a blow from a hammer will produce an indentation on an edge of the casting without flaking the metal. Frames and covers shall be machine seated so as to provide a tight, even fit.
(j) 
Manhole frames shall be six inches to eight inches high and shall be approximately 35 inches in diameter with a minimum opening of 22 inches and a maximum opening of 44 inches. Manhole covers shall be solid and shall have the words "SANITARY SEWER" (three inches high) cast on the top. The approximate total weight of frame and cover shall be 395 pounds. Covers shall have two concealed pickholes.
(k) 
Casting shall be given one coat of cold-tar pitch varnish at the factory before shipment and said coating shall be smooth and tough and not brittle.
(l) 
Frames shall be set concentric with the top of the masonry and in a full bed of mortar so that the space between the top of the manhole masonry and the bottom flange of the frame shall be completely filled and made watertight. A thick ring of mortar extending to the outer edge of the masonry shall be placed all around and on top of the bottom flange. Mortar shall be smoothly finished and have a slight slope to shed water away from the frame.
K. 
Sewer Lateral Design Criteria.
(1) 
Lateral connections to each lot shown on the approved final plan shall be installed to the right-of-way line of the road prior to road paving. All laterals and cleanouts shall be capped and sealed to prevent the infiltration of any liquid. No underground water from springs or basements shall be permitted to enter any sanitary sewer line. Capped sewers shall be so installed as to avoid placing connections under any paved areas or driveways.
(2) 
Each building shall have a separate connection (lateral) to the sewer main.
(3) 
Existing lateral lines may be utilized for new connections, provided that they pass necessary tests, as required by the Township.
(4) 
Minimum lateral diameter shall be four inches and minimum slope shall be 2%.
(5) 
Maximum length of a lateral shall be 150 feet.
(6) 
The minimum cover shall be four feet to prevent crushing and freezing.
(7) 
A straight horizontal alignment shall be maintained where feasible.
(8) 
Cleanouts shall be provided at:
(a) 
Intervals of not greater than 50 feet for four inches diameter laterals and 100 feet for six inches diameter laterals.
(b) 
All horizontal bends of 45° or greater.
(c) 
Within 10 feet of building foundations.
(9) 
An interceptor trap shall be placed between the curbline and the building. The trap shall be cast iron or PVC single running trap with vent. The riser and vent shall be on the building side of the trap.
(10) 
Material. All laterals shall be cast iron, ductile iron or PVC pipe. Under driveways, parking lots or where directed by the Township, cast iron, ductile iron, or Schedule 40 PVC pipe shall be used with pipe bedding and backfill as required within Township roads. PVC pipe in non-paved areas shall be SDR 35 (ASTM D3034) or Schedule 40 PVC (ASTM D1785) solid wall pipe.
L. 
Testing and Inspections.
(1) 
All sewers, including mains, laterals and manholes, shall be subjected to inspections by the Township and tested for leakage in accordance with the requirements of the Township. The applicant shall be responsible for furnishing all necessary material and equipment for testing.
(2) 
Air testing of all sewers shall be in accordance with ASTM C828.
(3) 
If determined necessary by the Township, a closed circuit television (CCTV) inspection shall be performed on the sections or portions of the sewer, as directed. Videotapes in DVD format and a written report of all television inspections shall be provided to the Township. The form of the report and type and format of the video tape shall be approved by the Township. Fees and costs connected with television inspections shall be paid for by the developer or owner.
(a) 
All dips, cracks, leaks, improperly sealed joints, and departures from approved grades and alignment shall be repaired by removing and replacing the involved sections of pipe.
(b) 
All defects and corrective work required as the result of CCTV inspections shall be performed by the developer without delay. Upon completion thereof, the sewer shall be retested and such further inspection made as warranted.
M. 
Pump Station Design Criteria.
(1) 
Pump station designs shall follow the "Ten State Standards," published by Health Research, Inc., Health Education Services Division (Most Current Edition) or as recommended by Domestic Wastewater Facilities Manual, published by PA-DEP.
(2) 
All public pump stations (to be dedicated to the Township) shall be reviewed and permitted by the Department of Environmental Protection.
(3) 
Private pump stations shall be reviewed and approved by the Township using the references cited in Subsection 1M(1) above.
(4) 
Force main pipe criteria shall meet the standards established in Subsection 1M(1) above.
N. 
Low-Pressure Sewer System Design Criteria.
(1) 
Low-pressure sewer systems shall be designed in accordance with "Environmental One Low Pressure Sewer System's Design Manual."
(2) 
All low pressure sewer systems shall incorporate a prevention preparedness and contingency plan, PPC.
O. 
As-built drawings. Prior to acceptance of the completed work, copies of as-built drawings shall be submitted by the contractor. As-built drawings are copies of the approved construction drawings. Existing design numbers (top and invert elevations, pipe lengths and slopes) shall be crossed out with one line so that the original numbers can still be determined. As-built numbers shall be indicated below the crossed-out numbers. The plans shall be prepared by a licensed surveyor and show as-built locations of all lateral stubs. All easements shall be shown and shall be fully described by metes and bounds and plot plans.
[Ord. 2013-11, 9/9/2013]
1. 
All other utility lines, including but not limited to electric, gas 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 of the public utility concerned.
2. 
Underground utilities shall be installed before the roads are constructed.
3. 
Easements shall be required pursuant to § 22-517 to facilitate the maintenance and repair of utility lines. Facilities shall be located within a right-of-way or in the center of an easement not less than 20 feet wide.
4. 
All proposed utility locations shall be coordinated so as not to conflict with landscaping requirements.
5. 
In accordance with the provisions of the Pennsylvania Utility Line Protection Act, Act 287 of 1974, as amended (Act 199 of 2004),[1] an applicant shall contact all applicable utilities and accurately determine the locations and depths of all underground utilities within the boundaries of the tract proposed for development prior to excavation. A list of the applicant's utilities and each utility's phone numbers shall appear on the plans submitted for review, and proof of contact shall be presented in the form of the Pennsylvania One-Call System serial number.
[1]
Editor's Note: See 73 P.S. § 176 et seq.
6. 
All private utility line locations requiring an easement shall be made by deed of dedication and shall include a metes and bounds description and plot plan(s). All instruments describing the utility, its location and maintenance obligation shall be recorded.
[Ord. 2013-11, 9/9/2013]
1. 
Monuments shall be placed at sufficient locations to define the exact location of all roads and to enable the reestablishment of all road lines. Monuments shall be set on the road line on one side of the road at the beginning and ending of all curves and at those points on the curve at road intersections necessary to establish the actual intersection. Monuments shall be placed at the tract perimeter where no markers exist.
2. 
Markers shall be placed at all points where lot lines intersect road lines or other lot lines and at all angle points in lot lines, except where concrete monuments are required.
3. 
Monuments shall be concrete with a minimum top width of four inches by four inches and a bottom width of six inches by six inches. The minimum height shall be 30 inches. The concrete monument shall contain a steel dowel in order to be detectable by an electromagnetic locator.
[Amended by Ord. No. 2021-01, 5/3/2021]
4. 
Markers shall be steel bars or pins at least 36 inches long and not less than 3/4 inch in diameter.
[Amended by Ord. No. 2021-01, 5/3/2021]
5. 
Dedicated utility easements shall be monumented at their beginning, their end, and at all directed changes. The monumentations shall be placed in the ground after final grading is completed. The monumentation shall be either a concrete monument or marker.
6. 
All monuments and markers shall be certified for accuracy by the developer's surveyor or engineer. Accuracy of monuments and markers shall be within 3/100 of a foot.
7. 
In cases where it is impossible to set a monument or where the permanency of a monument may be better ensured by offsetting the monument with a reference monument(s), the Township may authorize such procedure, provided that proper instrument sights may be obtained and complete offset data is designated on the record plan. In such instances, two reference monuments shall be set on the boundary line(s) that intersect the corner.
[Ord. 2013-11, 9/9/2013]
1. 
General Landscaping Requirement. Any part or portion of any lot or tract which is not occupied by buildings or structures or used for loading, parking spaces and aisles, pedestrian circulation, designated storage areas, or other permitted impervious or semipervious surfaces shall be landscaped and continuously maintained according to a landscape plan approved by the Township or shall be left in its preexisting condition or natural state (e.g., forest, meadow or hedgerow). Existing native vegetation, natural features and historic resources shall be preserved wherever practicable and incorporated into the landscape plan. The landscape plan shall be submitted as part of both preliminary and final plan submissions and shall clearly identify all landscaped areas, all areas subject to vegetation disturbance and replacement pursuant to § 22-530, Natural Resource Conservation, and any areas to be left in a natural state. The landscape plan shall comply with this chapter, the applicable section(s) of Chapter 27, Zoning, relative to landscaping, and as set forth below. No landscape plan is required when a submission is subject to the CAPZO provisions of Chapter 27, Zoning.
2. 
Buffering and Screening. Wherever applicable, landscape screening or buffering shall be included within the landscape plan consistent with the applicable section(s) of Chapter 27, Zoning.
3. 
Parking Lot Landscaping.
A. 
Except where entrance and exit drives cross street lines, all parking areas for any purpose other than single-family detached and single-family semidetached residences shall be physically separated from any public or private street by a raised curb or landscaped berm and shall not be less than five feet from the future right-of-way lines, if applicable. This buffer shall be permanently landscaped as shown on the approved plan and maintained by the property owner.
B. 
Unless there is an internal road system delineated from the parking area by a planting strip, any lot that contains more than 30 parking spaces shall provide landscaped areas within the paved parking area. No more than 20 parking spaces shall be permitted in a continuous row without being interrupted by a landscaped island with a width equal to one parking space.
C. 
Where parking is provided in more than one bay, each served by a separate aisle, there shall be a landscaped island between bays with a width of 10 feet.
D. 
One deciduous tree shall be required for every 10 required off-street spaces and shall be planted in the internal and peripheral landscaped islands required by this chapter. Such tree plantings shall meet the requirements for street trees set forth in Subsection 4C and all parking lot landscaping shall conform to the plant material standards set forth in Subsection 5.
4. 
Street Trees.
A. 
All subdivisions or land developments shall provide street trees of varying species along the entire length of any existing or proposed public or private road that forms a property boundary and on both sides of any newly proposed road within the subdivision or land development, except where the frontage abuts an agricultural use that is intended to remain or land which is permanent dedicated to open space whether by preservation easement, declaration of covenant or other means.
B. 
One of the following road tree planting concepts shall be used:
(1) 
Formal Allee of Street Trees.
(a) 
Use uniform road tree variety.
(b) 
Coordinate new plantings with existing road tree plantings, where applicable, to obtain a uniform canopy from both sides of the road.
(c) 
Street trees shall be located within the right-of-way four to 10 feet from the curbline. Where street trees are planted between the sidewalk and curb, the width of the tree lawn (the planted area between the sidewalk and the curb) shall be no less than eight feet.
(d) 
Street trees shall be planted at regular thirty-five-foot intervals on each side of the road along road frontage.
(2) 
Naturalized Road Tree Planting.
(a) 
Varying road tree varieties spaced three feet to 15 feet from the curbline.
(b) 
An average of one road tree shall be planted on each side of the road for every 35 feet of road frontage.
(c) 
Planting design shall accentuate views and integrate important landscape elements.
C. 
Street trees shall meet the following standards:
(1) 
Minimum size: two-inch to two-and-one-half-inch caliper.
(2) 
Branching Height. The height of branching shall depend upon the size and species of tree; those trees selected for street tree usage shall have a minimum clearance height of seven feet above grade before branching begins.
(3) 
All trees shall be balled and burlapped in accordance with the standards of the following publications: "American or U.S.A. Standard for Nursery Stock," ANSI or U.S.A.S. Z60.1 of the American Association of Nurserymen, as amended. The ball depth shall be not less than 60% of the ball diameter and in all cases contain the maximum of the fibrous roots of the tree. Bare root material is not acceptable. The following standards shall apply:
Caliper
(inches)
Minimum Ball Diameter
(inches)
2 to 2 1/2
26
2 1/2 to 3 1/2
34
3 1/2 to 5
44
5 to 6
54
(4) 
Excavated plant pits shall be two feet wider than the ball size.
(5) 
Backfill mix for the excavated plant pit shall be composed of topsoil, compost, or other Township-approved material.
(6) 
Tree Guying.
(a) 
Three No. 12 galvanized steel wires shall be spaced equally around the tree and be so connected to the tree with rubber hoses that the wire does not come in contact with the tree.
(b) 
For trees up to and including three-and-one-half-inch caliper, three oak rough-sawed stakes, two inches by two inches by eight feet, shall be used.
(c) 
For trees over three-and-one-half-inch caliper, three ground anchor stakes, two inches by two inches by 2 1/2 feet, driven flush with grade, shall be used.
(7) 
Tree wrapping paper the entire length of the tree trunk from the top of ball to the start of lateral branching shall be provided tied on with natural twine.
(8) 
All tree guying material shall be removed one year after planting.
(9) 
All plantings shall be mulched to a depth of three inches in a six-foot-diameter ring around the base of each tree or continuous beds, if trees or shrubs are less than six feet apart.
(10) 
Pruning. Each plant shall be pruned to preserve the natural character of the plant in a manner appropriate to the particular plant. Branches shall be thinned by approximately 25% by the removal of crossing, damaged or competing limbs back to the major crotch. The leader shall be left intact.
5. 
Plant Material.
A. 
Existing native vegetation shall be preserved wherever practicable and incorporated into the landscape plan.
B. 
Landscape plantings shall use native plants selected to minimize maintenance requirements. Recommended plantings appear in "Landscaping with Native Plants" as published by Pennsylvania Department of Conservation and Natural Resources. If a planting is not listed within this publication, it is not permitted by this chapter.
C. 
Selected street trees, at maturity, shall provide adequate summer shade. Selected street tree species shall be of the nongrafted type. Tap-rooted species shall be required in locations proximate to roads or sidewalks.
D. 
Plantings and their measurement shall conform to the standards of the following publications: "American or U.S.A. Standard for Nursery Stock," ANSI or U.S.A.S. Z60.1 of the American Association of Nurserymen, as amended. All plant material shall have been grown within the same USDA hardiness zone as the site, shall be free of disease, and shall be nursery grown, unless the Township approves of transplanting of trees to partially fulfill the requirements of this section.
6. 
Landscape Guarantee. All replacement plantings shall be guaranteed and maintained in a healthy and/or sound condition for at least 24 months or be replaced.
[Ord. 2013-11, 9/9/2013]
1. 
General Requirements. The standards herein shall apply to any parking or loading area except where otherwise specifically provided.
A. 
The number of required parking and loading spaces shall be as set forth in Chapter 27, Zoning.
B. 
Every parking or loading facility shall be designed so that its use does not constitute a nuisance, hazard or unreasonable impediment to traffic.
C. 
Every parking area shall be arranged for orderly, safe movement. Parking areas containing 30 or more parking spaces shall have a curbed internal road system with a landscaped island or strip of a minimum width equal to one parking space separating the road system from the parking area to provide safe and orderly movement of traffic and discouragement of cross-aisle driving. The internal road system shall be designed to minimize the need for cross-pedestrian traffic.
D. 
In no case shall parking areas for four or more vehicles or any loading area be designed to require or encourage cars to back into a public or private street in order to leave a lot.
E. 
Every parking area shall be designed so that each motor vehicle may proceed to and from the parking space provided for it without requiring the moving of any other motor vehicle, except on-site parking associated with a single-family dwelling.
F. 
All parking areas for four or more vehicles shall include clearly defined and marked traffic patterns, with the utmost care taken to provide for safe internal traffic movement and to avoid conflicts between vehicles and pedestrians.
G. 
All off-street parking spaces shall be marked to indicate their location and use.
H. 
Common parking lots serving multifamily dwellings, commercial and business uses, and other recreational uses shall provide parking for the physically disabled in accordance with the requirements of the Americans with Disabilities Act (Public Law 101-336), and local, state, and federal codes which implement the Act.
2. 
Parking Spaces and Aisles. Parking space and aisle dimensions shall be no less than those listed in the following table:
Angle of Parking
Parking Width
(feet)
Stall (Space) Depth
(feet)
Aisle Width
One-Way
(feet)
Two-Way
(feet)
90°
10
18
20
24
60°
10
21
18
not permitted
45°
10
20
13
not permitted
30°
10
18
12
not permitted
Parallel
8
22
12
18
3. 
Access Drives. Access drives shall comply with the provisions of § 22-512 of this chapter.
4. 
Grading, Surface Drainage.
A. 
Except for areas that are landscaped and so maintained, all portions of required parking and loading facilities shall be graded, surfaced with asphalt, and drained to the extent necessary to prevent dust, erosion, or excessive water flow across streets or adjoining properties.
B. 
Where the Township Engineer agrees appropriate, and where appropriate maintenance is guaranteed to the satisfaction of the Township Engineer and solicitor, use of pervious paving is encouraged.
5. 
Parking Lot Paving Standards. Off-street parking areas and perimeter travel lanes shall be designed with pavement sections as specified below, as a function of anticipated traffic loads defined as follows:
A. 
Light Load Lots. Parking lots subject to 500 or less ESALs (equivalent eighteen-kip single-axle loads) during a twenty-five-year design period. Small step delivery vehicles having two axles with single-axle loads up to 6,000 pounds may have regular access to these lots. However, these lots are not approved for access by tri-axle delivery or other large service vehicles, including moving vans. Construction vehicles shall not access finished surfaces on lots intended for light loads.
B. 
Moderate Load Lots. Parking lots subject to 1500 or less ESALs during a twenty-five-year design period. Step delivery vehicles and service vehicles having two axles with single-axle loads up to 8,000 pounds may have regular access to these lots. However, these lots are not approved for larger single-unit service vehicles and semi-tractor trailer trucks, including moving vans.
Construction vehicles may be permitted to access the base course pavement on these lots, where permitted upon the recommendation of the Township Engineer.
C. 
Moderately Heavy Load Lots. Parking lots subject to 6,000 or less ESALs during a twenty-five-year design period. Step delivery vehicles and service vehicles having single-axle loads up to 16,000 lbs. may have regular access to these lots. However, these lots are not approved for regular access by semi-tractor trailer trucks, including moving vans. Construction vehicles may be permitted to access the base course pavement on these lots, where permitted upon the recommendation of the Township Engineer.
D. 
Heavy Load Lots and Access Drives. Parking lots subject to more than 6,000 ESALs during a twenty-five-year design period and access drives expected to handle regular access by semi-tractor trailer trucks. Construction vehicles may access the base course pavement on these lots.
E. 
The applicant shall provide computations documenting expected axle loads for parking areas to support the pavement section selected.
Layer Designation
Layer Description
Anticipated Load
Light
Moderate
Moderately Heavy
Heavy
A - Wearing Course
Bituminous
2.5
1.5
1.5
1.5
B - Base Course
Bituminous or concrete
None
3.0
3.5
4.5
C - Structural Base
Granular (stone)
4.0
4.0
6.0
6.0
6. 
Parking Lot Setbacks. All parking spaces and public or private drives shall comply with the setback requirements of Chapter 27, Zoning.
7. 
Parking Lot Landscaping. Parking lot landscaping shall conform to the provisions of § 22-522.
8. 
Lighting of Parking and Loading Areas. Parking and loading areas shall conform to the outdoor lighting provisions of Chapter 27, Zoning.
9. 
Off-Street Loading. Off-street loading facilities shall be designed to conform to the following specifications:
A. 
Each off-street loading and unloading space shall be either: at least 14 feet in width by 40 feet in depth; or at least 10 feet in width by 60 feet in depth.
B. 
Each space shall have sufficient maneuvering room separate from other parking and loading spaces to eliminate traffic conflicts within off-street loading and parking areas.
C. 
Each space shall be located entirely on the lot being served and be so located that each space and all maneuvering room is outside of the required buffer areas, yard areas and rights-of-way.
D. 
All off-street loading and unloading spaces, maneuvering areas, driveways and entranceways shall be graded, surfaced with asphalt and drained to the extent necessary to prevent nuisances of dust, erosion or excessive water flow across public ways and to protect adjoining property.
E. 
No such facilities shall be designed or used in any manner so as to constitute a nuisance, a hazard or an unreasonable impediment to traffic.
F. 
All such facilities shall comply with the landscaping requirements of § 22-522 and the lighting requirements of Chapter 27, Zoning.
[Ord. 2013-11, 9/9/2013]
All subdivisions and land developments shall provide for outdoor lighting consistent with the provisions of Chapter 27, Zoning. A plan demonstrating compliance with the requirements of Chapter 27, Zoning, shall be submitted to the Township for review.
[Ord. 2013-11, 9/9/2013]
1. 
Purpose. The purpose of this section is to facilitate provision for a variety of active and passive open space lands and facilities to serve the varied recreational needs of the Township's residents, businesses and industry, consistent with the Township's applicable open space or recreation plan, as may be amended from time to time.
2. 
General Requirement. All subdivisions or land developments shall make provision for reservation, dedication, and/or development of suitable areas and facilities for parks, playgrounds, trails or other active and passive recreation areas or uses pursuant to this section.
3. 
Amount of Recreational Land and Facilities Required. The minimum set-aside of land and the provision of recreation facilities within the tract proposed for subdivision or land development shall be calculated as follows:
A. 
For residential subdivisions, one level net acre per 10 dwelling units or proportional equivalent. The amount of land so calculated shall be suitably located and configured to accommodate recreational facilities pursuant to Subsection 5 below.
B. 
For all nonresidential developments, 1,000 square feet for each 1,000 square feet of gross floor area, or 10% of the gross area of the lot or tract subject to development, whichever is greater.
C. 
The type and extent of recreation facilities required shall be as determined consistent with the Township's then-current open space, parks, or recreation plan, as may be amended.
D. 
The Board may, at its sole discretion and upon recommendation of the Township Planning Commission, agree to accept a lesser amount of land than the minimum acreage otherwise required, where the applicant agrees to provide a fully developed active recreation facility within the open space that addresses a recreational need of particular importance to the Township in that location and that is particularly appropriate to the prospective residents of the development.
E. 
Land or facilities provided for recreation purposes need not be part of the subject land development or subdivision, where at the sole discretion of the Board of Supervisors, an alternative site or sites is or are deemed appropriate to satisfy the requirements of this section.
4. 
Fee-in-Lieu of Recreational Land or Facilities.
A. 
If the Board of Supervisors determines in its discretion that no land within a particular subdivision or land development proposal is suitable for active and passive recreational use in conformance with Subsection 5 below, or determines in its discretion that recreational use would not be practical in a particular case, or if the applicant demonstrates to the satisfaction of the Board of Supervisors that the reservation of recreational lands or development of recreational facilities is not practical or not in the best interest of the proposed land development or of the Township in general, the Board may agree to accept fees-in-lieu of recreational land or facilities. Fees-in-lieu of recreational land or facilities shall be paid to the Township prior to plan recording.
B. 
The amount of any fee in-lieu of recreational land and the amount of any fee in-lieu of recreational facilities shall be $3,000 per new residential building lot approved under this chapter and $0.72 per square foot of gross floor area of nonresidential land development approved under this chapter.
C. 
The Board of Supervisors, at its sole discretion, may accept a combination of land, facilities, and fee where that arrangement best meets the purposes of this section and the needs of the residents of the Township.
5. 
Land Characteristics and Design Standards. The recreational lands and/or development of recreational facilities shall comply with the following standards:
A. 
The area(s) or facilities shall be generally consistent with the Township's then-current Recreation, Park or Open Space Plan and Comprehensive Plan or any other open space, park or recreational facilities plan existing or subsequently adopted by the Township, or by Northampton County;
B. 
The area(s) or facilities shall be suitable for active recreational uses in their entirety without interfering with adjacent dwelling units, parking, driveways, and roads. Consistent with the primary objective of providing active recreation areas, recreational lands shall be substantially free of wetlands and surface water, and not characterized by floodplain, hydric soils, or steep slopes;
C. 
The recreational lands shall be comprised of areas not less than two acres of contiguous area and not less than 75 feet in width, except where a narrower area of linear open space is serving solely as a connecting access area between larger open space parcels or as a portion of a trail system or pathway network. The configuration of the recreation land must be able to accommodate the intended recreational facilities or activities. Land proposed for active recreational uses shall have a slope not to exceed 6%. If less than two acres of recreation land would be required for any given project, fees in lieu of land shall be offered pursuant to Subsection 4;
D. 
The recreational lands shall be interconnected with recreational lands or common open space areas on adjoining parcels where ever possible, including provision for trails for general public use;
E. 
The recreational lands and facilities shall be provided with sufficient perimeter parking when necessary, and with safe and convenient access by adjoining public street frontage or other right-of-way easements capable of accommodating pedestrian, bicycle, maintenance and vehicle traffic and containing appropriate access movements;
F. 
The recreational lands shall be subject to approval of a landscape plan submitted in accordance with § 22-522;
G. 
The linkage of erosion and sediment control or stormwater control facilities with recreation facilities may be permitted if the presence of such facilities does not conflict with proposed activities or detract from the aesthetic values associated with the recreational facility;
H. 
Detention facilities and those areas included within drainage easements shall not be included in any open space or recreational land calculations.
[Ord. 2013-11, 9/9/2013]
1. 
Purpose. It is the purpose of this section to promote the siting, design, construction and maintenance of buildings and landscapes so as to promote the conservation of energy and the effective utilization of renewable energy sources and to improve the efficiency and longevity of building systems by encouraging:
A. 
Orientation, massing, and siting of building envelopes to maximize solar responsive day lighting, natural cooling design, and the potential for renewable energy use.
B. 
Building with integrated photovoltaic (BIPV) systems taking advantage of available solar resources.
C. 
Landscaping, including retention of existing vegetation, to enhance natural ventilation and provide winter wind breaks while not interfering with access to solar energy.
D. 
Use of geothermal heating and cooling.
E. 
Incorporating the redevelopment and reuse of previously developed sites and structures.
F. 
Developing stormwater and wastewater treatment facilities with efficient and innovative on-lot approaches to treatment and reuse, which support water conservation and maintain local watershed balance, such as green roofs and rainwater harvesting systems, and including the utilization of land application and beneficial reuse of wastewater and/or stormwater.
G. 
Energy-efficient designs not specifically addressed by this chapter which may become feasible in the future due to advancement in technology.
[Ord. 2013-11, 9/9/2013]
1. 
All subdivision or land developments, or portions thereof, located within, or within 200 feet of areas identified as having carbonate geologic features shall be subject to the following requirements in addition to all other requirements set forth in this chapter and in Chapter 27, Zoning.
A. 
Stormwater Management. In addition to other applicable requirements, the following requirements shall apply:
(1) 
No stormwater management facility other than piping shall be located closer than 100 feet from any feature identified pursuant to Section 404.C.1 of this chapter.
(2) 
For the location of any stormwater management basins, the applicant shall determine the strike of the rock and undertake the following:
(a) 
The applicant shall establish two trenches perpendicular to the strike of the bedrock. The trenches shall be 10 feet from the top of the berm elevation of the facing sides of the proposed basin, and both ends of each trench shall extend five feet beyond the top of berm elevation of the proposed detention basin. The dimension of the proposed basin between the parallel trenches shall not exceed 100 feet measured from the top of berm elevation of one side to the top of berm elevation of the other side. Trenching shall be dug to a depth of two feet below the intended floor of the basin.
(b) 
The applicant shall notify the Township Engineer at least 48 hours before the trenching activity and the applicant shall not begin trenching until the Township Engineer is present to observe the trenching.
(3) 
Stormwater management basins shall not be located in an area where subsurface pinnacles are encountered during trenching tests.
(4) 
Outflow from a stormwater management basin shall not empty into or be directed to any of the carbonate features identified pursuant to § 22-404, Subsection 3A, of this chapter and shall be directed away from such features.
(5) 
Stormwater management basins shall be designed consistent with the Township's applicable stormwater management ordinance.
B. 
Grading. Grading on a site underlain by carbonate geology must be kept to a minimum.
(1) 
Existing drainage patterns shall be maintained to the greatest extent practicable.
(2) 
French drains shall be prohibited near existing surface drainage channels.
(3) 
Surface drainage channels shall not be materially affected by grading for and construction of roadways, driveways, structures, stormwater management basins or other development improvements.
C. 
Location of Structures, Roads, Driveways and Parking Areas.
(1) 
No structures of any kind shall be constructed within 100 feet of any feature identified pursuant to § 22-404, Subsection 3A, of this chapter.
(2) 
Roads, driveways and parking areas shall be located so as to minimize the extent to which they are within 100 feet of any feature identified pursuant to § 22-404, Subsection 3A, of this chapter and, where so located, shall be subject to the approval of the Township Engineer.
D. 
Location of Underground Transmission Lines and Pipelines.
(1) 
Auger borings (four-inch minimum) must be made along proposed underground conduit utility lines, wastewater lines, pipelines and stormwater and sanitary sewer lines at an interval of 50 feet. These borings must be drilled to a minimum of two feet below the proposed pipe or conduit invert. Pipelines and conduit shall be laid out so that they do not intersect rock surface pinnacles, sinkholes, fissures, lineaments, faults, facture traces or caverns.
(2) 
A dike of clay or other suitable material shall be constructed across the width of the trench at intervals of 20 feet or less along all underground conduits, utility lines, wastewater lines, pipelines and stormwater and sanitary sewer lines.
E. 
Storage of Hazardous Materials. Storage of fuels and other hazardous materials shall not be underground or in surface impoundments in areas underlain by carbonate geology features. Fuels or other hazardous materials in aboveground facilities stored in areas underlain by carbonate geological formations shall have impermeable surfaces such as seamless concrete, or other impervious material under the storage and handling areas to prevent groundwater contamination. Impervious diking shall be constructed which would be sufficient to totally contain the volume of any material to be contained at maximum capacity.
F. 
Ghost Lakes (Closed Depressions). Ghost lakes (closed depressions) shall not be disturbed. They shall not be regraded, nor shall new construction or excavation be permitted within 100 feet of them.
G. 
Disclaimer. The following disclaimer shall be added to the plan: "Whereas the exact occurrence of sinkholes is not predictable, the administration of these regulations shall create no liability on behalf of the Township, the Township Engineer, Township employees or consultants, or Township agencies as to damages which may be associated with sinkhole formation. That is, compliance with these regulations represents no warranty, finding, guarantee, or assurance that a sinkhole will not occur on an approved property. The Township, its agencies, consultants and employees assume no liability for any financial or other damages which may result from sinkhole activity."
H. 
Qualifications. A licensed professional geologist or licensed professional civil engineer with expertise in geotechnical engineering shall review aerial photographs, soils, geologic and other related data available to him or her, as the data relates to the subject property in preparation of the Carbonate (Karst Geology) Study required by § 22-404 of this chapter. The professional shall also conduct a site inspection of the property.
[Ord. 2013-11, 9/9/2013]
All subdivisions and land developments shall provide for stormwater management consistent with the provisions of Chapter 23, Stormwater Management, as the same may be amended and/or readopted from time to time.
[Ord. 2013-11, 9/9/2013]
1. 
Earth disturbance activities shall conform to all applicable requirements set forth in the Lower Mount Bethel Township Act 167 Stormwater Management Ordinance[1] and Chapter 9, Grading and Excavating, all as may be amended from time to time.
[1]
Editor's Note: See Ch. 23, Stormwater Management.
2. 
All best management practices (BMPs) shall conform to the state water quality requirements or any more stringent requirements which are applicable.
3. 
Post-construction water quality protection and the operation and maintenance of permanent stormwater BMPs shall be addressed as required by Part 6 hereof.
4. 
Erosion and Sediment Control During Earth Disturbance Activities.
A. 
No earth disturbance activity shall commence until approval by the Township of an erosion and sediment control plan and preliminary plan with security provided or a pre-security agreement signed by the applicant as required by Part 6 of this chapter. The erosion and sediment control plan shall comply with the following reference publications, as amended.
(1) 
25 Pa. Code, Chapter 102, Erosion and Sediment Control, Section 102.4(b)(5).
(2) 
PADEP Erosion and Sediment Pollution Control Program Manual, March 2000, as amended from time to time.
B. 
The erosion and sediment control plan shall be prepared by a qualified professional, trained and experienced in erosion and sediment control methods and techniques.
C. 
A copy of the erosion and sediment control plan and any required permit shall be available at the project site at all times.
D. 
Evidence of any necessary permit(s) for regulated earth disturbance activity from the regional PADEP office or Northampton County Conservation District must be provided to the Township prior to the commencement of any earth disturbance activity for which any such permit may be required, where not provided prior to or at the time of final plan approval.
E. 
All graded or earth disturbance shall be stabilized, whether temporary or permanent, within 10 days of the initial ground breaking and, weather permitting, shall be watered, tended and maintained until growth is well established.
F. 
Erosion and sediment controls must be constructed, stabilized, and functional before site disturbance begins within the affected tributary.
5. 
Until the site is 70% stabilized, all erosion and sediment BMPs must remain in place and be maintained properly as determined by the Township. Maintenance must include inspections of all erosion and sediment BMPs after each runoff event and otherwise on a weekly basis. All preventive and remedial work, including cleanout, repair, replacement, regrading, reseeding, re-mulching, and re-netting must be performed immediately. If erosion and sediment control BMPs fail to perform as expected, then immediate replacement BMPs or modifications of those controls previously installed is required.
6. 
All proposed earth disturbances shall comply with the following standards related to grading and earthwork:
A. 
Natural and/or existing slopes exceeding one vertical unit to four horizontal units shall be benched or continuously stepped into competent materials prior to placing all classes of fill. Cut slopes shall not exceed one vertical unit to three horizontal units.
B. 
Fills toeing out on natural slopes steeper than one vertical unit to three horizontal units shall not be made unless approved by the Township after receipt of a report by a soils engineer certifying that he/she has investigated the property and made soil tests and that in his/her opinion such steeper slopes will safely support the proposed fill.
C. 
Fill areas shall be properly prepared prior to the placement of any new material. If excessive wetness, springs, or other seepage of water can be observed, drainage must be provided before placement of fill is undertaken. Under no circumstances shall fill be placed upon frozen ground or ground underlain by tree stumps, branches, or other vegetative material subject to rot or decomposition.
D. 
Fill shall begin at the lowest section of the area and spread in six-inch layers prior to compaction.
E. 
Each layer of fill shall be inspected prior to compaction. All roots, vegetation or debris must be removed and stones larger than six inches in diameter must be removed or broken.
F. 
Each layer of compacted fill shall be tested to determine its dry density as per ASTM D1556, including its latest revisions. The density of each layer shall be not less than 95% of maximum dry density as determined by ASTM D1557. The moisture content of the compacted layer shall be not more than 4% less or 2% greater than the optimum moisture content as determined by ASTM D1557.
G. 
A qualified geotechnical engineer or certified testing agency shall be required to inspect and certify all fill operations, as required by this chapter. A written report by the geotechnical engineer or certified agency shall be prepared and submitted to the Township detailing his, her or its findings respecting the fill operations and compliance with the terms of this chapter.
H. 
The top or bottom edge of filled or cut slopes shall be at least three feet from property or right-of-way lines of roads in order to permit the normal rounding of the edge without encroaching on the abutting property or right-of-way line.
I. 
Adequate provisions shall be made for dust control.
J. 
All graded surfaces shall be seeded, sodded and/or planted or otherwise protected from erosion as soon as practicable and shall be watered, tended and maintained until growth is well established at the time of completion and final inspection.
K. 
Fills shall not encroach onto drainage and utility easements unless approval is obtained from all impacted parties, including but not limited to the Township and utilities which occupy the easement.
[Ord. 2013-11, 9/9/2013]
1. 
General Applicability of Conservation Standards.
A. 
The standards of this § 22-530 shall apply to any major subdivision or land development application, except for those which are subject to Township Ordinance 2010-05, known as the Comprehensive Agricultural Protection Zoning Ordinance (CAPZO), which are exempted from this § 22-530. Minor subdivisions are also exempt from § 22-530.
B. 
It shall be a violation of this section to regrade, fill, pipe, divert, channel, build upon, or otherwise alter or disturb a natural resource protected by this section prior to the submission, review, and approval of any applicable subdivision or land development plan(s).
C. 
In the event that the provisions of this section and any other applicable Township regulation are in conflict, the more restrictive provisions shall apply.
D. 
In the event that two or more natural resource areas identified in this section occur on the same lot or tract, disturbance limitations shall be measured separately. Where such resource areas overlap, the most restrictive standard (meaning the least amount of permitted alteration, regrading, clearing, or building) shall apply to the area of overlap.
E. 
Limitations to the disturbance of resources shall apply before, during, and after construction on a site.
F. 
The disturbance limitations established by this § 22-530 apply to the amount of disturbance permitted of a particular resource on the entirety of any tract or any lot. In addition to applying disturbance limitations to resource areas found on the entire tract, the disturbance limitations found in this § 22-530 shall also apply to each discrete resource area that is one acre or more. A discrete resource area is the entirety of any single contiguous area comprising any one resource regulated by the provisions of this section with any area of resource overlap being measured as part of the contiguous resource area with the most restrictive disturbance limitation being applicable. If a discrete resource area measuring one acre or more is present on the tract, the percentage disturbance limitation applicable to the particular feature shall apply to each discrete resource area which is one acre or more, in addition to applying to the entire tract or lot. For example, this chapter permits a developer to disturb up to 25% of moderately steep slopes on a tract. The limitation on disturbance of moderately steep slopes shall apply to limit the overall disturbance of all moderately steep slopes on the entire tract or lot. Additionally, for each discrete area of moderately steep slopes measuring one acre or more in size, only 25% of that particular, discrete moderately steep slope area may be disturbed. In applying the disturbance limitation to each discrete recourse area measuring one acre or more, the end result may be that less than the maximum disturbance otherwise permitted on the entire tract is allowed. This result is intended by the Township.
G. 
Disturbance limitations shall be applied based on the occurrence of identified resource areas at the time of adoption of this chapter. Disturbance permitted over time in multiple applications on the same lot or tract shall be measured against the same overall limitations established at the time of the first application after the adoption of this chapter. For example, if applicable disturbance limitations for a particular resource permit two acres of disturbance, and one acre of disturbance is permitted upon the first application after the adoption of this chapter, then only one acre shall remain to be permitted for future disturbance of the applicable resource regardless of the total number of applications over the years. Each submission for a particular tract or lot shall include information relative to prior disturbances of the applicable resource, the amount of the disturbance proposed with the current application and any remaining, future disturbance permitted under this § 22-530.
H. 
Information submitted to demonstrate compliance with this section shall be verified as correct by the Township Engineer or other qualified professional designated by the Township.
2. 
Steep Slope Conservation.
A. 
Steep slope areas shall be preserved in their natural state, allowing only for construction of roads, buildings, driveways, or infrastructure, the installation of which within steep slope areas cannot be avoided. Disturbance shall be kept to the minimum necessary and, in no case, shall it exceed the following permitted disturbance limits:
(1) 
Moderately Steep Slopes. No more than 25% of moderately steep slopes shall be regraded, cleared, built upon, or otherwise altered or subject to land disturbance or woodland disturbance.
(2) 
Steep Slope Margins. No more than 25% of steep slope margins shall be regraded, cleared, built upon, or otherwise altered or subject to land disturbance or woodland disturbance.
(3) 
Very Steep Slopes. No more than 10% of very steep slopes shall be regraded, cleared, built upon, or otherwise altered or subject to land disturbance or woodland disturbance. In addition, disturbance permitted on very steep slopes shall be limited to the following activities:
(a) 
Grading for the minimum portion of a driveway necessary for access to the permitted principal use and sewer, water, and other utility lines when no other routing is practicable without disturbance of very steep slopes. Notwithstanding the foregoing, sewage disposal systems are not permitted within very steep slopes.
(b) 
Trail(s) of minimum adequate width(s), where developed so as to minimize potential erosion, following existing topographic contours, and where using unpaved surfaces to the maximum practicable extent.
B. 
All permitted buildings or structures shall be constructed in such a manner as to provide for the least alteration necessary of the existing grade, vegetation, and natural soils condition.
C. 
New roads and improvements to existing roads shall be designed within the existing contours of the land and strive for compatibility with the character of rural roads.
D. 
Any stockpile(s) of earth intended to be stored for more than 21 days shall be seeded or otherwise stabilized to the satisfaction of the Township Engineer. Any disturbed areas of very steep slope and any cut and fill resulting in slopes of greater than 20% shall be protected with an erosion control blanket.
3. 
Wetlands Conservation.
A. 
Any applicant proposing a use, activity, or improvement which would entail the regrading or placement of fill in wetlands shall provide the Township with proof that the Pennsylvania Department of Environmental Protection (Bureau of Dams and Waterway Safety and Bureau of Water Quality Management) and the U.S. Army Corps of Engineers have been contacted to determine the applicability of state and federal wetland regulations. Any applicant contacted by the Pennsylvania Department of Environmental Protection or the U.S. Army Corps of Engineers in regard to wetlands shall provide to the Township a copy of such correspondence within five business days of receipt by the applicant. Copies of all relevant applications, submissions, re-submissions, review letters, responses, correspondences, etc., between the applicant and the DEP or Army Corps of Engineers, as applicable, shall be submitted to the Township either concurrently with the submission thereof to a governmental agency or copies thereof sent to the Township within five business days of receipt from either agency.
B. 
Where permitted subject to applicable regulation and as otherwise provided herein, sewers or other liquid transport pipelines shall only be permitted to cross wetlands on the minimum traversal distance. Precautions shall be taken to prevent leaks from the pipelines into the wetlands and to prevent any possible draining of the wetland (e.g., water flowing through or along any pipe or trench). At the expense of the applicant, the Township may require inspection of applicable systems and facilities, including but not limited to X-ray of steel welds and pressure testing of pipelines.
C. 
Where wetland disturbance is permitted subject to applicable regulation on any lot or tract, any disturbance to or loss of natural wetlands shall be mitigated in a manner approved by the Pennsylvania Department of Environmental Protection or the U.S. Army Corps of Engineers in accordance with the applicant's receipt of the necessary state or federal permit to disturb the wetlands.
D. 
Where required to comply with state or federal regulation, any applicant also shall provide the Township with a full wetland delineation report conducted by a qualified wetland biologist, soil scientist, or environmental professional of demonstrated qualifications, subject to the following:
(1) 
Where there is any question as to the accuracy of the wetland delineation report, the Township may hire a qualified consultant to review the delineation and recommend revisions at the applicant's expense.
(2) 
Such a professional shall certify that the methods used correctly reflect the currently accepted technical concepts, including identification and analysis of wetland vegetation, hydric soils, and hydrologic indicators. Methods used in the delineation report shall be acceptable to the Township Engineer or other qualified consultant hired by the Township.
(3) 
The wetland report submitted to the Township shall include a determination of whether wetlands are present on the site and a full delineation, area measurement (in square feet), and description of any wetlands determined to be present.
4. 
Riparian Buffer Conservation.
A. 
Zone One: Inner Riparian Buffer. Except to provide for those uses or activities listed below, no land disturbance or woodland disturbance shall be permitted within the Zone One Riparian Buffer:
(1) 
Regulated activities permitted by the Commonwealth (i.e. permitted stream or wetland crossing).
(2) 
Provision for trail and trail access where approved by the Township with minimum disturbance to existing woodland vegetation;
(3) 
Selective removal of hazardous or invasive vegetation or debris, including gravel bars which have accumulated; or
(4) 
Vegetation management in accordance with an approved landscape plan or forested land clearing plan.
B. 
Zone Two: Outer Riparian Buffer. Except for the following activities, no more than 15% of a Zone Two Riparian Buffer shall be regraded, filled, built upon, or otherwise altered or subject to land disturbance or woodland disturbance:
(1) 
Activities permitted in the Zone One Riparian Buffer.
(2) 
Where approved by the Township, level spreading devices for stormwater management.
5. 
Conservation of Heritage Trees.
A. 
No Heritage Tree(s) shall be removed except where shown on the forested land clearing plan approved by the Township where the applicant has adequately demonstrated:
(1) 
That such removal is essential to eliminate hazardous condition(s); or
(2) 
That the proximity of the subject tree(s) within 100 feet of existing residence(s) or other structures may constitute a future hazard.
B. 
In consideration of any such need for tree removal, the Township may engage the services of an arborist, reasonable costs therefor to be borne by the applicant.