Township of Pocono, PA Article VI Design Standards and Specifications

§ 390-43 General design standards; zoning requirements.

In addition to the standards in this Article VI, all subdivisions and land developments shall be designed in accord, and comply, with the applicable requirements of Chapter 470, Zoning.

A. Application. The standards and requirements contained in this Article VI shall apply to all subdivisions and land developments and are intended as the minimum for the preservation of the environment and promotion of the public health, safety, and general welfare; and then shall be applied as such by the Planning Commission and Board of Commissioners in reviewing and evaluating plans for all proposed subdivisions and/or land developments. Compliance with all standards shall be documented by the applicant at the time of initial application.

(1) Planning. The development shall conform to the proposals and conditions shown in the Township Comprehensive Plan and any local or regional plans adopted by the Township. The roads, drainage, rights-of-way, school sites, public parks and playgrounds shown on the officially adopted plan or the Township Official Map shall be considered in the approval of all plans. In the case of major subdivisions and land developments, the applicant shall submit a narrative detailing how the development conforms to any applicable plan.

(2) Summary of required improvements. Table 390-43[1] summarizes the required improvements for various types of subdivisions and land developments. The remainder of this article sets forth the construction standards for several of the required improvements. Other construction standards shall be evaluated and approved by the Township Engineer.

[1] Editor's Note: Said table is included as an attachment to this chapter.

(3) Improvements, specifications. Additional improvements, or improvements of more stringent specifications, may be required in specific cases where, in the opinion of the Board of Commissioners, such specifications are necessary to create conditions essential to the health, safety, and general welfare of the citizens of the Township and/or to protect the environment of the Township.

(4) Hazard areas. Those areas which may present such hazards to life, health, or property as may arise from fire, flood or noise, or are considered to be uninhabitable for other reasons, shall not be subdivided for building purposes unless the hazards have been eliminated or the plans show adequate safeguards against the hazards. Sources for determining and evaluating potential hazards may include historical records, soil evaluations, engineering studies, expert opinions, standards used by licensed insurance companies, and adopted regional, county or local municipal policies.

(5) Development design; remnants; neighboring development. All portions of a tract being subdivided shall be taken up in lots, roads, open lands, or other proposed uses, so that remnants and landlocked areas shall not be created. The layout of a subdivision shall also be planned with consideration for existing nearby developments or neighborhoods so that they are coordinated in terms of interconnection of open space, traffic movement, drainage, and other reasonable considerations.

(6) Natural features. Care shall be taken to preserve natural features such as agricultural land, woodland and specimen trees, wetlands, watercourses, views, and historical features, such as buildings and stone walls, which will maintain the attractiveness and value of the land. Damming, filling, relocating or otherwise interfering with the natural flow of surface water along any surface water drainage channel or natural watercourse shall not be permitted except with the approval of the Township and, where appropriate, the PA DEP and the United States Army Corps of Engineers.

(a) Groundwater resources. This section is intended to ensure that the Township's limited groundwater resources are protected for purposes of providing water supplies for its residents and businesses, and to protect the base flow of surface waters. These regulations shall be applied in conjunction with those provided for in other sections of this chapter, dealing with groundwater conservation and replenishment. The proposed subdivision and land development of any tract shall be designed to cause the least practicable disturbance to natural infiltration and percolation of precipitation to the groundwater table, through careful planning of vegetation and land disturbance activities, the use of bio-retention areas and infiltration trenches, and the placement of roads, buildings and other impervious surfaces in locations other than those identified on the existing resources and site analysis plan as having the greatest permeability where precipitation is most likely to infiltrate and recharge the groundwater. [See § 390-52E(6) for the requirements for a water resources impact study.]

(b) Stream valleys, swales, springs, and other lowland areas. Stream valleys (which include stream channels and floodplains), swales, springs and other lowland areas are resources that warrant restrictive land use controls because of flooding hazards to human life and property, groundwater recharge functions, importance to water quality, and the health of aquatic communities and wildlife habitats. Such areas are generally poorly suited for subsurface sewage disposal systems, stormwater management shall be provided in accord with Township stormwater regulations and the following activities shall be minimized:

[1] Disturbance to streams and drainage swales.

[2] Disturbance to year-round wetlands, areas with seasonally high water tables, and areas of surface water concentration.

[3] Stream valleys, swales and other lowland areas warrant designation as conservation open space because of extreme limitations. They may also require adjoining buffer lands to be included in the conservation open space, to be determined by an analysis of the protection requirements of such areas on a case-by-case basis. In certain instances, hydric soils may be excluded from the conservation open space where it can be demonstrated that they are suitable for low density residential uses and on-lot sewage systems.

(c) Woodlands. Woodlands occur extensively throughout the Township, often in association with stream valleys and wet areas, poor and erodible agricultural soils, and moderate to steep slopes. In designing a subdivision and land development plan for any tract, the applicant shall be guided by the following standards:

[1] Healthy woodlands exceeding one acre shall be preserved and designated as conservation open space areas, to the maximum extent possible. Proposed site improvements shall be located, designed, and constructed to minimize the loss or degradation of woodland areas.

[2] Developments shall be designed to preserve woodlands along roadways, property lines and lines occurring within a site such as streams, swales, stone fences and hedgerows. Such lines and the native vegetation associated with them shall be preserved as buffers between adjacent properties and between areas being subdivided within a property. Preservation shall include ground, shrub, understory, and canopy vegetation.

[3] Disturbance or removal of woodlands occupying environmentally sensitive areas shall be undertaken only when approved by the Township and on a limited, selective basis to minimize the adverse impacts of such actions. This shall include, but not necessarily be limited to, vegetation performing important soil stabilizing functions on wet soils, stream banks, and sloping lands.

[4] No clearing or earth disturbance (except for soil analysis for proposed sewage disposal systems) shall be permitted on a site before the completion of subdivision and land development agreements. The determination of sight distance clearances along roadways shall be made graphically and not by clearing on site prior to final plan approval.

(d) Upland areas. These areas comprise fields, pastures, meadows, and former agricultural areas in early stages of woodlands succession, with fences, stone walls, tree copses and hedgerows, typically bordered by stream valleys and upland woodlands. These comprise the Township's historic working landscape, dotted with historic houses, barns and other structures. They give the Township much of its rural character. They also contain the greatest concentration of prime agricultural soils. Because of their openness and high visibility, development in these areas is likely to be most readily seen and disruptive to the historic landscape. Such areas sometimes provide habitat for wildlife, in conjunction with nearby woodlands and stream valleys. However, it is recognized that these areas also frequently offer the fewest constraints for development. Several elements of these working landscapes lend themselves to incorporation into the Township's conservation open space network. These include prime agricultural soils and natural features which visually punctuate the landscape, such as hedgerows, tree copses, stone walls, and visually prominent places such as knolls and hilltops. These areas can also accommodate development, with preferred locations being the nonprime agricultural soils and lower topographic settings where development will be visually less obtrusive. Compact clustered residential designs, with coordinated architectural and landscape architectural themes, are encouraged in highly visible locations where future development cannot be avoided (such as at the far edge of open fields).

(e) Steep slopes. The purpose of steep slope regulations is to conserve and protect those areas having steep slopes from inappropriate development and excessive grading; to prevent potential dangers caused by erosion, stream siltation, and soil failure; and to promote uses in steep slope areas that are compatible with the preservation of existing natural features, including vegetative cover by restricting grading of steep slope areas.

[1] Definition of steep slope areas.

[a] Steep slope area is defined and established as those areas having an original, unaltered slope of 20% or greater. The establishment of slopes shall be made by a topographic survey performed by a registered surveyor, or other means acceptable to the Township.

[b] Isolated pockets of steep slopes containing less than 2,000 square feet of surface area shall be exempt from the provisions of this section, unless they are a portion of all steep slope areas within the lot or property where the sum of all steep slope areas exceeds 2,000 square feet.

[2] Restrictions and requirements. [See also §§ 390-43A(6)(e) and 390-47C.][2]

[a] No more than 35% of the original ground cover within any designated steep slope area on the property may be disturbed by grading, filling or other means. At least 65% of the original ground cover must remain undisturbed during the establishment, alteration or maintenance the property.

[b] No more than 50% of the required minimum lot area of proposed lots, as established by the underlying zoning district regulations may be comprised of steep slope areas.

[c] No grading, filling or other alteration of the original undisturbed slopes on a property may be performed with the intent to circumvent the provisions of this section. Unauthorized grading performed within a steep slope area in order to circumvent these regulations shall be considered a violation of this chapter.

[d] All subdivision and land development plans shall include a delineation of the steep slope areas, as defined herein. This information may be shown on a sheet not being recorded with the final plan.

[e] The final plan shall be recorded with a steep slope easement. The easement shall be comprised of at least 65% of the total existing area and located within the original boundaries of the steep slope area. Allocation of the easement should be made as evenly as possible throughout the lots to allow each lot adequate room for additional grading, accessory structures, etc.

[f] The final plan shall note that no structures shall be located within the easement; and that no excavation, grading, filling or other disturbance of the existing ground cover is permitted within the easement.

[2] Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).

(f) Significant natural areas and features. Natural areas containing rare or endangered plants and animals, as well as other features of natural significance exist throughout the Township. Some of these have been carefully documented (e.g., by the Statewide Natural Diversity Inventory), whereas for others, only the general locations are known. Subdivision applicants shall take all reasonable measures to protect significant natural areas and features either identified by the Township Map of Potential Conservation Lands or by the applicant's existing resources and site analysis plan by incorporating them into proposed conservation open space areas or avoiding their disturbance in areas proposed for development.

(7) Historic structures and sites. Plans requiring subdivision and land development approval shall be designed to protect existing historic resources. The protection of an existing historic resource shall include the conservation of the landscape immediately associated with, and significant to, that resource, to preserve its historic context. Where, in the opinion of the Commission, a plan will have an impact upon an historic resource, the Developer shall mitigate that impact to the satisfaction of the Commission by modifying the design, relocating proposed lot lines, providing landscape buffers, or other approved means. Township participation, review and approval of the applicant's interaction with the State Historical and Museum Commission with regard to the preservation of historic resources, as required for PA DEP approval of proposed sewage disposal systems, shall be required prior to preliminary plan approval.

(8) Scenic viewsheds. The Township has identified a number of scenic viewsheds in the regional recreation and open space plan. All applications for subdivision and land development shall attempt to preserve the viewsheds by incorporating them into conservation open space or otherwise providing for building setbacks and architectural designs to minimize their intrusion. In instances where such designs fail to satisfactorily protect viewsheds, applicants will be required to provide landscape buffers to minimize their adverse visual impacts. The buffers shall be provided in accord with Chapter 470, Zoning, and Township landscaping requirements.

(9) Trails. When pedestrian and/or equestrian trails are proposed as part of a subdivision or land development the following shall apply:

(a) When trails are intended for public or private use, they shall be protected by a permanent conservation easement on the properties on which they are located. The width of the protected area in which the trail is located should be a minimum of 10 feet. The language of the conservation easement shall be to the satisfaction of the Board of Commissioners upon recommendation of the Township Solicitor.

(b) The land area permanently designated for trails for public use may be credited toward the conservation open space requirement of Chapter 470, Zoning.

(c) An applicant may propose and develop a new trail. If said trail is available for use by the general public and connects with an existing trail, the land area protected for said trail may be credited toward the conservation open space requirement of Chapter 470, Zoning.

(d) Trails shall have a vertical clearance of no less than 10 feet.

(e) Width of the trail surface may vary depending upon type of use to be accommodated, but in no case shall be less than three feet or greater than six feet.

(f) No trail shall be designed with the intent to accommodate motorized vehicles.

(10) Boundary lines and reserve strips. Lot lines should follow municipal and county boundary lines, rather than cross them. Reserve strips controlling access to lots, public rights-of-way, public lands or adjacent private lands are prohibited.

(11) Water frontage and surface drainage. The damming, filling, relocating, or otherwise interfering with the natural flow of surface water along any surface water drainage channel or natural watercourse shall not be permitted except with approval of the Township, and, where required by state statute, the PA DEP, or other applicable state agencies stormwater management shall be provided in accord with Township stormwater regulations.

(12) Community facilities and adopted plan requirements. Where a proposed park, playground, school, or other public use is shown in an adopted plan of the Township and is located in whole or in part in a proposed development, the Board of Commissioners may require the reservation of such area provided that such reservation is acceptable to the developer.

(13) Walkways. Pedestrian interior walks may be required, where necessary, to assist circulation or provide access to community facilities (e.g., a park or school).

(14) Storm drainage. Lots and/or parcels shall be laid out and graded to provide positive drainage away from buildings and to prevent damage to neighboring lots, tracts, or parcels. Stormwater management shall be provided in accord with Township stormwater regulations.

B. Planned improvements. Physical improvements to the property being subdivided and/or developed shall be provided, constructed and installed as shown on the approved plan.

C. Improvements specifications. All improvements installed by the Developer shall be constructed in accordance with the design specifications and construction standards of the Township and advice of the Township Engineer.

(1) Where there are no applicable Township specifications, improvements shall, if approved by the Board of Commissioners, be constructed in accordance with specifications furnished by the Township Engineer, Monroe County Conservation District, Pennsylvania Department of Transportation, Pennsylvania Department of Environmental Protection, Bureau of Forestry or such other county, state or federal agency as may be applicable.

(2) If there are no applicable Township or state specifications, the Board of Commissioners may authorize that such specifications be prepared by the Township Engineer or an Engineering Consultant.

D. Other ordinances. Whenever other Township ordinances and/or regulations impose more restrictive standards and requirements than those contained herein, such other ordinances and/or regulations shall be observed, otherwise, the standards and requirements of this chapter shall apply.

§ 390-44 Four-step design process for major subdivisions and land developments.

All preliminary plans for all major subdivisions, all commercial and industrial subdivisions, and all land developments on sites of three acres or more shall include documentation of a four-step design process in determining the layout of proposed conservation open space, house and development sites, roads and lot lines, as described below.

A. Resource inventory and analysis. The tract's resources shall be delineated on an existing resources and site analysis as required in § 390-25D.

B. Four-step design process. The applicant shall document that the four-step process has been used as follows:

(1) Step 1: Delineation of conservation open space.

(a) Conservation open space should include all primary conservation areas and those parts of the remaining buildable lands with the highest resource significance, as described below and in § 390-45A and B.

(b) Proposed conservation open space shall be designated using the existing resources and site analysis plan as a base map and complying with this § 390-44 and with § 390-45, dealing with resource conservation and conservation open space delineation standards. The Township Map of Potential Conservation Lands shall also be referenced and considered. Primary conservation areas shall be delineated comprising floodplains, wetlands and slopes over 25%.

(c) In delineating secondary conservation areas, the applicant shall prioritize natural and cultural resources on the tract in terms of their highest to least suitability for inclusion in the proposed conservation open space, in consultation with the Planning Commission and in accordance with § 390-45A and B.

(d) On the basis of those priorities and practical considerations given to the tract's configuration, its context in relation to resource areas on adjoining and neighboring properties, and the applicant's subdivision objectives, secondary conservation areas shall be delineated in a manner clearly indicating their boundaries as well as the types of resources included within them.

(e) Development areas should constitute the remaining lands of the tract outside of the designated conservation open space areas.

Step 1, Part 1 — Identifying Primary Conservation Areas

Step 1, Part 2 — Identifying Secondary Conservation Areas

Step 1, Part 3 — Identifying Potential Development Areas

(2) Step 2: Location of house sites. Potential house sites shall be located, using the proposed conservation open space as a base map as well as other relevant data on the existing resources and site analysis such as topography and soils. House sites should generally be located not closer than 100 feet to primary conservation areas and 50 feet to secondary conservation areas, taking into consideration the potential negative impacts of residential development on such areas as well as the potential positive benefits of such locations to provide attractive views and visual settings for residences.

Step 2 — Locating Potential House Sites

(3) Step 3: Designing infrastructure.

(a) With house site locations identified, applicants shall delineate a road system to provide vehicular access to each house in a manner conforming to the tract's natural topography and providing for a safe pattern of circulation and ingress and egress to and from the tract.

(b) Roads shall avoid or at least minimize adverse impacts on the conservation open space areas. To the greatest extent practicable, wetland crossings and new roads or driveways traversing slopes over 15% shall be avoided.

(c) Road connections shall generally be encouraged to minimize the number of new culs-de-sac and to facilitate easy access to and from homes in different parts of the tract and on adjoining parcels.

(d) A proposed network of trails shall also be shown, connecting roads with various natural and cultural features in the conserved conservation open space. Potential trail connections to adjacent parcels shall also be shown, in areas where a municipal trail network is envisioned.

(e) Preferred locations for stormwater and wastewater management facilities shall be identified using the existing resources/site analysis plan as a base map. Opportunities to use these facilities as a buffer between the proposed open space and development areas are encouraged. The facilities should be located in areas identified as groundwater recharge areas as indicated on the existing resources/site analysis plan. The design of the facilities should strive to use the natural capacity and features of the site to facilitate the management of stormwater and wastewater.

Step 3 — Designing Infrastructure

(4) Step 4: Drawing in the lot/development lines. Upon completion of the preceding three steps, boundaries are drawn as required to delineate the boundaries of individual lots or development areas, following the configuration of house sites and roads in a logical and flexible manner.

Step 4 — Drawing in the Lot/Development Lines

§ 390-45 Conservation open space standards.

The design of conservation open space proposed in any subdivision or land development plan shall reflect the standards set forth in § 390-43 and the resources identified on the Township Map of Potential Conservation Lands and the development's existing resources and site analysis.

A. Primary conservation areas. The design shall include the following primary conservation areas in the conservation open space and strictly minimize the disturbance of such areas:

(1) Wetlands.

(2) Floodway.

(3) Floodplain.

(4) Slopes in excess of 25%.

B. Prioritized list of secondary conservation areas. The design shall, to the fullest extent possible, incorporate the following secondary conservation areas. (Listed in higher to lower order of significance):

(1) Wet soils, swales, springs, and other lowland areas, including adjacent buffer areas which may be required to ensure their protection.

(2) Significant natural areas of species listed as endangered, threatened, or of special concern, such as those listed in the Statewide Natural Diversity Inventory or the Monroe County Natural Areas Inventory.

(3) Moderately steep slopes (15% to 25%), particularly those adjoining watercourses and ponds, where disturbance and resulting soil erosion and sedimentation could be detrimental to water quality.

(4) Areas where precipitation is most likely to recharge local groundwater resources because of topographic and soil conditions affording high rates of infiltration and percolation.

(5) Class I and II agricultural soils as defined by the USDA Natural Resource Conservation Service.

(6) Historic structures and sites.

(7) Visually prominent topographic features such as knolls, hilltops and ridges, and scenic viewsheds as seen from public roads (particularly those with historic features).

C. Other design considerations. The configuration of proposed conservation open space set aside for common use in residential subdivisions and conservation open space in noncommon ownership shall comply with the following standards:

(1) Be free of all structures except historic buildings, stone walls, and structures related to conservation open space uses. The Board of Commissioners may grant approval of structures and improvements required for storm drainage, sewage treatment and water supply within the conservation open space provided that such facilities are not detrimental to the conservation open space (and that the acreage of lands required for such uses is not credited towards minimum conservation open space acreage requirements for the tract, unless the land they occupy is appropriate for passive recreational use).

(2) Generally, do not include parcels smaller than three acres, have a length-to-width ratio of less than 4:1, or be less than 75 feet in width, except for such lands specifically designed as neighborhood greens, playing fields or trail links.

(3) Be directly accessible to the largest practicable number of lots within the subdivision. Nonadjoining lots shall be provided with safe and convenient pedestrian access to conservation open space.

(a) At least one access shall be provided for every four lots which do not adjoin common open space.

(b) Where a series of lots adjoins common open space, not more than four lots shall be platted without an intervening access to the common open space.

(c) All required accesses shall be a minimum of 50 feet and shall be free of primary conservation areas.

(4) Be suitable for active recreational uses to the extent deemed necessary by the Board of Commissioners, without interfering with adjacent dwelling units, parking, driveways, and roads.

(5) Be interconnected wherever possible to provide a continuous network of conservation open space within and adjoining the subdivision.

(6) Provide buffers to adjoining parks, preserves or other protected lands.

(7) Except in those cases where part of the conservation open space is located within private house lots, provide for pedestrian pathways for use by the residents of the subdivision. Provisions should be made for access to the conservation open space, as required for land management and emergency purposes.

(8) Be undivided by public or private roads, except where necessary for proper traffic circulation.

(9) Be suitably landscaped either by retaining existing natural cover and wooded areas and/or according to a landscaping plan to protect conservation open space resources.

(10) Be made subject to such agreement with the Township and such conservation easements duly recorded in the office of the Monroe County Recorder of Deeds as may be required by the Planning Commission for the purpose of preserving the common open space for such uses.

(11) Be consistent with the Township Comprehensive Plan and any other duly adopted Township plan.

§ 390-46 Resource conservation standards for site preparation and cleanup.

(Note: This section applies only in cases where earth disturbance is involved as part of a subdivision or land development as defined by this chapter. A minor subdivision often results in the eventual construction of a house, but the issuance of a building permit would not occur until after the subdivision has been approved and recorded. The construction of one dwelling on one lot is not subject to regulation by this chapter.)

A. Protection of vegetation from mechanical injury. Where earthwork, grading, or construction activities will take place in or adjacent to woodlands, old fields or other significant vegetation or site features, the Township may require that the limit of disturbance be delineated and vegetation protected through installation of temporary fencing or other approved measures. Such fencing shall be installed prior to commencing of, and shall be maintained throughout, the period of construction activity.

B. Protection of vegetation from grading change. Grade changes to occur at any location of the property shall not result in an alteration to soil or drainage conditions which would adversely affect existing vegetation to be retained following site disturbance, unless adequate provisions are made to protect such vegetation and its root systems.

C. Protection of vegetation from excavations. When digging trenches for utility lines or similar uses, disturbances to the root zones of all woody vegetation shall be minimized. If trenches must be excavated in the root zone, all disturbed roots shall be cut as cleanly as possible. The trench shall be backfilled as quickly as possible.

D. Protection of topsoil.

(1) Except as approved on the preliminary plan, no topsoil shall be removed from the site and shall be retained on the site as necessary for proper site stabilization.

(2) Prior to grading operations or excavation, topsoil in the area to be disturbed shall be removed and stored on site, except as approved on the preliminary plan.

(3) Topsoil removed shall be redistributed and stabilized as quickly as possible following the establishment of required grades for a project or project phase. All exposed earth surfaces shall be stabilized in accord with best management practices.

(4) Grading and earthmoving operations shall be scheduled to minimize site disturbance during the period from November 1 to April 1, when revegetation of exposed ground is difficult.

§ 390-47 Blocks and lots.

A. Configuration. The configuration of blocks and lots shall be based upon the lot area requirements, the salient natural features, open land requirements, the existing man-made features, and the proposed type of structure. Lot configurations should provide for flexibility in building locations, while providing safe vehicular and pedestrian circulation.

B. Blocks.

(1) Where proposed, residential blocks shall not exceed 10 lots on each side of the road.

(2) Blocks shall be of sufficient width to permit two tiers of lots except where a public road, stream, other natural barrier or unsubdivided land prevents the platting of two tiers of lots.

C. Lots. Minimum lot sizes and dimensions shall comply with Chapter 470, Zoning, and lots shall comply with the following:

(1) Each lot or area plotted for residential use shall provide, inside of the required yards, an area containing not less than 1,000 square feet for each dwelling unit. Such area shall have an average slope not greater than 15% and shall be accessible from the existing or proposed road by means of a driveway or private access road having a maximum grade of 12%. In the case of lots using an on-site sewage disposal system, in addition to such area, there shall be sufficient area for the sewage disposal field in accord with Department of Environmental Protection regulations. (See § 390-31G for commercial and industrial lots.)[1]

[1] Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).

(2) Lots divided by municipal boundaries shall be avoided. Where a subdivision is divided by a municipal boundary, the applicant shall so notify the governing body of each municipality affected so that an administrative agreement for the platting and taxing of lots between the municipalities can be executed, if such agreement is necessary.

(3) All lots shall front on an approved road or have direct access to an approved road.

(4) All side lines of lots shall be at right angles to straight road lines and radial to curved road lines.

(5) Double frontage lots shall not be platted except as reverse frontage lots where access to the lots is restricted to the interior development roads.

(6) All lands in a subdivision shall be included in platted lots, roads, common areas, open space and other improvements; and no remnants of land or reserve strips controlling access to lots, public rights-of-way, public lands or adjacent private lands shall be permitted.

(7) Lots shall be laid out to the edge of the required right-of-way of any proposed road; and lot lines along existing public or private roads shall be maintained as they exist.

(8) No corner lot shall have road frontage of less than 100 feet unless a greater frontage is required by another Township requirement.

(9) All corner lots shall have a curve with a minimum radius of 15 feet adjoining the intersecting road edge or right-of-way lines.

D. Lot width modifications. The minimum lot width required by Chapter 470, Zoning, may only be modified as provided by the Zoning Ordinance.

E. Flag lots (See also § 390-48K, Private access road.). Flag lots shall not be created when lots can be designed that directly access a public or private road. The Board of Commissioners, in its sole discretion; may approve the creation of a limited number of flag lots in accord with the standards in this section. The Board of Commissioners may attach any reasonable conditions to the creation of flag lots as it finds necessary or desirable to provide for the orderly development of land and road systems.

(1) The applicant shall show that the flag lot is necessary to minimize the environmental impacts (e.g., disturbance of conservation areas); and that it would not result in a greater number of lots on the tract than would otherwise be feasible and permitted.

(2) The flag lot shall not be permitted to have direct access to a Township or state road and shall share its driveway with an adjoining standard lot.

(3) The flag lot shall be restricted from further subdivision.

(4) Not more than 10% of the lots within a subdivision may be approved as flag lots.

(5) The access corridor (staff) portion of the lot is the area of the lot that extends between the road and main portion of the lot, and shall not exceed 450 feet in length, as measured from the road right-of-way.

(6) The access corridor (staff) shall, at a minimum, be 25 feet in width.

(7) The proposed driveway shall not exceed a grade of 12% and shall otherwise provide adequate access for emergency vehicles. The Township may require the installation of the driveway as part of final approval.

(8) The lot width measurement shall be made on the main portion of the lot and shall not include the access corridor (staff).

(9) The lot line where the narrow access corridor (staff) widens shall be considered the front lot line for applying setback requirements.

(10) The area of the access corridor (staff) shall not be included in the calculation of the required minimum lot area.

(11) No more than two flag lots shall be permitted side-by-side, and shall not be stacked more than one tier.

Flag Lot

§ 390-48 Roads.

A. Every subdivision and land development shall have access to a public road.

B. In general, all roads shall be continuous and in alignment with existing roads and shall compose a convenient system to ensure circulation of vehicular and pedestrian traffic, with the exception that local roads shall be laid out, including the use of loop roads and culs-de-sac, so that their use by thorough traffic will be discouraged.

C. Roads shall be graded, improved and surfaced to the grades and specifications shown on the plans, profiles, and cross sections as required by this chapter.

D. Proposed roads shall further conform to such Township, county and state highway plans as have been prepared, adopted and/or filed as prescribed by law.

E. Topography. Roads shall be logically related to topography to produce reasonable grades, minimize site disturbance, and provide suitable building sites.

F. Existing access. Existing private roads or private rights-of-way proposed to provide access to a subdivision and/or land development shall meet all the requirements of this § 390-48 or shall otherwise be improved to such standards.

G. Road continuation; further subdivision.

(1) Rights-of-way of proposed roads shall be extended to exterior property lines to ultimately provide access to adjoining lands and shall be designed in conformance with the design requirements of a road, and the contiguous parcels must contain proper setbacks and sight distances.

(2) The area within the future right-of-way shall be included within the deeds to the abutting lots with an easement in favor of the Township and the owners of the land into which the future right-of-way will extend to permit the use of the future right-of-way for public road purposes should the adjoining lands be developed. Reserved rights-of-way are permitted only when they will be no longer than the depth of one lot will, and will not be the primary means of access to any lot or dwelling unit. For lengths longer than one lot a fully constructed stub road and temporary cul-de-sac are required.

(3) The landowners of the lots in which the future right-of-way is included shall have the duty to maintain the area included within the future right-of-way and this duty shall be indicated in a note on the final plan and in all deeds to such lots. However, the landowners of the lots in which the future right-of-way is included shall have no obligation concerning the improvement of such future right-of-way for road purposes.

(4) Adequate road rights-of-way to permit further subdivision shall be provided as necessary if lots resulting from the original subdivision are large enough to permit resubdivision or if a portion of the tract is not subdivided.

H. Existing rights-of-way.

(1) Wherever there exists a dedicated or platted portion of a road or alley along a boundary of the tract being subdivided or developed the remainder of said road or alley shall be platted to the width required by this chapter based on the classification of the road within the proposed development.

(2) Where a subdivision or land development abuts or contains an existing municipal road of inadequate right-of-way width, the building setback shall be shown on the plans measured from a line which would satisfy the right-of-way requirements for the classification of the abutting road. Additional setback and easement for right-of-way shall be provided in the case of land abutting private roads.

(3) The extension of existing roads or alleys which are presently constructed with a cartway different from current Township standards shall be provided with a transition area, the design of which is subject to Township approval.

I. Subdivision names and road names and signs. Roads that are extensions of, or obviously in alignment with, existing roads shall bear the names of the existing roads. Subdivision and road names shall not be repeated or be similar to those existing within the Township or adjacent areas; and all road names shall be subject to the approval of the Township for conformance with the enhanced 911 emergency call system. Road name signs of a design approved by the Township shall be installed by the developer at his expense at each road intersection.

J. Cul-de-sac roads. Cul-de-sac roads shall be permitted only in cases where the property configuration does not permit the logical use of continuous roads; and the Township shall have the right to deny the use of cul-de-sac roads in cases where the Township determines that the use of continuous roads is practical. Cul-de-sac roads, where permitted, shall meet the following design regulations:

(1) Any temporary dead end road, if designed to provide future access to adjoining properties, shall be provided with a temporary all-weather turn-around within the subdivision with a surfaced area with a radius equal to that required for a permanent turnaround; and the use of such turnaround shall be guaranteed to the public but shall be removed when the road is extended.

(2) Cul-de-sac roads, permanently designed as such, shall not serve more than 18 dwelling units nor exceed a length of 1,200 feet as measured from the right-of-way of the connecting road to the center of the cul-de-sac turnaround.

(3) All cul-de-sac roads, whether permanently or temporarily designed as such, shall terminate in a turnaround. A circular turnaround or off-center circular turnaround having a right-of-way with a minimum outside radius of 50 feet, an outer pavement edge or curbline having a minimum radius of 40 feet, and improved to the required construction specifications shall be provided. A teardrop turnaround with a center island may be approved by the Board of Commissioners.

(4) The turnaround right-of-way of the cul-de-sac shall be connected to the approach right-of-way by an arc having a radius of not less than 25 feet and the pavement by an arc of not less than 30 feet.

(5) When the Township determines that a cul-de-sac road may be required to be converted to a through road to provide access to adjoining property, a right-of-way equal to the width of the cul-de-sac road shall be provided to the perimeter boundary of the development parcel.

(6) The minimum length of a cul-de-sac shall be 250 feet.

Cul-de-sac Turnarounds

K. Private access road. Private access roads may be used to provide access for residential lots to an existing public road. Any subdivision which incorporates a private access road shall be considered a major subdivision and the private access road and any associated stormwater or other facilities shall be considered improvements which require completion or a financial guarantee prior to final approval.

(1) Number of dwelling units; access. A private access road shall be used only to provide access to three lots which cannot legally be further subdivided or improved with more than one dwelling unit. All lots in the subdivision which adjoin the private access road shall use it for access to the adjoining public road.

(2) Length and width. The private access road shall not exceed 750 feet in length as measured from the edge of the right-of-way of the abutting road to the point of connection to the lot. The width of the private access road shall conform to Table 390-48-1. Any proposed road exceeding the seven-hundred-fifty-foot length shall comply with all normal standards which apply to road construction.

(3) Further development. If there is a potential for subdivision or development of any of the lots created such that eventually more than one lot and/or dwelling unit might result, the subdivider shall provide additional right-of-way width as necessary to serve the maximum potential number of lots/dwelling units. Cartway and travel way widths may remain the same until such time as additional lots are platted or units proposed, at which time all development and road standards applicable to a major subdivision shall apply. In the alternative, the lots may be restricted from further subdivision by deed restriction and inclusion of the following note on the plan: "Each lot served by the private access road shall be restricted from further subdivision and shall be limited to the development of one dwelling unit."

(4) Road ownership. The private access road shall not under any circumstances be offered to the Township as a public road. A covenant such as follows shall be placed on the final plan and the deed of conveyance clearly assigning responsibility for the maintenance of the private access road and turnaround and establishing its future private ownership status: "The maintenance of the private access road and turnaround shall be the responsibility of the owner(s) of the lots served by the road. The private access road shall remain private and shall not be offered for dedication to the Township as a public road."

(5) Leveling area. A leveling area not exceeding 4% in grade and not less than 40 feet in length shall be provided where the private access road intersects with the right-of-way of the adjoining road.

(6) Stormwater; soil erosion. Stormwater management and soil erosion and sedimentation control shall be addressed in accord with §§ 390-50 and 390-51 of this chapter.

(7) Through road grade. A private access road shall not be permitted to intersect the through road where the tangent grade of the through road at the point of intersection of the center lines of the two roads exceeds 8% for the private access road intersection.

(8) Paving. The private access road shall be paved from the connection with the adjoining road to 50 feet beyond the adjoining road right-of-way. The paving material and cross section shall meet or exceed the specifications for local roads required by this chapter.

L. Intersections.

(1) Center lines. Center lines of roads shall intersect as nearly at right angles as possible. Center-line intersection angles of less than 60° shall not be approved under any condition.

(2) More than two roads. Intersections of more than two roads at one point are not permitted.

(3) Minimum offset. Where roads intersect other roads, the minimum offset or distance between center lines of parallel or approximately parallel roads intersecting a cross road from opposite directions shall be as follows:

(a) One hundred fifty feet for local and private access roads.

(b) Four hundred feet for collector and higher class roads.

(4) Cartway edge arc. The cartway edge at intersections shall be rounded by a tangential arc with a minimum radius of 40 feet for local roads and roads of lesser classification and 50 feet for collector roads and roads of higher classification. The right-of-way arc shall be congruent with the cartway arc.

(5) Traffic signs and signals. Traffic signs and traffic signals shall be required in accord with § 390-48FF.

M. Major road frontage. Where a subdivision and/or land development abuts or contains an existing or proposed collector road, or Township or state road, the Township may require reverse frontage lots with access from interior subdivision roads or such other treatment to provide protection for abutting properties, reduction in number of intersections with the collector or arterial road, and separation of local and through traffic.

Table 390-48-1 Minimum Design Standards by Type of Road
		Type of Road
Design Specifications		Arterial	Connector	Collector	Local	Marginal Access	Alley	Private Access
Average daily traffic		> 5,000	1,001 to 5,000	501 to 1,000	500	500	—	30
Posted speed		65 mph	55 mph	45 mph	25 mph	25 mph	N/A	15 mph
Right-of-way width [b] [c]		80 feet	60 feet	60 feet	50 feet	50 feet	30 feet	25 feet
Cartway width [c]
•	With shoulders	48 feet	44 feet	28 feet	26 feet	22 feet	20 feet	18 feet
•	With curbs-no parking	48 feet	44 feet	24 feet	22 feet	22 feet	20 feet	18 feet
•	With curbs-parking 1 side	N/A	N/A	30 feet	28 feet	N/A	N/A	N/A
•	With curbs-parking 2 sides	N/A	N/A	36 feet	34 feet	N/A	N/A	N/A
Travel way width [d]		24 feet	24 feet	20 feet	18 feet	18 feet	20 feet	18 feet
Shoulder width
•	Cut and fill areas	6 feet [c]	6 feet [c]	4 feet	4 feet	2 feet	N/A	N/A
Maximum grade		6%	10%	10%	12%	12%	12%	12%

	NOTES:
	[a]	Posted speed shall not exceed the speed required to maintain safe and convenient circulation of vehicles and pedestrians.
	[b]	Plus slope, drainage and utility easements as required.
	[c]	Additional standards may be per Pennsylvania Department of Transportation specifications.
	[d]	The travel way width shall be delineated with solid white lines conforming to PennDOT standards.

Table 390-48-2 Minimum Construction Standards by Type of Road
	Type of Road
Construction Specifications	Arterial	Connector	Collector	Local	Alley	Private Access
Base material
Material	AASHTO NO. 2 Crushed Stone
Compacted depth	8 inches	8 inches	8 inches	6 inches	6 inches	6 inches
Surface course
Material	Superpave Volumetric Asphalt Design
Compacted depth	7.5 inches [a]	7.5 inches [a]	5.5 inches [b]	5.5 inches [b]	4.0 inches [c]	1.5 inches [d]
Shoulders
Material	Superpave Volumetric Asphalt Design
Compacted depth	7.5 inches [a]	7.5 inches [a]	5.5 inches [b]	5.5 inches [b]	N/A	N/A

NOTES:
[a]	1.5 inches Wearing + 6.0 inches Binder
[b]	1.5 inches Wearing + 4.0 inches Binder
[c]	1.5 inches Wearing + 2.5 inches Binder
[d]	1.5 inches Wearing [See § 390-48K(8).]

N. Road right-of-way, travel way, and shoulder widths; and cross sections.

(1) Shoulder surfaces shall be graded at a slope of 0.75 inch per foot away from the pavement edge.

(2) The finished paved travel way surface of tangent sections and curve sections not required to be superelevated shall be crowned at 0.25 inch per foot away from the center line.

(3) Properly superelevated cross sections shall be required on collector roads in accord with most current "PennDOT Publication 13M, Design Manual Part 2, Highway Design, latest edition" standards. The maximum permissible superelevation shall be 0.08 feet per foot.

O. Easements. Easements for utilities shall be provided and shall conform in width and alignment to the recommendations of the appropriate utility company. Easements shall also be provided for all stormwater drainage ditches, sewers, and watercourses. All easements shall be shown on the preliminary and final plans.

(1) Access easements.

(a) Access easements shall be shown and labeled on the plans to indicate the purpose, easement users, and the rights of said users.

(b) Ownership and maintenance responsibility shall be noted on the plans for each easement.

(2) Utility easements.

(a) Utility easements shall be a minimum of 10 feet in width and shall be provided along all road rights-of-way in addition to the required road width.

(b) All existing and proposed utility easements shall be shown and labeled on the plan and included in the restrictive covenants as appropriate.

(c) Existing and proposed utility easements shall be included in lot sizes unless otherwise restricted by the utility.

P. Road alignment. Road alignment shall be designed as follows:

(1) Deflection. Whenever road lines are deflected in excess of 5° within 100 feet, connection shall be made by horizontal curves.

(2) Sight distances, stopping sight distance, and tangents. Sight distance, stopping sight distance, and tangents shall comply with "PennDOT Publication 13M, Design Manual Part 2, Highway Design, latest edition" requirements based on average daily traffic for the road.

Q. Road grades. Road grades shall be designed as follows:

(1) Center-line grades shall not exceed the grades set forth in Table 390-48-1.

(2) The maximum grade across the turnaround on a cul-de-sac road shall not exceed 4%.

(3) To provide for adequate drainage, the minimum grade of any road gutter shall not be less than 1%.

(4) To provide for adequate drainage, the minimum grade of any parallel ditch along a road shall be not less than 1.5%.

(5) A leveling area for all road intersections shall be provided in accord with "PennDOT Publication 13M, Design Manual Part 2, Highway Design, latest edition" requirements based on average daily traffic for the intersecting roads.

Sight Distance, on crest of hill (vertical curve)

Sample Slope Calculation

R. Vertical curves. Vertical curves shall be used at changes of grade exceeding 1% and shall be designed in accord with "PennDOT Publication 13M, Design Manual Part 2, Highway Design, latest edition" requirements based on average daily traffic for the road. The following vertical curve information shall be shown on the road profiles:

(1) Length of vertical curve.

(2) Elevation and stationing of the vertical point of intersection, vertical point of curvature, vertical point of tangency, and middle offset.

(3) Road grades.

(4) Sight distances.

S. Clear sight triangles. At all road intersections and all land development driveways/accesses, a triangular area shall be graded and/or other sight obstructions removed in such a manner as not to obscure vision between a height of two to 10 feet above the center-line grades of the intersecting roads.

(1) The clear sight triangle shall be guaranteed either by deed restriction, by lease restriction or by plan reference, whichever method is applicable. Vegetation shall not be planted or allowed to grow in such a manner as to obscure vision between a height of two feet to 10 feet above the center-line grades of the intersecting roads.

(2) Such triangular area shall be determined by the intersecting road center lines and a diagonal connecting the two points, one point at each road center line, each of which points is:

(a) One hundred fifty feet from the intersection of such road center lines if either road is an arterial road.

(b) One hundred feet from the intersection of such road center lines if either road is a collector or connector road.

(c) Seventy-five feet from the intersection of such road center lines if both roads are local roads or private access roads.

Clear Sight Triangle

T. Driveways and access drives.

(1) All driveway and access drive 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, or to alter the stability of any roadway, subgrade, or roadway embankment, or 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.

(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 Highway by Driveways and Local Roads," last 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 distance shall be verified in the field by the applicant's professional 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 case 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 75 feet for local roads and 100 feet for collector and 150 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 150 feet, 200 feet, and 300 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 10 feet of a side or rear property line, except where shared driveways are utilized.

(7) Where on-street parking is permitted, the layout of the curb cuts of the driveways shall be designed to maximize the number of on-street 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, the more restrictive regulations shall apply.

(11) All access driveways shall be paved in their entirety in accordance with design specifications of § 390-59D.

(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, driveway access 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 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 one-and-one-half-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 drive:

(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 pavings shall be approved by the Township as applicable for the specific use proposed in accordance with § 390-59D. 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 six-percent air entrainment by volume) and shall be structurally reinforced with six-inch-by-six-inch gauge welded wire fabric on four inches of 2A aggregate.

U. Bridges and stream crossings. Bridges and other stream crossing structures which are part of the road system shall be designed and constructed in accordance with the current Pennsylvania Department of Transportation Standards and Specifications for the proposed load and to pass the fifty-year storm or as otherwise required by the stormwater management plan. Evidence of compliance with any state or federal requirements shall be provided.

V. Clearing and grubbing. The right-of-way for all roads shall be cleared of vegetation to the full width of the required right-of-way and including any additional area required for road cartway, cuts and fills, and associated drainage facilities.

(1) All trees, stumps, roots, and other material deemed unsuitable by the Township for underlying the road improvements shall be removed from the grading area and shall be properly disposed of.

(2) Voids created by the removal of stumps or roots shall be backfilled and compacted to the satisfaction of the Township.

(3) Rocks greater than six inches in diameter shall be removed to a minimum depth of six inches below the finished subgrade.

(4) All cleared and grubbed areas shall be inspected and approved by the Township Engineer prior to the subbase installation.

W. Cuts and fills. All cuts and fills shall be constructed as follows:

(1) The maximum slope of any earth embankment or excavation shall not exceed one foot vertical to three feet horizontal unless stabilized by a retaining wall or cribbing, except as approved by the Board of Commissioners for special conditions.

(2) The maximum slope of any rock excavation shall not exceed four feet vertical to one foot horizontal.

(3) All embankments shall be compacted to prevent erosion.

(4) Cuts and fills shall be stabilized to prevent surface water from damaging the cut face of excavations of the sloping surfaces of fills.

(5) Fills shall be placed in lifts and compacted in accord with specifications of "PennDOT Publication 408, latest edition," to minimize sliding or erosion of the soil.

(6) Fills shall not encroach on natural watercourses or constructed channels; and fills placed adjacent to such natural watercourses or constructed channels shall have suitable protection against erosion during periods of flooding.

(7) Grading shall be done in a manner so as not to divert water onto the property of another landowner without the written consent of the landowner.

(8) During grading operations, necessary measures for dust control shall be exercised.

(9) Grading equipment shall not be allowed to cross streams, wetlands or other waters of the commonwealth except by PA DEP permit; and adequate provisions shall be made for the installation of culverts and bridges.

X. Subgrade, base and surface.

(1) Subgrade.

(a) The design and construction of the roadbed shall take into consideration the supporting capacities of the subgrade, with particular attention to those soils which are subject to frost heave.

(b) No forest mat, roots or stones larger than six inches shall be incorporated into the subgrade.

(c) The subgrade shall be compacted to not less than 97% of the determined dry weight (dry mass) density of the material on the site as determined in accord with PTM No. 106, Method B.

(d) Subgrade, parallel and cross drainage facilities shall be provided when necessary and shall be located, designed and installed to maintain proper drainage.

(e) Unsuitable soils and materials, as identified by the project engineer and confirmed by the Township Engineer, shall be removed and replaced, drained or otherwise stabilized to provide adequate support for the roadbed and anticipated loads. If construction of a roadbed in such locations, and particularly, on soils identified in the Monroe County Soil Survey as subject to frost heave is proposed, the Township shall require such drainage facilities and/or underdrains and subgrade drains as necessary to stabilize the subgrade. The design of such facilities shall be approved by the Township.

(2) Subbase and base course. Subbase and base course aggregate material shall conform in type and be compacted to the depths shown in Table 390-48-2 of this chapter in accordance with the latest specifications of PennDOT (Form 408) and the requirements of the Township.

(3) Surface course. The bituminous surface course shall conform in type and be compacted to the depths shown in Table 390-48-2 of this chapter in accordance with the latest specifications of the PennDOT (Form 408) and the requirements of the Township.

(4) Shoulders. Where curbs are not required or provided, shoulders shall be provided and shall be constructed of the material and compacted to the width and depth shown in Table 390-48-2 of this chapter.

(5) Commercial/industrial areas. Any road serving a commercial or industrial area shall be designed and constructed to collector road standards.

(6) Parking lanes. Where curbs are required and/or provided for collector roads, if a parking lane (between the travel way and the curb) is approved by the Township, it shall be not less than eight feet wide and shall be constructed to the same standards as the travel way. Such parking lane shall be not less than eight feet wide for local roads; and it shall be constructed of the same material and to the same depth as required for shoulders and be stabilized by the application of bituminous product.

(7) Alternative designs. Alternative roadbed designs may be imposed. The alternate design must provide load capabilities equivalent to or higher than the capabilities of the designs set forth above. Alternate designs shall be reviewed on the basis of design recommendations of the Asphalt Institute.[1]

[1] Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).

Y. Walls, slopes, and guide rails.

(1) Where the grade of the road is above or below the grade of the adjacent land, walls or slopes shall be constructed in a manner satisfactory to the Township to support the road or the adjacent land, as the case may be.

(2) Streets shall be designed to preclude or minimize the need for guide rail. Guide rails shall be required where the adjoining embankment has a slope exceeding three feet horizontally to one foot vertically and the grade of the road is two feet or more above the grade of the adjacent land. However, the Township may require guide rail to be placed for protection on embankments when a barrier is indicated by the most current PennDOT standards, and the required guide rail shall be installed in accord with most current PennDOT standards.

Z. Curbs, gutters, and swales.

(1) In nonresidential developments, or higher density residential developments, or where other similar intensive uses exist or are anticipated, curbs shall be required if deemed necessary by the Board of Commissioners for public safety.

(2) Minimum curb or pavement edge radii at road intersections shall equal that required for the cartway edge.

(3) Where curbs exist on abutting properties, their extension shall ordinarily be required throughout the proposed subdivision.

(4) Where curbs are not required, adequate gutters shall be graded and protected by seeding, or appropriate surfacing.

(5) Curbs shall be constructed in accord with the most current PennDOT RC64M standard for plain concrete curbs and Americans with Disabilities Act standards.

(6) If gutters are provided, they shall be in conformance with good engineering practice and subject to the approval of the Township Engineer. Gutters and/or drainage swales shall be designed to prohibit erosive velocities and paving may be required if runoff velocities exceed 5.0 fps when calculated in accordance with PennDOT Manual, Part 2. Swales shall be triangular or parabolic in design to facilitate maintenance and the invert of the swale shall be below the subbase course to prevent saturation of the roadway. Swales shall be deep enough to accommodate driveway and other culverts.

(7) Velocity calculation shall be placed on the center line profile drawings, or shall be submitted separately.

AA. Sidewalks; crosswalks. Sidewalks and road crosswalks may be required where necessary to provide proper pedestrian circulation or to provide access to community facilities and common areas. Sidewalks, where required or provided, shall be located within the road right-of-way immediately adjacent to the curbs, except as may be approved by the Township to accommodate road trees or other landscaping. Sidewalks and road crosswalks shall be constructed in accord with the most current PennDOT RC67M standard and Americans With Disabilities Act standards.

BB. Parking on roads. Off-road parking for all uses shall be provided in accord with this chapter; and roads shall not be designed to accommodate on-road parking except in accord with § 390-48X(6).

CC. Driveway and cross drainage. At each point where a road is intersected by a driveway that requires surface drainage water to be carried under the driveway at the intersection, a culvert pipe shall be installed across the width of the driveway to meet the drainage requirements determined in accord with § 390-50 of this chapter. Such cross drains as may be necessary shall also be installed under the road in accord with the drainage plan. Pipes shall be installed at such depth and in such manner as dictated by the site; and no pipe shall be installed that is less than 15 inches in diameter with a minimum 0.5% slope for cross drainage. (See § 390-50 for additional requirements.)

DD. Alleys. Alleys shall not be permitted unless approved for multifamily and conservation design development, where lot sizes are small, in order to improve the subdivision design and lot layout, reduce the number of driveways entering roads, and maintain a pedestrian-scaled community by providing for rear access to lots.

EE. (Reserved)

FF. Traffic signs, signals and pavement markings. Traffic signs, traffic signals and pavement markings shall be required when considered necessary by the Board of Commissioners to ensure safe traffic or pedestrian circulation. All traffic signs, traffic signals and pavement markings shall meet the most current requirements of PennDOT including the Manual for Uniform Traffic Control Devices. In the case of traffic signals, the developer, any subsequent owner, or any subsequent property owners association or similar entity shall be responsible for the long-term operation, maintenance, and replacement of the traffic signal and all associated facilities, signs, and pavement markings.

GG. Road striping. All roads constructed or improved as part of any subdivision or land development shall be striped in accord with the most current PennDOT requirements.

§ 390-49 Survey monuments and markers.

Monuments and markers shall be placed so that the center or a scored or marked point shall coincide with the intersection of the lines to be marked and shall be set to an accuracy of 0.03 foot; and shall be certified by the project surveyor.

A. Monuments.

(1) Monuments shall consist of either:

(a) Solid steel rods a minimum of 0.5 inch in diameter and 24 inches in length, centered in a cylinder of concrete a minimum of nine inches in diameter and 48 inches in depth, poured in place.

(b) Steel pipes a minimum of 3/4 inch in diameter and 24 inches in length, centered in a cylinder of concrete a minimum of nine inches in diameter and 48 inches in depth, poured in place.

(c) Precast (i.e., manufactured) reinforced concrete monuments measuring a minimum of four inches by four inches and 48 inches in length.[1]

[1] Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).

(d) Such other monuments as the Township may approve.

(2) Monuments, including the rod or pipe and the concrete, shall be placed flush with the ground.

(3) Monuments shall not be placed until road grading has been completed.

(4) Monuments shall be set at all outbound locations where permanent monuments did not exist at the time of the perimeter survey unless site conditions preclude the installation and the missing monument shall be noted on the final plan. Existing monuments shall not be removed.

B. Markers.

(1) Markers shall consist of solid steel rods a minimum of 0.5 inch in diameter and 20 inches long.

(2) Such other marker as the Township may approve.

(3) Markers shall be set two inches above the surrounding grade.

(4) Markers shall be set at each existing and proposed lot corner. If it is impossible or impractical to set a survey marker precisely on the corner, then survey markers may be established on the line of the lot and offset a distance from the actual corner. Such distance shall be so noted on the final plan.

(5) A permanent cap shall be attached to the top of each survey marker and shall be labeled with the name and license number of the surveyor responsible for setting the marker.

(6) A wooden stake or other suitable object shall be placed or found near each survey marker as a witness with a notation made on it which identifies the lot by number, letter, or name of landowner.

§ 390-50 Stormwater and drainage control.

A. Purpose.

(1) Generally. The purpose of this section is to ensure consistency with the Pennsylvania Stormwater Management Act,[1] Pennsylvania Stormwater Management Policy, the Stormwater Best Management Practices Manual and associated rules and regulations.

[1] Editor's Note: See 32 P.S. § 680.1 et seq.

(2) Goals. The goals of the Pennsylvania Stormwater Management Policy and this chapter are to:

(a) Minimize the generation of stormwater runoff;

(b) Provide groundwater recharge; and

(c) Minimize the adverse effects of stormwater discharges on water resources.

(3) Best management practices. Best management practices integrate existing planning and regulatory requirements for:

(a) Reducing pollutant loads to streams;

(b) Recharging aquifers;

(c) Maintaining stream base flows;

(d) Preventing stream bank erosion and stream bed scour; and

(e) Protecting the environmental integrity of receiving waters.

B. Plan and stormwater management ordinance compliance. A stormwater drainage and management plan shall be required for all major subdivisions and all land developments and all subdivisions and land developments shall comply with Chapter 365, Stormwater Management.

C. Compliance with state regulations. Stormwater drainage and management shall comply with all Pennsylvania Department of Environmental Protection, PennDOT, and other agency rules and regulations.

D. Design criteria for detention and retention basins.

(1) Floodplain. Unless permitted as a special exception by the Zoning Hearing Board, detention basins shall not be located within floodplain nor within areas of floodplain soils, with the exception that areas of alluvial soils may be utilized if proof is accepted by the Board of Commissioners that the area is not subject to flooding.

(2) Maintenance. Detention basins shall be designed to facilitate regular maintenance, mowing and periodic de-silting and reseeding.

(3) Side slopes. Whenever possible, the side slopes and basin shape shall conform to the natural topography. When such design is impracticable, the construction of the basin shall utilize slopes as flat as possible to blend the structure into the terrain.

(4) Water depth. The maximum water depth, measured from the invert of the lowest outlet orifice to the peak one-hundred-year water surface elevation, shall not exceed five feet.

(5) Embankment slope. The maximum slope of the earthen detention basin embankments shall be four horizontal to one vertical.

(6) Setback. The top or toe of any slope shall be located a minimum of five feet from any property line unless other ordinance provisions require a larger setback.

(7) Top width. The minimum top width of the detention basin berm shall be 10 feet.

(8) Minimum. In order to ensure proper drainage on the basin bottom, a minimum grade of 2% shall be maintained for areas of sheet flow. For channel flow, a minimum grade of 1% shall be maintained.

(9) Collecting swale. A collecting swale shale be provided to drain basins.

(10) Permanent ponds. If permanent ponds are used, the developer shall demonstrate that such ponds are designed to protect the public health and safety. The following minimum design criteria shall be maintained:

(a) An aquatic safety bench shall be provided around the perimeter of the permanent water surface. The depth of the bench shall be a maximum of one foot for a width of at least 10 feet.

(b) An area at least 15 feet wide with slopes of three to one shall be provided from the edge of the safety bench toward the deep-water portion of the pond.

(c) Slopes in the remainder of the pond, below the permanent pool elevation, shall be a maximum of 2:1.

(d) Slopes above the permanent water surface shall be in accordance with the design criteria set forth for detention and retention basins within this chapter.

(e) Wet ponds shall have a deep-water zone of at least eight feet deep measured from the bottom of the wet pond to the top of the aquatic safety bench in order to prevent stagnation.

(f) Wet ponds shall be equipped with a manually operated drain that can be secured against unauthorized operation to allow the pond to be drained by gravity flow.

(g) Wet ponds shall be provided with a water source so that the permanent water surface can be maintained, as necessary, between periods of rainfall.

(h) Wet ponds shall be lined with an eight-inch thickness of clay material in order to prevent excessive infiltration and to protect against saturation of, and seepage through, the berm.

(11) Emergency spillways.

(a) Emergency overflow facilities shall be provided for detention facilities to handle runoff in excess of design flows.

(b) Whenever possible, the emergency spillway for detention basins shall be constructed on undisturbed ground.

(c) Emergency spillways shall be constructed of reinforced concrete or other material approved by the Township Engineer.

(d) All emergency spillways shall be constructed so that the detention basin berm is protected against erosion.

(e) The minimum capacity of all emergency spillways shall be the peak flow rate from the one-hundred-year design storm after development.

(f) The construction material of the emergency spillway shall extend along the upstream and downstream berm embankment slopes.

(g) The upstream edge of the emergency spillway shall be a minimum of three feet below the spillway crest elevation.

(h) The downstream slope of the spillway shall, as a minimum, extend to the toe of the berm embankment.

(i) The emergency spillway shall not discharge over earthen fill and/or easily eroded material.

(j) Dams.

[1] All detention basins shall have a minimum top of embankment as follows:

	Class of Dam	Drainage Area	Top of Embankment
	A	< 320 acres	1 foot above maximum water surface elevation for emergency spillway storm
	A	> 320 acres	2 feet above maximum water surface elevation for emergency spillway storm
	B	< 150 acres	1 foot above maximum water surface elevation for emergency spillway storm
	B	> 150 acres	2 feet above maximum water surface elevation for emergency spillway storm
	C	< 150 acres	2 feet above maximum water surface elevation
	C	> 150 acres	Special treatment: Criteria established for each individual case

[2] The classification of dams shall be in accordance with the Natural Resources Conservation Service's criteria as found in Technical Release 60, as amended.

(12) Anti-seep collars.

(a) Anti-seep collars shall be installed around the pipe barrel within the normal saturation zone of the detention basin berms.

(b) The anti-seep collars and their connections to the pipe barrel shall be watertight.

(c) The anti-seep collars shall extend a minimum of two feet beyond the outside of the principal pipe barrel.

(d) The maximum spacing between collars shall be 14 times the minimum project of the collar measured perpendicular to the pipe.

(e) A minimum of two anti-seep collars shall be installed on each outlet pipe.

(13) Outlet pipes.

(a) All outlet pipes through the basin berm shall be reinforced concrete pipe with watertight joints.

(b) Energy-dissipating devices (riprap, end sills, etc.) shall be placed at all basin outlets.

(c) Outlet pipes shall discharge to a defined watercourse having a capacity to carry proposed discharge flows without erosion.

(d) Outlet pipes shall be sized to pass the one-hundred-year storm event.

(14) Perforated risers.

(a) A perforated riser shall be provided at each outlet of all detention basins during construction for sediment control.

(b) The riser shall extend to a maximum elevation of two feet below the crest elevation of the emergency spillway.

(c) The perforated riser shall be designed so that the rate of outflow is controlled by the pipe barrel through the basin berm when the depth of water within the basin exceeds the height of the riser.

(d) Circular perforations with a maximum diameter of one inch shall be spaced eight inches vertically and 12 inches horizontally.

(e) The perforations shall be cleanly cut and shall not be susceptible to enlargement.

(f) All metal risers shall be suitably coated to prevent corrosion and wrapped with geotextile fabric to filter sediment.

(g) A trash rack or similar appurtenances shall be provided to prevent debris from entering the riser.

(h) All risers shall have a concrete base attached with a watertight connection.

(i) The base shall be sufficient weight to prevent flotation of the riser.

(j) An antivortex device, consisting of a thin vertical plate normal to the basin berm, shall be provided on the top of the riser.

(15) Embankment placement. All detention/retention basin embankments shall be placed in a maximum of eight-inch lifts compacted to a minimum of 95% of modified proctor density, as established by ASTM D-1557. Prior to proceeding to the next lift, the compaction shall be checked by the Township Engineer or a certified soils engineer. Compaction tests shall be run on the leading and trailing edge of the berm along with the top of berm.

(16) Pond length. The length of the pond between the inflow and outflow points shall be maximized to prevent short circuiting of the runoff flowing through the pond.

(17) Cutoff trench. A cutoff trench (keyway) of impervious material shall be provided under all embankments that require fill material. The cutoff trench shall be a minimum of eight feet wide, two feet deep and have side slopes of one-to-one.

§ 390-51 Soil erosion and sedimentation controls.

A. All soil erosion and sedimentation control plans shall meet the specifications of the Monroe County Conservation District and PA DEP, and shall comply with Commonwealth of Pennsylvania, Title 25, Chapter 102, Department of Environmental Protection regulations for soil erosion and sedimentation control.

B. Preliminary plan approval shall be conditioned on all required approvals and permits from the Monroe County Conservation District and/or PA DEP.

C. Erosion and sedimentation controls shall be installed according to the approved plan and shall be maintained by the developer in proper functioning condition until stabilization of the area is completed as determined by the Monroe County Conservation District. Failure to install and maintain the controls shall constitute a violation of this chapter.

§ 390-52 Water supply and sewage disposal.

A. General requirements.

(1) All subdivisions and land developments shall be served by an adequate water supply and sewage disposal system; and the developer shall provide evidence documenting said adequacy.

(2) All suppliers of non-municipally owned, centralized water and/or sewer services shall be organized in such a fashion as may be required by the Pennsylvania Public Utility Commission and the Developer shall provide for operation, maintenance and continuity of services in a manner which is acceptable to the Township.

(3) Three copies of all correspondence, supporting documentation, applications for permits and certificates for operation submitted to the Pennsylvania Department of Environmental Protection and/or the Pennsylvania Public Utilities Commission for the right to provide such services shall be forwarded to the Township as a part of the public record. One copy of the permit and/or certificate of convenience issued by the Pennsylvania Department of Environmental Protection and/or the Pennsylvania Public Utilities Commission authorizing such services shall be forwarded upon receipt to the Township as a part of the public record.

(4) In the case of utilization of a publicly owned or other existing centralized water supply and/or sewage disposal system the developer shall submit at the preliminary stage a letter from the operator of such utility indicating the utility owner's willingness to supply service to the development and including a verification of the adequacy of the utility system to serve the proposed development. At the final approval stage an executed agreement with the service supplier shall be submitted.

(5) All required certificates of convenience, approvals and permits shall be obtained by the developer and/or the utility owner as a condition of preliminary approval and shall be submitted with the final plan application.

(6) All water supply and sewage disposal systems shall be designed and certified by a Pennsylvania registered professional engineer or other individual otherwise certified for such design work; and all systems shall be designed in accord with all applicable federal, state and local standards.

(7) Pressure testing of all collection/conveyance of any centralized water supply or centralized sewage disposal system lines shall be required as part of the inspections required in accord with Article V of this chapter. All such testing shall be conducted in accord with the procedures specified by the Township Engineer.

(8) All sewage disposal systems shall be consistent with the Township Sewage Facilities Plan.

B. Well setbacks. All wells shall comply with the setback requirements of the Township in any Well Ordinance[1] or in Chapter 470, Zoning. Proposed well locations shall be shown on the plan to confirm compliance.

[1] Editor's Note: See Ch. 439, Water, Art. I, Wells.

C. On-lot water supply. All on-lot water supply systems shall comply with the requirements of Pennsylvania Department of Environmental Protection and/or applicable Township ordinances. The requirement for the installation of on-lot wells shall be noted on the development plan and shall be required by restrictive covenant to be approved by the Township prior to preliminary plan approval.

D. Shared water supply. Shared water supply systems shall only be permitted to serve two dwelling units or a nonresidential land development and the standards in this § 390-52D shall apply. In the case of nonresidential land developments, the Township may, based on the nature and scale of development, apply any or all of the standards contained in § 390-52E of this chapter.

(1) Well capacity. The capacity of the well shall be certified by a licensed well driller to be adequate for the use proposed.

(2) Water distribution system.

(a) The system design shall follow good engineering practice and the requirements of the Pennsylvania Department of Environmental Protection. The distribution system shall be designed and sized to provide the design flows at a minimum pressure of 25 pounds per square inch at curb stops.

(b) Pipe classes shall be consistent with design pressures.

(c) Before being placed into service, the system must be tested and disinfected by procedures established by Department of Environmental Protection.

(d) Service connections shall be a minimum of three-fourths-inch diameter.

(3) Other standards. All shared water supply systems shall comply with the requirements of Pennsylvania Department of Environmental Protection and/or applicable Township ordinances.

E. Centralized water supply.

(1) Project supply. If an approved public water supply is not accessible and water is to be furnished on a project basis, the applicant shall, upon submission of the subdivision or land development plan, submit written evidence that he has complied with all Township and state regulations, and that the proposed system to be installed meets the requirements of the PA PUC, PA DEP, and any other applicable regulations.

(2) (Reserved)

(3) Deep well source.

(a) Wells shall be sited, drilled and tested under the direct supervisor of a registered professional engineer and/or a professional hydrogeologist.

(b) Wells shall be located away from potential source of pollution on a reserved area of not less than 2,500 square feet in size.

(c) The capacity of the well(s), as certified by a professional engineer, shall be sufficient to produce at least 110 gallons per capita per day and/or 400 gallons per day for each residential dwelling unit to be served. Adequate capacity of any well(s) to service industrial or commercial establishments shall be documented by the applicant to the satisfaction of the Township and the Township Engineer.

(d) Wells shall be pump tested utilizing a controlled step-draw down test to establish the specific capacity of each well and to establish a long-term pumping rate. The well shall be pumped at the above determined long-term pumping rate for a sufficient period of time for stabilization to occur and the recovery noted. In no case shall a pumping rate greater than the recharge rate be allowed.

(e) Well construction shall be consistent with generally accepted practice and the guidelines of the Pennsylvania Department of Environmental Protection.

(f) Documentation of the effect of the projected area-wide draw down of the water table may be required by the Township if the anticipated pumping of groundwater warrants such documentation.

(4) Water supply and fire protection.

(a) Each townhouse, apartment, commercial or industrial building in all subdivisions hereafter granted approval shall have an adequate supply of potable water for domestic use and an adequate supply of water for fire protection.

(b) Where the applicant proposed 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 PA DEP regulations) from on-site sewage systems, where proposed, must also be indicate on the plan. Individual water supply systems shall be designed and installed in accordance with all applicable standards of the PA DEP, and the Township's regulations concerning installation of such systems.

(c) 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.

(d) The design and installation of any central (public or community) water supply system shall be subject to the approval of the Township, the PA DEP 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.

(e) In all subdivisions and land developments served by a central water system, the following water pressure and gallonage requirements shall apply:

[1] 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.

[2] 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. Where 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.

(f) 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:

[1] 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.

[2] 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 eight inches minimum diameter.

[3] Fire hydrants shall be spaced so that all proposed building(s) will be not more than 600 feet from a hydrant measured along travel ways (driveway, roads, etc.).

[4] 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.

[5] Residential use.

[a] For purposes of fire protection of residential uses, the system shall be capable of providing fire-flow water for a minimum of two hours or not less than 1,000 gallons per minute for one- or 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.

[b] 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.

[6] Commercial or industrial use.

[a] 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.

[b] 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.

(g) 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.

[1] 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."

[2] 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.

[3] 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, draw-down 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.

[4] The study shall outline the size of proposed water mains to be utilized for the subdivision and 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 existing (if any) and proposed system when the subdivision or land development is completed.

[5] 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 Utility 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.

[6] 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 requirement listed below are fully met.

[7] 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.

[8] 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 United States 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.

(h) Business plan; security.

[1] 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.

[2] 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.

(i) Construction standards.

[1] 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.

[2] In balancing loops in the design, the Hardy-Cross, or an equivalent, method shall be used.

[3] 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 Article V of this chapter.

[4] 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.

[5] 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.

[6] Blowoffs shall not be connected to any sanitary sewer or be submerged in any manner that will permit back siphonage in the distribution system.

[7] 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.

[8] 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.

[9] Gate valves shall be cast-iron body with double-disc gates, bronze mounted conforming to AWWA C500 or resilient-seated wedge, nonrising stem mechanical joint conforming to AWWA 0509.

[10] Butterfly valves shall conform to AWWA C504. The type of valve to be used shall be specified by the Township.

[11] Valve interior openings shall be full size, and valves on sixteen-inch mains or larger shall be geared and have suitable bypasses.

[12] Valve boxes shall be of the adjustable type with the cover marked (WATER) and the direction of the valve operation indicated.

[13] 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.

[14] All easements shall be a minimum of 10 feet wide unless depths of pipe, soil conditions, or additional utilities require wider easements.

[15] A building service connection shall consist of a corporation stop at the main, a curb stop, and a water meter.

[16] 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, valving shall be in accordance with the Plumbing Subcode of the Pennsylvania Uniform Construction Code.

[17] Curb stops and water meters shall be located as specified by the public or private water supplier.

[18] Common water service connections shall be permitted where allowed by the Plumbing Subcode of the Uniform Construction Code.

[19] 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.

[20] Pipe size shall comply with the following requirements:

[a] 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.

[b] Building service connection pipe shall have a minimum diameter of 3/4 of an inch.

[c] 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.

[21] 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.

[a] Ductile iron pipe, appurtenances, and fittings shall comply with the following standards:

[i] ANSI/AWWA C110/A21.10 (fittings).

[ii] C111/A21.11 (gasket joints).

[iii] C115/A21.15 (flanged joints).

[iv] C151/A21.51 (pipe).

[v] Thickness shall be designed in accordance with ANSI/AWWA C1150/A21.50.

[vi] Ductile iron pipe shall be cement mortar-lined in accordance with ANSI/AWWA C104/A21.4.

[vii] 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.

[b] Prestressed concrete cylinder pipe with rubber and steel joints shall conform to ANSI/AWWA 0301.

[i] Reinforced concrete pressure pipe (steel cylinder) type shall meet ANSI/AWWA C300.

[ii] Concrete pressure pipe (bar-wrapped steel cylinder type) shall meet ANSI/AWWA C303.

[c] 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.

[i] 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.

[ii] PVC pipe installations shall be provided with a metallic locator tape.

[d] Where transitions to flanged fittings are made, adapters approved by the Township shall be used.

[e] Building service connection pipe shall be Type K copper or polyethylene (PE) pressure pipe that complies with ANSI/AWWA C901.

[f] Ductile iron pipe shall be used at all locations where waterlines 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.

[g] Ductile iron pipe shall also be used any time a waterline crosses a steam or active drainageway. The ductile iron pipe should extend for a distance of 20 feet on either side of the stream bank.

[22] Pipe bedding and backfill shall be installed in accordance with the pipe manufacturer's recommendations.

[23] To avoid settlement under paved roadways, PennDOT 2A stone shall be used to backfill waterline trenches when they pass under paved roadways.

(j) 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 Department and the Township.

(k) If the proposed subdivision or land development will utilize groundwater as the source of potable water, a hydrogeology study shall accompany the preliminary plan.

(l) Testing and inspections.

[1] 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.

[2] All testing, disinfection, and laboratory analysis required shall be arranged for and paid by the applicant/developer.

[3] 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.

(5) Flow rates. Distribution systems serving commercial or industrial developments shall provide for a minimum flow rate of at least 2.5 times the projected average daily flow rate or a minimum flow rate in accordance with the standards of the National Fire Underwriters Association, whichever is greater.

(6) Water resources impact study. A water resources impact study shall be required for all residential developments involving 12 or more lots and any nonresidential development proposing to withdraw 4,000 or more gallons of water per day over a thirty-day period.

(a) Purpose. These regulations are to ensure that expansion of production from existing wells or development of new wells in the Township are able to provide a reliable, safe, and adequate supply of water to support the intended use within the capacity of available groundwater resources, and to estimate any impacts of the additional water withdrawals on existing nearby wells, underlying aquifers, wetlands and watercourses.

(b) Pumping test and water quality analysis. All elements of the pumping test well and water quality analysis shall be completed prior to submission of the water resource impact study. A well construction permit is required for the pumping test well(s) and monitoring well(s) for preparation of the water resource impact study.

(c) Professional preparation. The water resource impact study shall be prepared by a professional geologist and/or professional engineer, licensed in the commonwealth, experienced in the performance of groundwater investigations for water supply wells.

(d) Certification. The water resource impact study shall be signed and sealed by the person(s) preparing the study and shall include the following information, with respect to the proposed subdivision and/or land development:

[1] Calculations. Calculations of the projected water demand, including both average and peak daily consumption, using the applicable criteria set forth in the following references:

[a] The adequacy of each residential water supply shall be determined based upon a peak water demand considered to be that specified for sewage system flows as stated in PA DEP Title 25, § 73.31.

[b] The adequacy of nonresidential water supplies shall be determined based upon the minimum water requirements published in Table IV-1.2 of Part IV of the current edition of the PA DEP Public Water Supply Manual. For nonresidential facilities other than those found in Table IV-1.2, the adequacy of nonresidential supplies shall be based upon the flow assumptions published in 25 Pa. Code Chapter 73, Standards for Sewage Disposal Facilities, § 73.17(b), or shall be based on actual water meter or sewage meter flow data for facilities of similar type and size. The applicant shall substantiate any meter flow data used to determine the adequacy of nonresidential supplies by submitting copies of water and/or sewer bills for the similar facilities.

[c] Guide for Determination of Required Fire Flow by the Insurance Services Office (ISO), as amended.

[d] Standards and Manuals for the American Water Works Association, as amended.

[e] In addition to the above, the projected water demand shall include any additional flow required to comply with National Fire Protection Association specifications for sprinkler systems.

[2] Area maps. A topographic and geologic map of the area within a one mile radius of the site.

[3] Regional map information. The following information shall be provided on a regional topographic map for the area within 0.5 mile radius of all proposed wells. If any existing wells withdrawing over 10,000 gpd are located within one mile of the site, the mapping radius shall be extended to one mile. Said map shall be up to date by using recent aerial photographs and/or a driving survey.

[a] The location of all existing and proposed wells; including the test well(s) and monitoring wells.

[b] The location of all existing and proposed on-lot sewage disposal systems as well as all sewage treatment system surface water discharges.

[c] The location of facilities storing or handling residual or hazardous wastes and substances, or petroleum products.

[d] The location of all perennial and intermittent watercourses.

[4] Site plan. A site plan shall be provided, showing existing and proposed lot lines. The following features shall be presented on an up to date plan for the site and area within 300 feet beyond the site perimeter.

[a] Flagged wetland boundaries.

[b] All springs, seeps and ephemeral pools.

[c] All watercourses with a statement as to whether they are perennial or intermittent.

[d] Existing and proposed wells.

[e] Existing and proposed septic systems.

[f] Test well(s) and monitoring wells.

[g] Topography.

[h] Piezometer wells, if applicable.

[5] Pumping test wells. The number of test wells is dependent upon the number of proposed dwelling units.

[a] One pumping test well shall represent spatially and by supply, groups of 25 or less dwelling units. Thus, a pumping test well is required for increments of 25 or less proposed dwelling units, and shall be located in the approximate center of the cluster of units and shall be pumped at a rate that must exceed 150% of the anticipated peak water demands of those units. The test wells may be located so as to later be used as individual residential wells. Pumping of the test wells shall occur on separate weeks so as to avoid interaction.

[b] For nonresidential developments, the test well shall be the supply well anticipated for use by the facility. A backup well is highly recommended and should be tested on a separate week than the primary well.

[6] Monitoring wells.

[a] At least six monitoring wells shall be employed for each pumping test. Monitoring wells shall be evenly spaced radially around the test well so as to represent the region. Wells shall be evenly distanced from the test well so as to experience background in addition to interaction conditions. At least one well shall be no more than 500 feet from the test well. If such a well is not available, a monitoring well can be drilled on the site to serve that purpose. The monitoring well should be drilled in a location and constructed in a location, depth and yield so as to later be used as a house well. Information regarding monitoring well casing depth, total depth and water producing zones shall be provided in the final report.

[b] The applicant shall secure written permission from the property owner for any off-site well to be used for monitoring, that grants the Township permission for a period not to exceed 18 months after completion of the project, to obtain water level measurements and samples of the water for laboratory analysis as required to verify compliance with this chapter.

[c] Water levels in the monitoring wells shall be made at sufficient frequency during the test so as to allow for a clear understanding of the static water level trend throughout the pumping test. At least one week prior to the pumping of the test well, the monitoring wells shall be measured on a least four separate days. During the pumping test, monitoring wells shall be measured at no less than two-hour intervals during daylight periods. It is highly recommended that either night time measurements be made or automated water level logging devices be employed to improve well level data for those wells that are in use. Insufficient or poor quality data may negate the test results. At least four days of post well water level measurements shall be recorded over a period of a week.

[d] Ground elevation adjacent to the well(s) in addition to the static water level shall be based on USGS vertical datum.

[7] Testing locations and details. Prior to drilling and/or testing, the Township Engineer shall be provided with the Pennsylvania State Plane Coordinates for the monitoring and test well locations and a map of said locations of the test well(s) and monitoring wells. Prior to drilling and/or testing, the Township Engineer shall be provided with the anticipated pumping test rate and monitoring frequency program which shall be subject to approval by the Township Engineer prior to the test. Dates of drilling and testing shall be made available to the Township Engineer so that they may witness field operations as necessary.

[8] Geologic log. An accurate geologic log should be maintained during drilling of the pumping test well(s) and monitoring well(s) if applicable, to provide a detailed description of the type and thickness of rocks and overburden encountered. Additionally, the log shall contain information on the depth of all water bearing zones encountered and the yield from each zone. The total yield from the well shall be measured using a quantitative method. Samples shall be collected every 20 feet during drilling, or at each change in rock type, whichever occurs first.

[9] Pumping tests. Forty-eight-hour pumping test(s) shall be conducted on the pumping test well(s) at a rate not less than 150% of the combined projected peak daily water demand for the proposed need for which the well represents. The test shall include the monitoring of background water levels in all wells for a period not less than one week prior to start of pumping and one week after pumping. The pumping test shall be conducted during a period when there is no measurable precipitation for at least 48 hours prior to pumping and throughout the test. If precipitation is encountered during this period, the data shall be evaluated using an acceptable method to account for the effects of any recharge upon water levels in the wells, and upon all calculations at a constant pumping test data. Significant recharge during the test may cause the results to be considered invalid. The pumping test shall be followed by a recovery test, with monitoring of water levels in the test well being conducted until at least 95% recovery of draw down is observed in the test well, or until 48 hours after termination of pumping, whichever is first.

[10] Pumping rate. The pumping test shall be conducted at a constant pumping rate that shall not deviate greater than +/- 5% during the test. The rate of flow shall be monitored by a water meter that tallies total flow volumes as well as reveals pumping rate. The rate of flow from the meter shall be verified periodically through the test with manual bucket and stopwatch measurements and such confirmation measurements recorded and reported.

[11] Pumping test discharge. The pumping test discharge shall be directed away from and downslope of the test well so as not to significantly influence draw down in the test well and monitoring wells. The means of conveyance and point of discharge shall be approved by the Township Engineer, and shall be at least 100 feet distant.

[12] Required data. The report shall include precipitation data, static water level immediately prior to yield testing, hydrograph of depth to water surface during test pumping and recovery period of the test well, graphs of depth to water surface at monitoring wells during the test pumping period, typed and raw field notes showing original observations, water levels and flow readings, and the time readings were taken.

[13] Water quality. Water quality samples shall be obtained from the test well at termination of the pumping testing to demonstrate that drinking water quality conforms to this section.

[a] All samples shall be collected, transported and analyzed in accordance with US EPA and PA DEP protocol for drinking water. Sample testing shall be performed by a laboratory certified by the commonwealth to perform drinking water analysis. Laboratory reports shall contain sufficient quality assurance and quality control data to explain any analysis and reporting conditions or deficiencies. Water quality must comply with currently published US EPA National Primary and Secondary Drinking Water Standards and Health Advisories.

[b] Water quality testing shall include, at a minimum, the following parameters: total and fecal coliform, nitrate/nitrite, pH, iron, manganese, sulfate, lead, chloride, hardness, turbidity, odor, total dissolved solids, surfactants (detergents), volatile organic compounds - Group 1 (VOC1) + 10 unknowns, MTBE, herbicides - Group 1 (HI) and pesticides - Group 3 (P3). A library search for tentatively identified compounds (TICs). Additional analysis shall be required if TICs are discovered. Group 1 (VOC1), etc., refers to PA DEP categories of contaminants.

[c] The applicant shall perform a survey to identify and evaluate potential sources of contamination that may impact water quality in the proposed well(s), and shall perform additional sampling and analysis as may be required to assure water quality is satisfactory for the protection of human health and the environment.

[d] A well that does not meet the above standards shall be required to meet them through adequate treatment facilities. Installation and annual maintenance cost estimates to adequately treat the water shall be provided in the report.

[e] The laboratory report shall be included and shall contain the name, license number and address of the state drinking water certified laboratory.

[14] Aquifer capacity. Documentation shall be provided to support the requirement that the aquifer beneath the site has the capacity to provide wells of sufficient yield to meet the needs of the proposed development. For residential dwelling units, minimum well yield shall be three gallons per minute with sufficient depth below water table to allow for storage of at least one day of peak water use within the borehole. Supportive evidence shall consist of wells drilled on site, neighboring well information, and data available for wells within one-half mile of the site using the Pennsylvania Groundwater Information System (PA GWIS).

[15] Hydrologic budget. A hydrologic budget shall be calculated, on an annual basis, for the site based upon the drought recharge capacity of the underlying aquifer and the projected peak water demand of the proposed well(s). The budget shall use groundwater recharge values from published references and a drought of at least one-in-ten-year severity. The recharge area for the budget shall consist only of the proposed development project, less impervious surface unless infiltration system considerations are made. If on-site septic systems are proposed, sand mounds, subsurface and at-grade systems may allow for contribution of ninety-percent return of water to the aquifer system. Aquifer contribution from spray, drip and stream discharge shall be determined on a case-by-case basis. A determination shall be made on whether or not the potential exists for adverse effects on hydrogeology of the project vicinity, including adjacent wells, springs, surface water and wetlands, based upon the results of the hydrologic budget.

[16] On-lot sewage system effects. A narrative describing the design of all on-lot sewage disposal systems and their effect upon groundwater recharge and quality with respect to all proposed and existing water supplies. A nitrate study shall be performed following PA DEP mass balance policy guidelines which include average year recharge from the development site alone less impervious surface, sewer system design flow rates and a 45 mg/l effluent. Available existing groundwater quality nitrate data shall be obtained from test well(s), adjacent supply wells and springs to include as background nitrate levels. Total nitrate levels shall not be allowed to exceed the 10 mg/l drinking water limit.

[17] Effects on waters of the commonwealth. If wetlands, seeps, springs, ephemeral pools and/or streams exist on or within 300 feet of the proposed and existing wells boundary, the Report shall address the potential to affect these features as a result of drilling and pumping of the proposed supply wells. Circumstantial evidence to support conclusions regarding this issue shall be considered limited in value. Thus, direct monitoring of water levels and direct measurement of flows during pumping tests shall be required when said surface water features are deemed at potential risk. If staff gauges are used, measured stream and seep flow rates must be provided to quantify flows at various gauge levels. Analysis shall include evaluation of the potential effect from proposed underground utility lines that may penetrate the shallow groundwater system.

[18] Qualifications. The report shall include a brief statement of the qualifications of the person(s) preparing the study.

F. On-lot sewage disposal.

(1) Standards. All on-site sewage disposal systems shall comply with the applicable PA DEP standards, the Township Sewage Facilities Ordinance,[2] and all other applicable standards.

[2] Editor's Note: See Ch. 333, Sewers and Sewage Disposal.

(2) Site suitability.

(a) All residential lots in developments proposing the use of on-site sewage disposal shall contain at least one area suitable for such a disposal system as tested by the Township SEO in accord with DEP requirements. Such areas shall be shown on the preliminary plan and final plan. All sewage disposal areas shall remain undisturbed, and this shall be assured via a covenant placed on the plan.

(b) Prior to any action on the preliminary plan by the Township, the applicant must document that all lots in subdivisions proposing sewage disposal contain a suitable area as tested by the Township SEO in accord with DEP requirements and this § 390-52F, or are already served by an adequate, existing sewage disposal system.

(c) 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.

(3) Conservation design subdivisions. In the case of conservation design subdivisions, the primary and reserved sewage disposal areas may be located on common land, provided the necessary easements for construction and maintenance of such systems are provided.

G. Centralized sewage disposal system. In addition to the following standards, the Township Sewage Facilities Ordinance[3] shall govern all centralized sewage disposal facilities, as defined by said ordinance.

(1) Sanitary sewerage system design standards:

(a) Plans and specifications. Construction drawings, prepared by a licensed professional engineer, must be prepared for all facilities and shall include:

[1] 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.

[2] 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).

[3] All lots without basement service shall be clearly noted on the plan(s).

[4] 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.

[5] 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.

[6] Shop drawings of all material shall be submitted to the Township for review and approval prior to the start of construction.

[7] Erosion and sedimentation control plans shall be submitted wherever sewers are being constructed through land not covered by the overall erosion and sedimentation plan.

(b) Sewer main design criteria.

[1] Minimum sewer diameter shall be eight inches and the minimum slope shall be 1/2%.

[2] 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.

[3] Maximum depth of sewer shall be:

[a] Fourteen feet for SDR-35.

[b] Eighteen feet for SDR-26.

[c] Twenty feet for SDR-21.

[4] Sewer mains shall be placed on six inches No. 8 stone bedding (per "PennDOT Publication 13M, Design Manual Part 2, Highway Design, latest edition") and within all roads, backfilled completely with No. 8 stone (per "PennDOT Publication 13M, Design Manual Part 2, Highway Design, latest edition"). In lawn areas, the main shall be backfilled with a minimum of 12 inches of No. 8 stone (per "PennDOT Publication 13M, Design Manual Part 2, Highway Design, latest edition") with the remaining fill material made up of clean fill with stones no greater than four inches in diameter.

[5] When sewers are designed with a grade in excess of 20%, steep slope anchors shall be installed.

[6] Sewer easements outside of public rights-of-way shall be a minimum of 20 feet with an additional temporary construction easement of 10 feet.

[7] When a sewer crosses a stream or ditch, the design shall be in accordance with PA DEP rules and regulations.

[8] 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.

[9] Material. All gravity sewer mains shall be:

[a] Ductile iron pipe and shall conform to ASTM A764.

[b] Polyvinyl chloride (PVC) SRD 35 pipe for up to 14 feet depth; SRD 26 for up to 18 feet depth; SDR21 for up to 20 feet depth, and shall conform to ASTM D3034.

(c) 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 not more than 90°.[4]

[4] Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).

[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-433 or butyl base joint sealant that permits installation in temperatures from -20° F. to 120° F., and complies with Federal Specification SS-S00210.

[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 five-eighths-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 be 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 manufacture'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 casting 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" in three-inch-high letters 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 coal-tar pitch varnish at the factory before equipment 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.

(d) 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-inch diameter laterals and 100 feet for six-inch diameter laterals.

[b] All horizontal bends for 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 unpaved areas shall be SDR 35 (ASTM D3034) or Schedule 40 PVC (ASTM D1785) solid wall pipe.

(e) 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 videotape 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.

(f) 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 reference cited in Subsection G(1)(f)[1] above.

[4] Force main pipe criteria shall meet the standards established in Subsection G(1)(f)[1] above.

(g) Low-pressure sewer system design criteria.

[1] Low-pressure sewer system 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).

(h) 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 on plot plans

(2) Available sewage disposal. If a centralized sewage disposal system is proposed as part of the subdivision, and an existing public sewage disposal system or an existing private sewage disposal system is identified as a regional system by the Township Sewage Facilities Plan in the area of the proposed subdivision, said development shall connect to such system in accord with the requirements of the Township Sewage Facilities Plan, the system owner, the PA PUC and the PA DEP.

(3) Project system. If an approved regional sewage disposal system is not accessible and sewage disposal is to be furnished on a project basis, the applicant shall, upon submission of the subdivision or land development plan, submit written evidence that he has complied with all Township, county, and state regulations, and that the proposed system to be installed meets the requirements of the Pennsylvania Department of Environmental Protection and any other applicable regulations.

(a) All centralized sewage disposal systems shall be consistent with the sewage feasibility studies and plans of the Township.

(b) All sewage collection and treatment facilities shall be designed and constructed in accordance with regulations and requirements of PA DEP and applicable Township ordinances.

(c) All centralized sewage disposal systems shall be designed and constructed to provide adequate capacity for the ultimate flow of the subject development.

(d) All centralized sewage disposal systems using subsurface or land application of sewage effluent shall be designed and constructed in accord with applicable PA DEP standards; and a suitable replacement area for the effluent disposal area shall be provided.

[3] Editor's Note: See Ch. 333, Sewers and Sewage Disposal.

§ 390-53 Utilities.

All utility lines required to service the subdivision shall be planned in cooperation with the respective utility companies. A letter shall accompany the subdivision or land development plan stating that the utility plan has been reviewed by the applicable utility company, such plan is approved, and service will be available. All cables, wires, conduits, pipes, and lines servicing the development shall be subject to the requirements set forth in this chapter.

§ 390-54 Sidewalks.

See § 390-48AA.

§ 390-55 Landscape requirements; trees and vegetation.

A landscape plan meeting the requirements of this section shall be prepared for all land developments and major subdivisions; and no land development or major subdivision shall be finally approved until all landscaping has been installed or guaranteed in accord with this chapter.

A. Legislative intent. It is the intent of these landscape planting requirements to conserve existing healthy plant communities, such as woodlands, and to require new landscape plantings in critical areas of new developments in order to:

(1) Reduce soil erosion and protect surface water quality by minimizing stripping of existing woodlands or tree masses.

(2) Reduce stormwater runoff velocity and volume by providing planting areas where stormwater can infiltrate.

(3) Improve air quality by conserving existing or creating new plantings, which produce oxygen and remove carbon dioxide from the atmosphere.

(4) Encourage tree planting and landscaping along public streets. (See definition of "improvement."[1])

[1] Editor's Note: See § 390-13, Specific definitions.

(5) Provide wind breaks, shade, and the other microclimate benefits of trees and landscape plantings.

(6) Conserve historically, culturally, or environmentally important landscapes such as wooded hillsides, scenic views, or aesthetic natural areas.

(7) Preserve and enhance property values through the implementation of good landscape architectural standards.

(8) Provide planted buffers between land developments, which act to visually integrate a development into the existing landscape.

(9) Provide planted and architectural visual screens around visually obtrusive site elements within development.

(10) Enhance the aesthetic appearance of the community and provide privacy and beauty.

(11) Improve traffic flow in parking lots by requiring planted parking islands and medians to separate traffic.

(12) Conserve energy by moderating solar radiation and providing shade.

(13) Improve the environment for pedestrians along streets, parking lots, and other pedestrian areas.

(14) Aesthetically improve stormwater management facilities, such as detention basins, without impairing function.

B. Minimum number of trees; preservation of existing vegetation. Unless other provisions of this chapter require more trees or vegetation, each development site shall include a minimum of 12 deciduous or evergreen trees for each one acre. Each deciduous tree shall be 2.5 inch caliper or greater and each evergreen tree shall be six to seven feet in height or greater. As an alternate, 10 trees for each one acre shall be required if deciduous trees are four inches in caliper or greater and evergreen trees are eight feet to 10 feet in height or greater. Five shrubs 2.5 feet in height or greater may be substituted for one tree of 2.5 inch caliper for a maximum of 20% of the tree requirement.

(1) Preservation of existing vegetation. Each mature tree, tree mass, or woodland on the site shall be designated "TO REMAIN" or "TO BE REMOVED" and shall be shown on the plan in accord with the following criteria:

(a) All subdivisions and land developments shall be laid out in such a manner as to minimize the removal of healthy trees and shrubs on the site. Mature trees (six inches or greater dbh) shall be preserved insofar as possible; and special consideration shall be given to major specimen trees (12 inches or greater dbh). The plan shall show the location of major specimen trees in areas of the site proposed for development, and the edge of existing woodlands.

(b) The applicant shall document that vegetation removal is minimized. If challenged by the Township, the applicant shall produce evidence, such as written documents or plans certified by a registered landscape architect or other person deemed qualified by the Township, showing that no alternative layouts are possible and that no alternative clearing or grading plan would reduce the loss of mature trees, tree masses, and woodlands.

(c) The following criteria shall be used by the Township to make the final determination of which mature trees, tree masses, or woodland shall be designated "TO REMAIN":

[1] The outermost branches of the tree(s) are at least five feet from any proposed buildings or structures.

[2] The outermost branches of the tree(s) are at least five feet from any proposed changes in grade, drainage structure, utility corridor, parking, or load/unloading area, sidewalk, on-site sewage system, or any other excavations.

[3] The tree(s) are clear of any proposed sight triangles and do not, by their location or apparent health, pose any undue threat to the public health, safety, or welfare. The Township may permit some landscape material to be placed in the clear sight triangle when it determines that the type of material and its location will not create a hazard to motorists or conflict with utility locations.

[4] If these trees are diseased or are excessive in number and thinning will promote and enhance the healthy development of the remaining trees, the Township may be require the removal of the trees.

(d) Mature trees, tree masses, or woodland that are not designated "TO REMAIN" shall be designated "TO BE REMOVED." These trees shall be removed in the field during the construction process.

(e) Specimen tree preservation or removal shall be considered on an individual basis and site conditions.

(2) Protection of existing vegetation. Existing vegetation designated "TO REMAIN" in accord with Subsection B(1)(c), above, shall be identified in the field prior to any clearing and shall be physically protected throughout the construction process. A temporary physical barrier, such as a snow fence, shall be erected a minimum of one foot outside the dripline on all sides of individual trees, tree masses, or woodlands prior to major clearing or construction. The barrier shall be placed to prevent disturbance to, or compaction of, soil inside the barrier and shall remain until construction is complete. The barrier shall be shown on the landscape plan.

(3) Credit for existing trees. If healthy, existing trees will be preserved which will generally meet the requirements of this section, the Township may, in its discretion, permit the existing tree(s) to serve as a credit toward the number of shade trees required to be planted. In addition, the Township, in its discretion, may permit existing trees which would otherwise be required to be maintained by this chapter to be removed in exchange for the developer planting replacement trees in accord with this section. To be eligible for use as credit toward a required tree, a preserved tree shall be maintained in such a manner that a minimum of 50% of the ground area under the tree's dripline shall be maintained in natural ground cover and at the existing natural ground level. The applicant may provide a sample plot representative of the trees on the parcel to determine the credit. The following standards shall be used to determine the extent of credit:

	DBH of Approved Preserved Tree	Number of Credited Trees
	Greater than 30 inches	4
	15 to 29 inches	3
	7 to 14 inches	2
	2 to 6 inches	1

(4) Hydrology. Alteration of existing drainage patterns and water supply for the protected vegetation shall be minimized.

(5) Transplanting existing plants. Specimen trees or individual trees from woodlands or tree masses designated "TO BE REMOVED" are encouraged to be transplanted from one area of the site to another. Transplanted trees must conform to the requirements of § 390-55G and H.

(6) Clear sight triangles. All landscaping shall comply with the sight distance requirements of this chapter, including intersections of public streets and access drives of commercial, industrial and multifamily developments. The Township may permit some landscape material to be placed in the clear sight triangle when it determines that the type of material and its location will not create a hazard to motorists or conflict with utility locations.

(7) Topsoil protection. Topsoil shall not be permanently removed from a lot except from areas that will be covered by buildings or paving. This shall not prohibit the temporary movement and storage of topsoil during construction.

(8) Tree removal. Trees within the street right-of-way and all other plantings required by this § 390-55 shall not be removed without a permit from the Zoning Officer, except for trees removed by the Township or the state and for trees approved to be removed under this § 390-55.

C. Parking lot landscaping.

(1) Landscaping benefits. Parking lots shall be landscaped with trees and shrubs to reduce the impact of glare, headlights, and parking lot lights; to delineate driving lanes; define rows of parking; and facilitate pedestrian circulation. Furthermore, parking lots shall be landscaped to provide shade in order to reduce the amount of reflected heat and to improve the aesthetics of parking lots.

(2) Lots with 10 or more stalls. All parking lots with 10 or more stalls shall be landscaped in accord with the criteria in this section.

(a) One planting island shall be provided for every 10 parking stalls. There shall be no more than 15 contiguous parking stalls in a row without a planting island.

(b) The ends of all parking rows shall be divided from drives by planting islands.

(c) In residential developments, large parking lots shall be divided by planting strips into smaller parking areas of no more than 40 stalls.

(d) In nonresidential developments, large parking lots shall be divided by planting strips into smaller parking areas of no more than 100 stalls.

(e) Planting islands shall be a minimum of nine feet by 18 feet in dimension, underlain by soil (not base course material); mounded at no more than a 3:1 slope, nor less than a 5:1 slope; and shall be protected by curbing or bollards. Each planting island shall contain a minimum of one shade tree plus shrubs and/or ground cover sufficient to cover the entire area.

(f) All planting strips shall be a minimum of eight feet wide. Strips shall run the length of the parking row, underlain by soil (not base course material), shall be designed to encourage the infiltration of stormwater insofar as possible, and shall be protected by curbs, wheel stops, or bollards. Planting strips shall contain plantings of street-type shade trees at maximum intervals of tree per 30 feet, plus shrubs and/or ground cover, as approved by the Township, to cover the entire area.

(g) The placement of light standards shall be coordinated with the landscape plan to avoid a conflict with the effectiveness of light fixtures.

(h) Plants shall comply with the requirements of § 390-55G of this chapter. The use of plants selected from the List of Acceptable Plants in § 390-55H is required.

(i) In the case where this or another Township ordinance requires a buffer or other landscaping at the end of a parking lot, such buffer or landscaping may take the place of the planting strip, provided the buffer or landscaping meets the minimum requirements of this § 390-55C.

(3) Buffers. All parking lots shall be buffered from public roads and from adjacent properties as required in § 390-55F.

(4) Reserved parking areas. The number of trees in parking areas which have been reserved in accord with Chapter 470, Zoning, shall not be counted toward the minimum required by this § 390-55. This area shall remain undisturbed or shall be landscaped in accord with the minimum requirements specified in § 390-55B.

D. Street trees.

(1) Street trees required. Street trees shall be required:

(a) Along all existing streets abutting or within the proposed subdivision or land development.

(b) Along all proposed streets.

(c) Along access driveways that serve five or more residential dwelling units.

(d) Along access driveways that serve two or more nonresidential properties.

(e) Along major walkways through parking lots and between nonresidential buildings, as recommended by the Planning Commission.

(2) Waiver for existing vegetation. The street tree requirement may be waived by the Township where existing vegetation is considered sufficient to provide effective screening and to maintain scenic views of open space, natural features, or other valued features.

(3) Standards. Street trees shall be located between the ultimate right-of-way line and the building setback line and shall meet the following standards:

(a) Trees shall be planted a minimum distance of five feet and a maximum distance of 15 feet outside the ultimate right-of-way line. However, in certain cases, as follows, the Township may permit trees to be planted within the ultimate right-of-way:

[1] In areas, such as existing neighborhoods where front yards may be located within the ultimate right-of-way.

[2] In cases where closely spaced rows of street trees may be desirable and future street widening is considered unlikely.

(b) In nonresidential developments, trees shall be located within a planting bed within the front yard setback, at least 10 feet in width, planted in grass or ground cover. In areas where wider sidewalks are desirable, or space is limited, tree planting pits within the sidewalk may be approved.

(c) Trees shall be located so as not to interfere with the installation and maintenance of sidewalks and utilities. Trees shall be planted a minimum distance of three feet from curbs and sidewalks, 15 feet from overhead utility poles with appropriate species selection for trees under utility wires, and six feet from underground utilities.

(d) Trees shall be planted at a ratio of at least one tree per 50 linear feet of frontage or fraction thereof. Trees shall be distributed along the entire frontage of the property, although they need not be evenly spaced.

(e) Trees shall comply with the requirements of § 390-55G. The use of tree species selected from the List of Acceptable Plants in § 390-55H is required.

E. Stormwater basins and associated facilities. Landscaping shall be required in and around all stormwater management basins in accord with the most current PA DEP Best Management Practices Manual and the following:

(1) Vegetative cover required. All areas of stormwater management basins, including basin floors, side slopes, berms, impoundment structures, or other earth structures, shall be planted with cover vegetation such as lawn grass or naturalized plants specifically suited for stormwater basins. (See § 390-55H for plants for stormwater basins.)

(a) Lawn grass areas shall be sodded or hydro-seeded to minimize erosion during the establishment period; and, once established, these areas shall be maintained at a height of not more than six inches.

(b) Naturalized cover plants, such as wild flowers, meadows, and nonaggressive grasses specifically designed for the permanently wet, intermittently wet, and usually dry areas of stormwater basins, may be planted as an alternative to lawn grass provided:

[1] The plantings provide continuous cover to all areas of the basin.

[2] The plantings do not interfere in the safe and efficient function of the basin as determined by the Township Engineer.

(c) Trees and shrubs shall be allowed in and around stormwater basins, provided no interference is caused to the proper function of the basin; and trees or shrubs shall not be planted on an impoundment structure or dam.

(2) Basin shape. Basin shape shall incorporate curvilinear features to blend with the natural surrounding topography; and the use of sharp geometric shapes shall be avoided.

(3) Basin grades. Minimum grades inside stormwater basins shall be 1% unless infiltration is an integral part of the design; and maximum side slopes of the basin shall be 33% (3:1 slope).

(4) Buffers. Stormwater basins shall be buffered with landscaping from adjacent properties in accord with § 390-55F.

F. Buffers and screens.

(1) Property lines and site elements. All subdivisions and land developments shall be landscaped with the following two components:

(a) Property line buffers that act to integrate new development with its surroundings and to separate incompatible land uses.

(b) Site element screens that act to minimize or eliminate views to certain other site elements.

(2) Minimum requirements. The requirements in this § 390-55F are minimum standards; additional plants, berms, or architectural elements may be required by the Township as necessary to meet the intent of this § 390-55 or may be included in the plan at the applicant's discretion.

(3) Property line and road right-of-way buffer requirements.

(a) Property line and road right-of-way buffers shall be required for the following types of development:

[1] All nonresidential development.

[2] All multifamily development.

[3] All single-family detached developments unless a better design is approved by the Township.

[4] All mobile home parks.

(b) An on-site investigation by the applicant shall identify the adjacent land uses along each property boundary. In the case of vacant land, the uses permitted by Chapter 470, Zoning, shall be used. The existing or zoned uses shall be noted on the plan; and, in the case of several permitted uses on a site, the most restrictive requirements shall apply. The Township shall make the final determination of the designation of the existing or zoned land uses.

(c) The width and quantity and type of plants required shall be determined by the intensity of the proposed land use and the adjacent land use, vacant land, or zoning district, according to Table 390-55-1.

Table 390-55-1 Property Line and Road Right-of-Way Buffers [See § 390-15F(3) for buffer intensity requirements.]
Property Line Buffers applies to side and rear property lines
	Adjacent Use
Proposed Use	Office/ Institutional Public Recreation	Commercial/ Industrial	Multifamily Mobile Home Park	Single-Family Two-Family
	Buffer Type/Width (feet)
Office/Institutional	Low/10	Low/10	Medium/15	High/20
Commercial/ Industrial	Medium/15	Low/10	High/20	High/20
Residential*	Low/10	Medium/15	Low/10	Medium/15
Active recreation (play fields, golf courses, swim clubs, etc.)	Low/10	None	Low/10	Low/10

NOTES:
*	Buffers are required for all multifamily and mobile home parks

	Parking Lot Buffers Along Road Rights-of-Way
	Size of Parking Lot	Buffer Type/Width (feet)
	10 spaces or less	Low/10
	11 to 50 spaces	Medium/20
	More than 50 spaces	High/30

(d) Buffer area location and dimensions.

[1] The buffer area may be included within the front, side, or rear yard setback.

[2] The buffer area shall be a continuous pervious planting bed consisting of trees and shrubs, grass or ground cover.

[3] Parking shall not be permitted in the buffer area.

[4] Site element screens shall be permitted in the buffer area.

[5] Stormwater basins shall be permitted in the buffer area.

(e) Plant quantities and types. In accord with Table 390-55-1, for every 100 linear feet of property line to be buffered, the following minimum quantities and types of plants shall be required:

	Buffer Type	Plants (per 100 linear feet)
	Low	2 canopy trees; and
		1 ornamental tree
	Medium	2 canopy trees;
		2 ornamental trees; and
		2 evergreen trees
		(15 shrubs may be substituted for 1 ornamental tree)
	High	5 evergreen trees;
		2 ornamental trees; and
		2 canopy trees
		(30 shrubs may be substituted for 1 ornamental tree)

(f) Design criteria:

[1] The required plants shall be distributed over the entire length and width of the buffer area.

[2] Buffer plants may be arranged symmetrically (formal) or asymmetrically (informal) and may be grouped to form plant clusters. However, informal groupings that reflect the natural character of the region are encouraged.

[3] Plants shall be spaced to provide optimum growing conditions.

[4] A variety of tree species is required as follows:

	Number of Trees	Minimum Number of Tree Species	Maximum Percent of Any One Species
	0 to 5	1	100%
	6 to 15	2	50%
	16 to 30	3	40%
	31 to 50	4	30%
	51+	6	20%

[5] All plants shall meet the requirements of § 390-55G.

(g) Existing healthy trees, shrubs, or woodlands may be substituted for part or all of the required plants with the approval of the Township. The minimum quantities and/or visual effect of the existing vegetation shall be equal to or exceed that of the required buffer as determined by the Township.

(h) Existing topographic conditions, such as embankments or berms, in conjunction with existing vegetation, may be substituted for part or all of the required property line buffers with the approval of the Township. The minimum visual effect shall be equal to or exceed that of the required buffer.

(4) Site element screens.

(a) Site element screens shall be required in all proposed land developments around the following site elements, when these are located partially or fully within 100 feet of a property line or existing road right-of-way:

[1] Parking lots.

[2] Dumpsters, trash disposal, or recycling areas.

[3] Service or loading docks.

[4] Outdoor storage.

[5] Vehicle storage.

[6] Multifamily rear yards.

[7] Active recreation facilities.

[8] Detention basins.

[9] Sewage treatment plants and pump stations.

Table 390-55-2 Site Element Screens [See § 390-55F(4)(f) for screen types and design criteria.]
	Existing Adjacent Land Use (or zoned uses when undeveloped*)
Proposed Use	Office or Institutional	All Other Nonresidential	Single-Family, Two-Family, Townhouses	All Roads
Dumpster, trash, or recycling area	4 or 8	3 or 4	4 or 8	4 or 8
Service or loading docks	2 or 5	—	2 or 5	2 or 5
Outdoor sales yard and vehicle storage (excluding vehicle sales areas)	1	1	1	1, 7 or 9
Multifamily rear yards	—	—	—	6
Active recreation facilities (tennis, basketball, court games, etc.)	—	—	7	—
Retention or detention basins	6	—	6	—
Sewage treatment plants and pump stations	1 or 8	—	1 or 8	1 or 8

NOTES:
*	When residential and nonresidential uses are allowed by the zoning district on undeveloped adjacent land, the residential requirements shall apply.

(b) An on-site investigation by the applicant shall identify the adjacent land uses along each property boundary. In the case of vacant land, the uses permitted by Chapter 470, Zoning, shall be used. The existing or zoned uses shall be noted on the plan; and, in the case of several permitted uses on a site, the most restrictive requirements shall apply. The Township shall make the final determination of the designation of the existing or zoned land uses.

(c) The type of site element screen required shall be determined by the site element and the adjacent existing land use or zoned use in the case of vacant land, according to Table 390-55-2.

(d) Site elements not included in the above list that have similar visual impact shall be screened in accord with requirements for the most similar elements as determined by the Township.

(e) The site element screen shall be placed between the site element and the property line and shall be designed to block views to the maximum extent possible. Unless the screen is most effective at another location, it shall be located as close as possible to the site element and shall surround the element without impeding function or encroaching on sight triangles.

(f) Screen types and design criteria. The following types of screens shall be used where specified in Table 390-55-2.

	Screen Type	Design Criteria
	Screen Type No. 1 Evergreen or deciduous shrubs	Shrubs shall be placed three feet on center in a minimum 5-foot-wide bed surrounding the site element and arranged to provide a continuous hedge-like screen up to a minimum height of 3.5 feet at maturity. Shrubs may be clipped to form a hedge or left in their natural habit
	Screen Type No. 2 Double row of evergreen trees	A double row of evergreen trees shall be placed 10 feet on center and offset 10 feet to provide a continuous screen at a minimum height of 12 feet at maturity
	Screen Type No. 3 Opaque fence	A 6-foot opaque fence surrounding the site element on at least three sides
	Screen Type No. 4 Opaque fence with ornamental trees and shrubs	A 6-foot opaque fence surrounding the site element on at least 3 sides with additional plantings at the minimum rate of 3 shrubs and 2 ornamental trees or large shrubs for each 10 linear feet of proposed fence, arranged formally or informally next to the fence
	Screen Type No. 5 Architectural extension of the building	An 8-foot minimum height architectural extension of the building (such as a wing wall) shall enclose service or loading docks. The building materials and style of the extension shall be consistent with the main building
	Screen Type No. 6 Berm with ornamental trees	A 2-foot-to-3-foot-high continuous curvilinear berm with ornamental trees at the rate of 1 tree for every 20 feet, clustered or arranged informally. The maximum slope of the berm shall be 3:1
	Screen Type No. 7 A 2-foot-to-3-foot-high continuous curvilinear berm with grass alone	The maximum slope of the berm shall be 3:1
	Screen Type No. 8 Evergreen hedge	An evergreen hedge (such as arborvitae, chamaecyparis, etc.) with a minimum height at planting of 6-foot plants, 4 feet on center maximum
	Screen Type No. 9 Low wall	A wall of brick or stone (not concrete block), at least 50% opaque, no less than 3 and no more than 4 feet in height

(g) Existing healthy trees, shrubs, or woodlands may be substituted for part or all of the required plants with the approval of the Township. The minimum quantities and/or visual effect of the existing vegetation shall be equal to or exceed that of the required screen.

(h) Existing topographic conditions, such as embankments or berms may be substituted for part or all of the required screen with the approval of the Township. The minimum visual effect shall be equal to or exceed that of the required screen.

(i) The applicant may propose the use of alternative screen types or changes in plants or designs which fulfill the intent of this chapter, with the approval of the Township.

(j) Plants shall meet the specifications of § 390-55G. Use of plants selected from the List of Acceptable Plants in § 390-55H is recommended.

G. Materials specifications, maintenance, and guarantee. The following standards shall apply to all plants or trees as required under this chapter:

(1) General requirements.

(a) The location, dimensions, and spacing of required plantings shall be adequate for their proper growth and maintenance, taking into account the sizes of such plantings at maturity and present and future environmental requirements, such as wind, soil, moisture, and sunlight.

(b) Plants shall be selected and located where they will not contribute to conditions hazardous to public safety. Such locations include, but are not limited to, public street rights-of-way, underground and aboveground utilities, and sight triangle areas required for unobstructed views at street intersections.

(c) Plastic or other artificial materials shall not be used in place of plants.

(2) Plant specifications.

(a) All plants shall meet the minimum standards for health, form, and root condition as outlined in the latest edition of the American Association of Nurserymen (AAN) Standards.

(b) All plants shall be selected for hardiness and shall be suitable for planting in the United States Department of Agriculture Hardiness Zone applicable to the Township, and to the specific localized microclimate and micro environment of the planting site.

(c) Canopy trees, sometimes called "shade trees," shall reach a minimum height or spread of 30 feet at maturity as determined by the AAN Standards and shall be deciduous. New trees shall have a minimum caliper of 2.5 inches at planting.

(d) Ornamental trees or large shrubs shall reach a typical minimum height of 15 feet at maturity, based on AAN Standards. Trees and shrubs may be deciduous or evergreen and shall have a distinctive ornamental character such as showy flowers, fruit, habit, foliage, or bark. New ornamental trees shall have a minimum height of six feet or one-and-a-half-inch caliper. New large shrubs shall have a minimum height of 2.5 feet to three feet at the time of planting.

(e) Small shrubs may be evergreen or deciduous and shall have a minimum height at maturity of four feet based on AAN Standards. New shrubs shall have a minimum height of 18 inches at the time of planting.

(f) Evergreen trees shall reach a typical minimum height of 20 feet at maturity based on AAN Standards for that species and shall remain evergreen throughout the year. New evergreens shall have a minimum height at planting of six feet to seven feet.

(3) Maintenance.

(a) Required plants shall be maintained in a healthy, vigorous condition and be kept free of refuse and debris for the life of the project to achieve the required visual effect of the buffer or screen. It shall be the ultimate responsibility of successive property owners to ensure that the required plants are properly maintained. Dead or diseased plants shall be removed or treated promptly by the property owner and replaced at the next growing season.

(b) All sight triangles shall remain clear; and any plants that could endanger safety such as unstable limbs shall be removed and the plants replaced if necessary. It shall be the responsibility of the property owner to maintain all plants and architectural elements to assure public safety.

(c) Maintenance guidelines for the plants are encouraged to be published by the planting plan designer and be used by grounds maintenance personnel to ensure that the design's buffering and screening concepts are continued.

(4) Landscape replacement; performance guarantee.

(a) Any tree or shrub that dies within 18 months of planting shall be replaced by the current landowner or developer. Any tree or shrub that within 18 months of planting or replanting is deemed, in the opinion of the Township, not to have survived or not to have grown in a manner characteristic of its type shall be replaced. Substitutions for certain species of plants may be made only when approved by the Township.

(b) Landscaping shall be considered an improvement for the purposes of installation and the provision of a performance guarantee in accord with of this chapter. In addition, the developer or landowner shall provide to the Township a performance guarantee equal to the amount necessary to cover the cost of purchasing, planting, maintaining, and replacing all vegetative materials for a period of 18 months following the installation and approval of the landscaping.

H. List of acceptable plants. All plants used for landscaping and vegetative cover shall be selected from the List of Acceptable Plants attached hereto as Appendix A.[2] The list is intended to offer a broad selection of plants suitable for the various required landscapes required by this chapter. Native plants are indicated for use in natural or naturalized settings. Plants not found on the list may be substituted, provided that the Township determines that the requirements of § 390-55G(2) are satisfied and the plants are suitable for the proposed purpose and location.

[2] Editor's Note: Said appendix is included as an attachment to this chapter.

I. Plan requirements. All areas of the site shall be included in the landscaping plan, and buffers, screening, and those areas immediately adjacent to buildings and walkways shall be given extra consideration. Landscape plans shall be submitted concurrently with all preliminary and final plans. Landscape plans shall be prepared by a landscape architect licensed and registered to practice by the Commonwealth of Pennsylvania or other person deemed qualified by the Township. In addition to the information required by the other plan information provisions of this chapter, the following information shall be provided:

(1) The preliminary landscape plan shall show the following:

(a) Existing features. The location and character of existing buildings; mature trees standing alone; location and elevation of major specimen trees (12 inches or greater dbh) in any area of the site proposed for development; outer limits of tree masses and other existing vegetation; and the location of floodplain, wetlands, and other natural features that may affect the location of proposed streets, buildings, and landscape plantings.

(b) Proposed landscaping.

[1] Approximate location of all proposed landscaping required by this chapter.

[2] Demarcation of existing vegetation "TO REMAIN" or "TO BE REMOVED" and the means of protecting existing vegetation during construction.

[3] Approximate location of proposed buildings, paving, utilities, or other improvements.

(2) The final landscape plan shall show the following:

(a) Location of all outside storage and trash receptacle areas.

(b) Sidewalks, berms, fences, walls, freestanding signs, and site lighting.

(c) All existing and proposed contours at an interval deemed adequate by the Township to determine the relationship of planting and grading areas with slopes in excess of 3:1.

(d) Existing mature trees, woodland, and tree masses to remain.

(e) Existing mature trees, woodland, and tree masses to be removed.

(f) Location of all proposed landscaping, including required street trees, stormwater basin landscaping, parking lot landscaping, property line buffers, and site element screen landscaping.

(g) A planting schedule listing the scientific and common name, size, quantity, and root condition of all proposed plants.

(h) A schedule showing all landscape requirements and plants proposed for each category.

(i) Planting details, including method of protecting existing vegetation, and landscape planting methods.

(j) Information in the form of notes or specifications concerning seeding, sodding, ground cover, mulching, and the like, etc.

(k) A detailed cost estimate shall be submitted, showing the value of all proposed landscaping, including all labor and materials.

§ 390-56 Lighting.

A. Outdoor lighting.

(1) Intent.

(a) The intent of this section is to require and set standards for temporary and permanent outdoor lighting in places where public health, safety and welfare are potential concerns. The Outdoor Lighting Ordinance shall protect drivers and pedestrians from the glare of nonvehicular light sources that shine into their eyes and thereby impair safe traverse and protect neighbors and the night sky from nuisance glare and stray light from poorly aimed, placed, applied, maintained or shielded light sources.

(b) The enforcement of this section is intended to be primarily, but note solely, on a complaint basis.

(2) Applicability.

(a) The requirements herein apply to outdoor lighting for uses including the following: business, personal service, multifamily residential, commercial, industrial, public recreational and institutional, except Subsections A(6) and (7), which apply to all uses, except for outdoor athletic facility lighting fixtures. [See § 390-56A(8)(c).][1]

[1] Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).

(b) The Township may require lighting to be incorporated for other uses or locations, as deemed necessary.

(c) The requirements contained herein apply to lighting in all above-mentioned uses as well as, but not limited to, sign, architectural, and landscape lighting.

(d) The requirements herein do not apply to streetlights and traffic lights located in the public right-of-way and owned by the Township.

(e) Emergency lighting, as may be required by any public agency or utility company while engaged in the performance of its duties, is exempt from the requirements of this section.

(f) Seasonal holiday lighting or illumination of the American and state flags shall be exempt from the requirements of this section, provided that such lighting does not produce glare on roadways and neighboring residential properties.

(3) Definitions. As used in this section, the following terms shall have the meanings indicated:

ARCHITECTURAL LIGHTING

A lighting arrangement primarily used to highlight a building, landscape feature, facade, or other feature, and is not used for pedestrian or vehicular traverse.

FOOTCANDLE

A unit of light intensity stated in lumens per square foot and measurable with an illuminance meter, aka "footcandle" or "light meter."

GLARE

The sensation produced by lighting that causes annoyance, discomfort or loss in visual performance and visibility to the eye.

IESNA

Illuminating Engineering Society of North America.

IESNA FULL CUTOFF

A lighting fixture standard whereby the fixture is shielded in such a manner that no light is emitted above a horizontal plane passing through the lowest point of the light-emitting element, so that direct light emitted above the horizontal plane is eliminated.

ILLUMINANCE

The quantity of light measured in footcandles or lux. 1 LUX = 0.929030436 footcandles, 1 NITS = 3.145 LUX

ILLUMINATION TRESPASS

Light emitted by a luminaire installation, which is cast beyond the boundaries of the property on which the lighting installation is sited.

LUMENS

As used in the context of this section, the light-output rating of a lamp (light bulb) or light source.

LUMINAIRE

A complete lighting unit.

MOUNTING HEIGHT

The distance from the finished face of the surface being illuminated to the optical center of the luminaire.

OUTDOOR ATHLETIC FACILITY LIGHTING FIXTURE

A lighting fixture used to illuminate the air space and playing surface of a planned and engineered facility approved by the Township in which organized athletic events are performed in an open-air and outdoor field, court, rink, track, pool or other similar setting.

(4) Plan submission.

(a) Lighting plans shall be submitted for reviews and approval of any installation of lighting in connection with a land development application for any use identified in Subsection A(2) of this section. Lighting plans shall include the following:

[1] A site plan, complete with all structures, parking spaces, building entrances, traffic areas (both vehicular and pedestrian), vegetation that might interfere with lighting, and adjacent uses that might be adversely impacted by the lighting, containing a layout of all propose fixtures by location and type.

[2] Description of the proposed equipment shall be included, including fixture catalog cuts, photometrics, glare-reduction devices, lamps and mounting heights.

[3] When requested by appropriate officers or agents of the Township, the applicant shall also submit a visual-impact plan that demonstrates appropriate steps have been taken to mitigate on-site and off-site glare, including but not limited to a plot plan with a matrix of the calculated footcandles with measurements 10 feet into the neighboring properties including those on the opposite side of a public right-of-way or public roadway, at five feet above the ground.

(b) Notification must be sent to the Township Manager or his/her designee before any post-approval alterations to lighting plans or intended substitutions from approved lighting equipment are made. Post-approval alternations or intended substitutions to the approved lighting plan must meet the requirements of the originally approved plan.

(5) Design standards.

(a) All lighting fixtures for off-street parking areas, off-street loading areas, driveways and for safety of persons and property must meet IESNA full cutoff.

(b) All fixtures for pedestrian areas and walkways must meet IESNA full cutoff.

(c) The maximum height of light fixtures, including the mounting base, is as follows:

[1] Full-cutoff fixtures with 44,000 lumen lamps maximum. In parking lots: 20 feet AFG (above finished grade).

[2] Full-cutoff fixtures with 115,000 lumen lamps maximum shall be permitted only in large (100 spaces or more) commercial, institutional and industrial parking lots, except when the facility is adjacent to a residential district or use or an environmentally sensitive area: not less than 25 feet nor more than 30 feet AFG.

[3] Mounting heights of 25 feet to 30 feet shall not be permitted when located less than 100 feet from a residential district or use.

[4] Decorative, cutoff or fully shielded fixtures with 17,500 lumen lamps maximum: 16 feet AFG.

[5] Fully shielded bollard fixtures with 6,200 lumen lamps maximum: 42 inches AFG.

(d) Recreational light fixtures shall comply with the standards and regulations set forth by Subsection A(8) of this section.

(6) Performance standards.

(a) All lighting shall be effectively shielded and shall be installed and/or aimed so as to shield nearby public or private property from direct glare that may create a safety hazard.

(b) Illumination trespass standards from one property to another shall be as follows:

[1] In no case shall illumination exceed 0.5 footcandle, when measured, line of sight, at the property line of an aggrieved property of nonresidential use.

[2] In no case shall illumination exceed 0.3 footcandle, when measured, line of sight, at the property line of an aggrieved property of residential use, except between properties that share a lot line with no required setback, in which case it shall not exceed two footcandles.

(c) The use of floodlights and wall-mounted luminaires shall not be permitted to illuminate parking areas unless it can be proven to the satisfaction of the Township that the employment of no other means is possible.

(d) Architectural lighting, as defined by this section, shall be aimed or directed so as to preclude light projection beyond the immediate object or objects intended to be illuminated. All such lighting shall be extinguished between the hours of 11:00 p.m. and 6:00 a.m.

(e) Glare control shall be accomplished primarily through the proper selection and application of lighting equipment. Only after those means have been exhausted shall vegetation, fences, and similar screening methods be considered acceptable for reducing glare.

(f) Under-canopy lighting for such applications as gas/service stations, hotel/theater marquees, and fast-food/bank/drugstore drive-ups shall be accomplished using flat-lens full-cutoff luminaires aimed straight down and shielded in such a manner that the lowest opaque edge of the luminaires shall be below the light source and its light-directing surfaces, at all lateral angles round the luminaires.

(7) Enforcement and compliance.

(a) The landowner is responsible if installed lighting is not compliant with the lighting plan approved by the Board of Commissioners. The Township may conduct a post-installation inspection to verify compliance with the approved plan. After installation, the Township by way of an authorized enforcement officer, may require the landowner, at the landowner's expense to make adjustments, remedial measures, or other means to comply with the approved lighting plan.

(b) Notwithstanding the installation date or preexisting conditions of a lighting fixture or arrangement, if the Township determines that the standards set forth in Subsection A(6) are not met, the Township, by way of an authorized enforcement officer, may require the landowner, at the landowner's expense, to make adjustments, remedial measures, or other means to comply with the lighting standards.

(c) Notwithstanding the above regulations of this section, if at any time the Township deems a lighting fixture or arrangement to be a potential safety hazard or nuisance, it may, at the landowner's expense, require the landowner to make adjustments, remedial measures, or other means to mitigate or prevent the potential hazard or nuisance. In determining a potential nuisance, the authorized officer of the Township must take the following into consideration:

[1] The measurement of the amount of illuminance, in footcandles, at the spot where the lighting fixture or arrangement is causing the potential nuisance.

[2] Whether the suspect lighting fixture or arrangement complies with the standards set forth in Subsection A(6).

(8) Special regulations for outdoor athletic facilities.

(a) Proposed outdoor athletic facility lighting fixtures, as defined by this section, are permitted as a conditional use in any zoning district, subject to the condition that the applicant can demonstrate to the Board of Commissioners that the neighboring properties can be sufficiently protected from any adverse effects.

(b) Whenever outdoor athletic facility lighting fixtures are proposed, the Board of Commissioners may require additional screening and buffering requirements to protect the neighboring properties from glare.

(c) Outdoor athletic facility lighting fixtures approved by the Township are exempt from the design and performance restrictions of Subsections A(5) and A(6) of this section.

(d) Outdoor athletic facility lighting fixtures may only be turned on for official games or practices of a duly registered team in an organized league recognized by the Township and only for the specific playing fields being used.

(e) Outdoor athletic facility lighting fixtures shall be extinguished between the hours of 11:00 a.m. and 6:00 p.m.

B. Road, parking area and building lighting. Road lights may be required when considered necessary by the Board of Commissioners and shall be of such design and spacing as required by the Board of Commissioners. A lighting plan shall be provided by the developer when required and shall include details for lighting of roads, parking areas and buildings. Road lights shall be required for all major subdivisions unless the developer documents that such lighting is not necessary and a modification is granted by the Board of Commissioners. All lighting shall comply with the standards of the Illuminating Engineering Society (IES) of North America.

§ 390-57 Wetlands.

A. Identification. If a proposed subdivision or land development includes any area that is suspected of being a wetland, then a professional wetland delineation may be required. The Township may require that the applicant obtain a jurisdictional determination from the United States Army Corps of Engineers. Until such time as the Board of Commissioners has approved application, the wetland limits shall be visibly identified in the field.

B. State and federal regulations. Any approval under this chapter shall be conditioned upon compliance with federal and state wetland regulations. The Board of Commissioners may refuse to approve a plan for recording or delay the issuance of permits until an applicant documents such compliance.

C. Buffers. The wetland buffers required by Chapter 470, Zoning, and Chapter 365, Stormwater Management, shall be provided and shall be shown on the plan.

D. Mitigation. Compensatory mitigation projects required as part of federal or state permits shall be shown on plans. Future lot owners whose property encompasses all or part of a mitigation area shall be notified that the portion of their property which includes the mitigation area may not be altered, and is considered a jurisdictional wetland by the federal and state governments. Lot owners may be responsible for maintenance of mitigation areas. In order to help ensure the long-term viability of wetland mitigation efforts, the Township discourages multiple ownership of mitigation areas. Ownership by one individual or a homeowners' association is encouraged. Owners of the wetland mitigation areas must be clearly identified on the plan.

E. Protection. Where the study shows the existence of wetland areas, the delineated boundary shall be properly fenced to prevent encroachment. Snow fence or other acceptable material shall be used (the use of silt fence is not acceptable). The fence shall be properly installed, at a minimum distance of 20 feet outside the delineated boundary, prior to any construction or issuance of building permits. No land shall be disturbed within any required buffer area except in accord with Township requirements. The fence must be properly maintained until all occupancy permits have been issued and/or for the extent of all construction.

§ 390-58 Common open space, recreation areas and in-lieu fees.

A. Purposes.

(1) To provide adequate open spaces, recreational lands and recreational facilities to serve new inhabitants/occupants of new subdivisions/land developments, for both active and passive recreation, as is specifically authorized by Section 503(11) of the Pennsylvania Municipalities Planning Code (MPC);[1] and

[1] Editor's Note: See 53 P.S. § 10503(11).

(2) To recognize and implement the Official Recreation Plan adopted by Pocono Township.

B. Applicability.

(1) This § 390-58 shall apply to any subdivision for which a preliminary plan or a combined preliminary/final plan and any land development for which a plan is submitted after the effective date of this § 390-58.

(2) This section shall not, however, apply to plans that the Board of Commissioners determines only involve adjustments or corrections to an approved preliminary plan or a preliminary plan that was before the Township for consideration as of the date of the adoption of this section, provided the adjustments do not increase the number of proposed dwelling units.

C. Submission, review and information.

(1) The proposal for common open space, installation of recreation facilities and/or fees shall be offered for review by the Planning Commission and the Pocono Township Park and Recreation Committee.

(2) The Board of Commissioners may require changes to the proposal for common open space, recreational facilities and/or fees in compliance with this § 390-58. If an applicant does not prove compliance with this § 390-58 or refuses to dedicate common open space where the Board of Commissioners does not agree to fees-in-lieu of land dedication, the Board of Commissioners shall have grounds to deny approval of the submission.

(3) The applicant shall submit the following with the subdivision or land development plan:

(a) A description of the anticipated population characteristics of the future occupants of the subdivision/land development, such as likely age groups.

(b) The method by which the applicant wishes to comply with the requirements of this § 390-58, such as payment of recreation fees, dedication of public recreation land, dedication of land to a homeowners' association, construction of recreational facilities, or another method.

(4) The preliminary and final plans shall contain a sheet depicting the land proposed for use in meeting common open space and recreational facilities requirements, or a note stating that the applicant proposes to pay fees-in-lieu of land. The plan shall also describe any improvements or facilities that the applicant proposes to make to the land.

D. Limitations on use of fees.

(1) Any fees collected under this § 390-58 shall be placed in an interest-bearing account and shall be accounted for separately from other Township funds. Such account shall be controlled by Pocono Township, and any interest earned shall be added to and become a part of the funds in that account.

(2) To ensure that the lands and facilities are accessible to the inhabitants of the subdivision/land development(s) that paid fees towards their cost, such fees shall only be used within a five-mile radius of the boundaries of the subdivision or land development that paid the fees, unless the Board of Commissioners determines that a proposed improvement is regional in nature and would clearly serve the entire population of the Township. In addition, the Township may commit fees to public recreation areas in adjacent townships or boroughs that would be intended to serve the inhabitants of the subdivision/land development where the fees originated.

(3) Such fees shall only be used for the following: acquisition of public open space, development of public active or passive recreation facilities, landscaping of public open space, and closely related engineering and design work.

E. Land dedication. Any subdivision or land development regulated under this § 390-58 shall be required to dedicate the specified amount of common open space, unless the Board of Commissioners and the applicant mutually agree to the payment of recreation fees-in-lieu of land, the construction of recreational facilities, the reservation/donation of common open space through an allowed alternative ownership method, or a combination of any of the foregoing.

(1) Generally, it is the intent of this § 390-58 that subdivisions/land developments of five or fewer dwelling units or under five acres of nonresidential land, that do not include land that is adjacent to existing publicly owned land, should pay a recreation and open space fee in lieu of dedicating land and/or constructing recreational improvements. However, if the applicant does not agree to pay such fees, then land shall be required to be dedicated.

(2) The land and fee requirements of this § 390-58 shall be based upon the number of new dwelling units that would be permitted on the lots of a subdivision or land development after approval.

(3) Prime open space. For the purposes of this § 390-58, the term "prime open space" shall mean land proposed to be dedicated as common open space that would meet all of the following standards:

(a) Less than six-percent slope;

(b) Not a wetland under federal and/or state regulations;

(c) Be part of a contiguous tract of at least two acres (which may include existing adjacent common open space); and

(d) Not be within the one-hundred-year floodway as defined by official floodplain maps of the Township, as prepared by the Federal Emergency Management Agency.

(4) Amount of residential common open space. If a subdivision or land development is required to dedicate common open space, the following amounts for each permitted new dwelling unit shall apply, unless revised by resolution of the Board of Commissioners:

	Percentage of the Total Required Common Open Space That Would Meet the Definition of "Prime Open Space"	Minimum Required "Common Open Space" Per Permitted Dwelling Unit (square feet)
	0% to 25.0%	5,200
	25.1% to 75.0%	2,600
	75.1% to 100%	1,300

(5) Amount of nonresidential common open space. If a nonresidential subdivision or land development is required to dedicate common open space, the following amounts of common open space shall be required, unless revised by resolution of the Board of Commissioners:

	Percentage of the Total Required Common Open Space That Would Meet the Definition of "Prime Open Space"	Minimum Percentage of Development Tract Required To Be Dedicated as "Common Open Space"
	0% to 25.0%	6%
	25.1% to 75.0%	4%
	75.1% to 100%	3%

(6) Other ordinances. Any required land dedication or fees under this § 390-58 shall be in addition to any land dedication or improvement requirements of any other Township ordinance.

F. Fees. If the Board of Commissioners and the applicant agree that a proposed subdivision or land development will pay fees-in-lieu of dedicating open space, this fee shall be as established by the Township Fee Schedule, which may be updated by resolution of the Board of Commissioners.

G. Decision on land vs. fees. It is desirable to reach a tentative agreement on whether land dedication or a permissible alternative is to be applicable at the sketch plan stage, although the formal decision shall be made during the review of the first official plan submission. The Township reserves the right to determine, on a case-by-case basis, whether dedication of land or the payment of an in-lieu fee is preferable. The Township should, at a minimum, consider the following in making this determination:

(1) Whether the land in that location would serve a valid public purpose,

(2) Whether there is potential to make a desirable addition to an existing public or school district open space and/or recreation area, and/or greenway corridor identified in the Official Recreation Plan.

(3) Whether the proposed land would meet the objectives and requirements of this § 390-58 and any relevant policies of the Township or Regional Comprehensive Plan and the Official Recreation Plan.

(4) Whether the area surrounding the proposed development has sufficient existing recreation and open space land, and whether it is possible for pedestrians and bicyclists to reach those lands,

(5) Any recommendations that may be received from the Planning Commission, the Township Engineer, the Pocono Township Park Board, any other Township park and/or recreation commission, the Pocono Mountain School Board or School District staff.

H. Common open space and recreation land to be dedicated. Common open space and recreation land shall be preserved, owned and maintained in accord with § 390-39 of this chapter and the following:

(1) Suitability.

(a) Land required to be dedicated shall be suitable for its intended purpose, in the determination of the Board of Commissioners, as park land, noncommercial active or passive recreation uses, preserved open space and/or the construction of permanent noncommercial recreational facilities. The applicant shall state what improvements, if any, the applicant intends to make to the land to make it suitable for its intended purpose, such as grading, landscaping, or development of trails. Such land shall be free of construction debris at the time of dedication.

(b) Land that is not suitable for active or passive recreation shall not be permitted to meet the requirements of this § 390-58, including, but not limited to:

[1] Areas within a stormwater detention basin that are not suitable for recreation. Portions intended for active recreation shall be well drained, of less than 4% average finished slope and not require filling in of a wetland for use.

[2] Areas within existing or proposed street rights-of-way.

[3] Areas needed to meet a requirement for an individual lot.

[4] Areas within driveways providing access to other lots/lands.

[5] Portions of land that have a width of less than 50 feet.

(2) Priority. Priority shall be given to dedication of land that:

(a) Would be suitable for additions to existing public schools and public parks; or

(b) Would preserve woods, steep slopes or other important natural features or land along a creek or river; or

(c) Would be suitable for centralized active recreation; or

(d) Would connect to open space areas through greenways; or

(e) Would serve as passive recreation for hiking and related activities.

(3) Access and contiguousness. Common open space within a subdivision or land development shall be contiguous, except as may be specifically exempted by the Board of Commissioners, and shall have adequate access for maintenance and by pedestrians.

(4) Lands close to buildings. For the purposes of this § 390-58, no land shall be used to meet the minimum common open space requirements of this § 390-58 if such land is within:

(a) Twenty feet of any building, other than a noncommercial recreation building or a building necessary to support maintenance of the open space; or

(b) Fifteen feet of any vehicle parking areas, other than parking areas specifically developed to only serve the common open space for noncommercial recreation.

(5) Open space requirements in other ordinances. Any required land dedication or fees under this § 390-58 shall be in addition to any land dedication or improvement requirements of any other Township ordinance.

(6) Sewage facilities in common open space. Sewage facilities of adjoining lot/unit owners within that subdivision/land development may be located as an alternate location on the common open space when lot size does not allow an alternate sewage disposal site. Adequate easements shall be established to clarify rights and responsibilities. Community sewage facilities for that subdivision/land development may be located in the common open space subject to review by the Township Planning Commission and approval by the Township Board of Commissioners to determine if the proposed facilities are compatible to the proposed use of the open space. If buildings are associated with the sewage disposal, additional open space shall be provided in an amount equal to the space occupied by the building.

(7) Wells. Wells of adjoining lot/unit owners within that subdivision/land development or community water supplies for that subdivision/land development may be located in common open space when using a conservation subdivision design. Adequate easements shall be established to clarify rights and responsibilities. If buildings are associated with the water supply, additional open space shall be provided in an amount equal to the space occupied by the building.

(8) Residual lands. If only a portion of a larger tract of land is currently proposed to be subdivided, or the applicant owns one or more adjacent tracts that are not currently proposed to be subdivided, the applicant shall provide a sketch of a possible future land dedication on these adjacent lands in case they would be developed in the future.

(9) Coordination with future adjacent dedication. The Board of Commissioners may require that a required land dedication within a property currently being subdivided/developed be placed along an edge of the property so that it may, in the future, be combined with open space on the edge of an adjoining property when that adjoining property is subdivided or developed. The intent is to coordinate currently proposed open space with future development, over the long-term.

I. Combination of land and fees. Upon mutual agreement of the Board of Commissioners and the applicant, the Township may accept a combination of common open space and fees-in-lieu of land to meet the requirements of this § 390-58 for a subdivision or land development. For a residential development, this combination shall be based upon the common open space requirement applying for a certain number of dwelling units and the fee-in-lieu of land requirement applying for the remaining number of dwelling units. Section 390-58H shall be considered when applying this § 390-58I.

J. Timing of residential fees. Fees required by this § 390-58 for all of the permissible dwelling units shall be paid prior to the recording of the final plan, except as follows:

(1) If the required fee would be greater than $2,000, and the applicant and the Board of Commissioners mutually agree in a binding development agreement to the payment of all such fees prior to the issuance of any building permits within each clearly defined phase or subphase of the development, then such fees are not required to be paid prior to recording of the final plan, but may instead by paid within the requirements of that development agreement.

(2) If the applicant and the Board of Commissioners mutually agree to the payment of such fees in installments, then all such fees shall not be considered to be paid for the purposes of any applicable time limitations for use under the Municipalities Planning Code[2] until all such fees are paid in full, including all installments and phases.

[2] Editor's Note: See 53 P.S. § 10101 et seq,

K. Timing of nonresidential fees. Fees required by this § 390-58 for any nonresidential subdivision or land development shall be paid prior to the recording of the final plan of a subdivision or land development, as applicable.

L. Facilities in place of land or fees. If there is mutual agreement by the Board of Commissioners and the applicant, the requirements of this § 390-58 may be met:

(1) By the applicant constructing agreed-upon permanent noncommercial recreation facilities within the proposed subdivision or land development or on nearby public open space, if the applicant clearly proves to the satisfaction of the Board of Commissioners that those facilities will be approximately equal in market value to the land or fees that would otherwise be required, and would reduce the future burden upon the Township in providing for recreational facilities. Such facilities do not necessarily need to be open to the public if they are not constructed on publicly owned land, but such facilities shall, at a minimum, be open to residents of the subdivision or land development in connection with the approval of which the facilities are constructed; or,

(2) If the applicant donates appropriate public recreation land to the Township or the Pocono Mountain School District, which the Board of Commissioners determines to be suitable for public recreation. In such case, the applicant shall provide a written appraisal from a Pennsylvania licensed real estate appraiser that the fair market value of the donation is equal to or greater that the amount of the value of land that would otherwise be required to be dedicated or the amount of the fee-in-lieu of dedication.

§ 390-59 Off-street parking and loading.

A. General requirements. The standards herein shall apply to any parking or loading area except where otherwise specifically provided.

(1) The number of required parking and loading spaces shall be as set forth in Chapter 470, Zoning.

(2) Every parking or loading facility shall be designed so that its use does not constitute a nuisance, hazard or unreasonable impediment to traffic.

(3) 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.

(4) 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.

(5) 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.

(6) 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.

(7) All off-street parking spaces shall be marked to indicate their location and use.

(8) 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.

B. Parking spaces and aisles. Parking space and aisle dimensions shall be no less than those listed in the following table:

				Aisle Width
	Angle of Parking	Parking Width (feet)	Stall (Space) Depth (feet)	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

C. Grading, surface drainage.

(1) 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.

(2) 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 or alternative paving structure, is encouraged.

D. 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:

(1) Light-load lots. Parking lots subject to 500 or less ESALs (equivalent 18-kip single-axle loads) during a twenty-five-year design period. Small step delivery vehicles having two axles with singe-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.

(2) Moderate-load lots. Parking lots subject to 1,500 or less ESALs during a twenty-five-year design period. Step delivery vehicles and service vehicles having two axles with singe-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 in these lots, where permitted upon the recommendation of the Township Engineer.

(3) 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 pounds 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.

(4) Heavy-load lots and access drive; 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 trucks. Construction vehicles may access the base course pavement on these lots.

(5) The applicant shall provide computations documenting expected axle toads for parking areas to support the pavement section selected.

		Anticipated Load
Layer Designation	Layer Designation	Light	Moderate	Moderate Heavy	Heavy
A-Wearing Course	Bituminous	2.5	1.5	1.5	1.5
B-Wearing Course	Bituminous or concrete	None	3.0	3.5	4.5
C-Structural Base	Granular (stone)	4.0	4.0	6.0	6.0

E. Parking lot setbacks. All parking spaces and public or private drives shall comply with the setback requirements of Chapter 470, Zoning.

F. Parking lot landscaping. Parking lot landscaping shall conform to the provisions of § 390-55.

G. Lighting of parking and loading areas. Parking and loading areas shall conform to the outdoor lighting provisions of § 390-56.

H. Off-street loading. Off-street loading facilities shall be designed to conform to the following specifications:

(1) Each off-street loading and unloading space shall be either a) at least 14 feet in width by 40 feet in depth or b) at least 10 feet in width by 60 feet in depth.

(2) Each space shall have sufficient maneuvering room separate from other parking and loading spaces to eliminate traffic conflicts within off-street and parking areas.

(3) 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.

(4) 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.

(5) 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.

§ 390-60 Traffic impact study.

A. Applicability. Traffic impact study shall be submitted to the Township, as part of a preliminary plan and final plan for any subdivision or land development application expected to generate more than 250 new trips per day; for residential subdivisions or land developments containing 15 or more dwelling units or residential lots in the aggregate; or all nonresidential developments (with the exception of agricultural development) with buildings containing in excess of 20,000 square feet of floor space in the aggregate; development of any kind impacting 30 acres of land or more in the aggregate.

B. Purpose. To identify any traffic problems likely to result from the proposed development in relation to ingress/egress, road capacities, off-site traffic flow, public transportation, and pedestrian and other nonvehicular circulation.

C. Contents.

(1) A study area for the traffic impact study shall be defined as mutually agreed upon by the applicant and the Township Engineer, subject to the minimum requirements of § 390-60C(4) below.

(2) The traffic impact study shall enable the Township to assess the likely impacts of the proposed development on the existing transportation network of the Township and surrounding area.

(3) The traffic impact study shall be prepared by a civil engineer licensed to practice in Pennsylvania with experience preparing such studies in accordance with the Institute of Transportation Engineer's (ITE) Recommended Practice Traffic Access and Impact Studies for Site Development, current edition, and PennDOT Publications 201 and 282, current editions.

(4) The traffic impact study shall include, but not necessarily be limited to, an analysis of expected traffic generation to, from and upon surrounding roads within a radius of two miles from the proposed development site, particularly showing a.m. and p.m. peak hours of existing traffic flow during a normal business day, in comparison with what is anticipated after the proposed development is fully completed, and, if applicable, upon the completion of each stage. Estimated peak hour trip generation shall be based on procedures set forth in the most recent editions of the ITE Trip Generation Manual. Existing traffic flows shall be based on actual counts.

(5) The Township shall review the methodology, assumptions, findings, and recommendations of the traffic impact study and may require specific improvements necessary to accommodate the impacts of the propose development.