[Ord. 2013-39, 1/10/2013]
1.
The design standards established in this chapter are intended to
be fundamental requirements to be applied with professional skill
in the subdividing and planning of land so as to produce attractive
and harmonious neighborhoods, convenient and safe streets, and economical
layouts of residential and other land development. The design standards
are further intended to encourage and promote flexibility and ingenuity
in the layout and design of subdivisions and land developments, in
accordance with modern and evolving principles of site planning and
development. It is further intended that subdivision and land development
designs shall promote interconnectivity and walkability within neighborhoods,
protection of natural features and resources, reservation of open
space areas and emphasize the preservation and planting of trees along
streets, within parking areas and in developed areas.
2.
It is also the intent of this chapter to require subdividers and
developers to follow all applicable codes, regulations, and standards
adopted by the Township relative to improvements to the subdivision
or development site. In all cases, the codes, regulations and standards
of the Township shall be followed and the improvements shall be approved
by the Board of Supervisors before the final plan is approved. All
improvements as specified in this chapter or in applicable Township
ordinances shall be installed before the final plat is approved or,
in lieu thereof, a guarantee of installation shall be provided by
the subdivider or developer prior to final plat approval. The guarantee
shall assure the Township that the required improvements will be installed
in accordance with the subdivision or land development plan.
3.
During the design and approval of subdivision and land development
plans, the Planning Commission, the Board of Supervisors, and the
developer shall give primary consideration to all transportation plans,
watershed plans, water plans, sewer plans, community facility plans,
and official maps as may be in effect in the Township.
[Ord. 2013-39, 1/10/2013]
1.
In addition to the standards contained elsewhere in these regulations,
the following general standards shall be observed.
A.
Existing utilities and improvements shall be utilized wherever possible.
New roads and extended utility services shall be discouraged if existing
services and facilities may be utilized. Scattered urban development
shall be avoided.
B.
Development designs shall minimize street lengths necessary to serve
developed properties.
C.
Side lot lines should be substantially at right angles or radial
to street lines, unless the purpose of lot-line orientation is to
obtain greater solar access. A request for a waiver of the right angle
or radial lot-line requirement shall be made to the Board of Supervisors,
who may grant such waiver at its discretion.
D.
Depth of residential lots should be not less than one nor more than
2 1/2 times the lot width. A request for a waiver from these requirements
shall be made to the Board of Supervisors, who may grant such waiver
at its discretion.
E.
Every lot shall abut a street. Lot frontage or access shall be physically
accessible by standard vehicle in existing condition or the Planning
Commission shall require illustration of the site improvements planned
and necessary to alter steep banks, floodplains, visibility limitations,
etc., to a condition that will facilitate safe and adequate access.
The Planning Commission may also require that lots be arranged to
reserve a right-of-way for street access to future lots.
F.
Double or reverse frontage lots may be preferred or required when
lot access to an adjoining street is not permitted or separation from
the street is desired because of topographic, orientation, aesthetic,
congestion, safety or high noise level considerations. Landscaping
and buffering should be provided along the adjoining street.
G.
Adequate easements or rights-of-way shall be required for drainage
and utilities. Easements shall be a minimum of 20 feet in width and,
whenever possible, shall be centered on side or rear lot lines. No
structure or buildings shall be erected within such easements, and
said restriction shall be prominently noted on the plan.
I.
Lots shall be suitably shaped to encourage and facilitate use and
maintenance of all portions of the lot. Accordingly, lots shall be
square or generally rectangular in shape. Lot configurations which
result in flag lots and L-shaped, T-shaped, triangular or otherwise
inappropriately shaped lots shall be avoided.
J.
Site design and development shall include reasonable efforts to save
existing trees and vegetation as well as illustrating a proposed tree
planting and landscaping design.
K.
The standards of this chapter shall apply to all lots being subdivided
or developed and residual land which is created by the subdivision
or land development activity.
M.
Lot additions, land exchanges, agricultural use only lands, and any
other specific or special purpose subdivision or land development
shall include prominent plan notes to avoid misinterpretation of the
intent of the subdivision or land development plan. Applicable deed
restrictions may be required.
N.
Deeds filed subsequent to subdivision or land development approval
shall accurately and correctly describe the property therein. Deeds
and use of the property shall be in complete compliance with all plan
notes and conditions. Recording a deed which omits or contradicts
the information on an approved subdivision or land development plan
shall be a violation of this chapter.
O.
For agricultural
development, verification that approval has been obtained from the
appropriate regulating agencies for all required associated permits,
such as odor management, manure management, nutrient management, or
concentrated animal feeding operation (CAFO) permits.
[Added by Ord. 2017-08, 9/14/2017[1]]
[1]
Editor's Note: This ordinance also provided for the renumbering
of former Subsection O as Subsection P.
P.
Subdivision/development of residential lots/units shall require the
dedication of recreation and open space land, or the payment of fees
in lieu thereof, in accordance with the following requirements:
(1)
Dedication of land for recreation and open space, or the payment of fees in lieu thereof, shall be in accordance with the provisions of this chapter. A summary of fee costs is listed within § 22-805, Schedule of Fees, of this chapter. Said dedication and fee ratios may be adjusted for inflation from time to time, as deemed necessary by the Board of Supervisors, by Resolution of the Board of Supervisors. Fees in lieu shall be paid prior to approval of the final subdivision or land development plan. Where final plan phases are proposed, applicable fees shall accompany each phased plan.
(2)
Residential subdivisions or land developments proposing three
lots or dwelling units (a residue lot will be considered one of the
three) are exempt from the provisions of this section. However, if
the exempt lots are later subdivided, and the total number of lots
derived from the original parcel of land as existed on the date of
the adoption of this amendment is four or more, the provisions of
this section will apply as though the original tract of land was divided
simultaneously, and the obligation shall be imposed on the later lot(s).
[Amended by Ord. 2015-04, 8/13/2015]
(3)
The land reserved for park, recreation and open space usage
shall be a single lot which shall comply with the requirements set
forth below.
(4)
A minimum of 0.054 acre of land shall be reserved for park and/or
recreation purposes for each residential lot created for a single
family dwelling in a subdivision or land development. A minimum of
0.054 acre of land shall be reserved for park and/or recreation purposes
for each dwelling unit created in a land development contemplating
multifamily dwellings. Not withstanding the foregoing, in all cases,
the minimum area of land reserved as park, recreation, and open space
land shall be equal to the minimum lot size for the applicable single-family
detached dwelling in the district in which the subdivision or land
development is located.
(5)
Deeds for transfer of dedicated land shall be executed and recorded.
(6)
Standards and criteria for land to be dedicated are as follows:
(a)
Recreation and open space shall be intended for public access,
with amenities suitable for access, use and maintenance.
(b)
Additions to adjacent existing or future public park and recreation
areas are a priority for land dedication.
(c)
Prior to plan approval recommendation, documentation shall be
provided to the Planning Commission to verify Township agreement to
accept dedication of the offered land. Absent an acceptance verification,
fees in lieu of dedication will be required.
(d)
Land suitable for recreation and open space use shall have minimal
limitations or intrusions to detract from the intended use, with no
more than 15% of the land area to contain easements, floodplain, steep
slopes, wetlands, stormwater facilities and similar limiting features
(unless such areas are vital to achieving trail and greenway initiatives
of the Lebanon County Comprehensive Plan). No stormwater management
facilities designed to retain or detain water from other portions
of the development shall be permitted on such land reserved for park,
recreation, or open space usage.
(e)
The following additional requirements
shall apply to land reserved for park, recreation, or open space usage:
[1]
In the event that the tract contains natural features
which are worthy of preservation, the Board of Supervisors may require
that the park, recreation, and open space land be configured in such
manner as to best preserve the natural features.
[2]
The park, recreation, or open space land shall
be accessible to utilities such as sewer, water, and electric that
are provided to the subdivision or land development, and if so requested
by the Township, the developer shall extend such utilities to the
park, recreation and open space land.
[3]
If the adjoining property has previously been developed
and park, recreation or open space land has been provided at the boundary
of that previously developed property, the Board of Supervisors may
require that the required park, recreation, or open space land be
located adjoining the previously provided recreation land.
[4]
If the adjoining property is undeveloped land,
the Board of Supervisors may require that the required park, recreation,
or open space land be provided at the boundary of the development
in order that it may be added to land provided for such purposes on
the adjoining tract at such time that the adjoining tract is developed.
[5]
If the Board of Supervisors requests that the developer pay a fee in lieu of dedication of all or a portion of the amount of land required to be dedicated as set forth above, said fees shall be calculated by taking the fair market value of the land required to be dedicated or the per lot fee established in § 22-805, Subsection 5, whichever is greater. Payment of all such fees shall be a condition of final plan approval and no plan shall be recorded until such fees are paid. Fair market value shall be established from an agreement of sale for the tract, if purchased within the past two years, or an appraisal of the property conducted by an MAI-certified appraiser acceptable to the Township. Fair market value shall be computed by dividing the total tract price by the number of acres within the tract and multiplying that number by the amount of land required to be dedicated.
(f)
All proposals for dedication shall be submitted to the Planning
Commission, who shall review the proposal for conformance with the
requirements of this Part, and shall submit its recommendations to
the Board of Supervisors.
(g)
The Board of Supervisors, upon request of the developer, shall
have the discretion to waive the requirements of this Part.
(h)
With the agreement of the Planning Commission and Board of Supervisors,
credit toward land dedication or fee in lieu costs may be granted
to subdividers or land developers who propose and complete acceptable
public recreation site improvements, facilities construction or equipment
installation at approved locations. Credit value shall be documented
by the subdivider or land developer and be subject to Township Engineer
review to verify the value.
(7)
All fees collected by the Township in accordance with these
provisions shall be administered in conformance with the following
guidelines:
(a)
Funds shall be deposited and held in a separate fund, exclusively
for recreation and open space use. Interest earned on such funds shall
become part of the fund. The fund shall be referred to as the "Recreation
and Open Space Fund."
(b)
The Recreation and Open Space Fund shall be utilized to fund
acquisition and site development of public recreation and open space
sites. Although intended principally for acquisition and site development,
a maximum of 10% of the funds expended during any calendar year may
be utilized for maintenance or administration of recreation facilities
and sites, where need is demonstrated for remediation to create safe,
accessible recreational opportunities.
(c)
The Board of Supervisors shall administer the Recreation and
Open Space Fund. Where deemed necessary, a committee, board or advisory
group may be established by resolution of the Township to provide
assistance in management of the Recreation and Open Space Fund.
[Ord. 2013-39, 1/10/2013]
1.
Conservation of energy shall be an important principle in the design
of subdivisions and land developments. Plans shall facilitate the
energy efficient placement of homes and buildings on lots. Whenever
the following criteria are found to be appropriate to a site, development
design shall be in accordance with the standards contained herein.
A.
Orientation.
(1)
Lots shall be designed for energy efficient siting of buildings
with respect to slopes and existing trees.
(2)
Southerly exposures should be utilized for development. North
slopes, especially those over 10% slope, should be avoided because
the long shadows created severely restrict solar access.
(3)
New lots and new residences shall be oriented to make maximum
effective use of passive solar energy. The long axis (depth) of each
lot should run north-south, with a possible east-west variation of
22 1/2°. Lot design should provide for lots of adequate width,
depth, and slope for solar orientation. Lot layout should facilitate
solar access by at least 75% of the proposed dwellings or buildings
within a development.
(4)
The largest yard setback should be stipulated on the south side
of proposed buildings. Buildings should be situated to the north end
of the lot to permit maximum on-lot control of solar skyspace.
B.
Streets.
(1)
Streets should be oriented along an east-west axis, with maximum
north-south deviations of 30°. This should be required to the
maximum extent possible, although size, configuration or orientation
of the property; nature of the surrounding development; circulation
patterns; existing physical features such as topography and vegetation
(trees); and improved design potential may be considered to determine
the feasibility of this requirement for a given site.
(2)
The street system shall be designed to reduce overall lengths
and facilitate traffic flow (minimum number of intersections).
(3)
The street system shall be bordered by trees, in accordance
with standards of this chapter and the municipality.
C.
Vegetation and Wind.
(1)
Site design shall emphasize the preservation of all beneficial
natural features of the site, such as existing slope, naturally wooded
areas, and watercourses. The site design should also avoid requiring
removal of large isolated trees and desirable woods and other vegetation,
particularly those existing plant materials which serve as wind barriers
and aid in energy conservation.
(2)
Developments shall be designed to maximize wind buffering and/or
breeze channelization capabilities of vegetation, topography and structure
layouts. Wind breaks and buffers should utilize evergreens to protect
north and northwesterly exposures. Cooling breezes from the southwest
should be channeled past buildings. Deciduous trees shall be located
in areas which will enable them to shade buildings from the summer
sun, but still allow penetration of the winter sun.
[Ord. 2013-39, 1/10/2013]
1.
Subdivisions shall be planned to take advantage of the topography
of land in order to: utilize the natural contours, economize in the
construction of drainage facilities, reduce the amount of grading,
and minimize destruction of trees and topsoil. The natural features
and other distinctive characteristics of the site shall be integrated
into the plan to create functional variations in the neighborhoods.
2.
Additionally, environmental safeguards may be mandated on slopes
in excess of 15%. On steep slopes (in excess of 15%), site and lot
design shall be adjusted, where necessary, to mitigate the detrimental
effects of development on steeper slopes. The following topographic
considerations shall be utilized in the design of subdivisions and
land developments:
A.
Streets. Land which is relatively flat or of very gentle slopes should
be planned so that the streets follow the natural drainage courses
and as many lots as possible shall be above the street grade. On more
irregular topography, streets shall be designed to avoid extensive
cuts and fills and follow the ridges or be planned approximately parallel
to contour lines and adjusted, however, so that lots on one side of
the street will not be excessively below the street grade.
B.
Natural Drainage. Subdivisions shall be designed, particularly on
land of very gentle slopes, to take every advantage of natural grades
so that all the land can be drained without excessive grading. Unless
watercourses or drainageways are enclosed, the plan shall be adjusted
so that rear lot lines shall be approximately parallel to the natural
or straightened course and, only where such plan is not possible,
should side lot lines be arranged parallel to an open drainage course.
Easements for drainageways and low-lying land which are subject to
flooding may be included as part of a lot but shall not be used as
building sites or included in calculating the required lot area or
width.
C.
Natural Features. Natural features, irregularities, changes in level,
brooks, lakes, hilltops, and other focal points within the site, and
distant views outside the subdivision shall be integrated in the design
to obtain variations and interest in each neighborhood and more attractive
building sites. Trees, topsoil, and other natural resources shall
be preserved and utilized in the development of the subdivision.
(1)
Natural features shall be further enhanced and protected in
nonresidential land developments and subdivisions as follows:
(a)
For any such nonresidential land development or subdivision
which is adjacent to an existing residential property or is adjacent
to a property for which residential use is a use permitted under the
Zoning Ordinance,[1] a buffer planting shall be provided along the entire portion
of such adjacent property. The buffer planting shall consist of a
completely planted visual barrier composed of evergreen vegetation
arranged to form both a low-level and a high-level screen between
grade and to a height of at least eight feet. The vegetation shall
be planted at a location so that, at full maturity, the vegetation
will not encroach onto adjacent properties. Plans shall include complete
details of the specific vegetation that is proposed in order to document
that the requirements of this section will be met.
(b)
The buffer zone shall consist of a complete visual barrier composed
of a solid fence at least eight feet high through which light or any
objects cannot be seen, and at least one row of evergreen vegetation
arranged to form both a low-level and a high-level screen between
grade and to a height of at least four feet at the time of planting.
The fence and evergreen vegetation shall be located such that the
vegetation is located between the fence and the adjacent residential
or residentially zoned property. The vegetation shall be planted at
a location so that, at full maturity, the vegetation will not encroach
onto adjacent properties. Plans shall include complete details of
the fence, as well as the specific vegetation that is proposed in
order to document that the requirements of this section will be met.
3.
Driveways. All driveways shall be designed to furnish safe and convenient access, with reasonable clear sight distance at intersection with the street, in accordance with the Swatara Township Code of Ordinances, Chapter 21, Part 2, as amended. Site improvements shall be required to ensure adequate site visibility at the point of access and installation of a stable, erosion-resistant driveway surface. Driveway site distances shall be consistent with current Township requirements and appropriate radii shall be provided.
A.
For lots accessing Township roads, a note shall be placed on the
plan, indicating that a driveway permit will be required from the
Township.
B.
All driveways accessing state roads will require a PennDOT highway
occupancy permit. The permit numbers shall be referenced on the final
plan.
C.
Steep slopes shall be traversed diagonally to minimize grades. Driveway
grades shall not exceed 15% slope at any point.
[Ord. 2013-39, 1/10/2013]
1.
The developer shall grade each subdivision or land development to
establish street grades, floor elevations of buildings, and lot grades
in proper relation to each other and to existing topography. However,
grading shall be kept to a minimum to avoid loss of topsoil and erosion
potential. Lots shall be graded to secure drainage away from buildings.
The grading shall facilitate collection of stormwater in designated
areas and avoid concentration of water in the sewage system location.
2.
The grading of the roadway shall extend the full width of the cartway,
shoulder and swale area, if applicable. Where possible, grass strips
or channels between the curb or shoulder and right-of-way line should
be graded at a three-to-one slope; however, when unusual topographic
conditions exist, good engineering practice shall prevail.
3.
Steep slope conservation standards shall apply when construction
and/or modifications to the existing topography or vegetative cover
is located within areas which contain 15% or greater slopes.
A.
An initial determination as to whether the steep slope conservation
standards apply to a subdivision or land development plan shall be
based on the presence of slopes 15% or greater, as documented by one
of the following:
(1)
The topographic survey prepared by the United States Geodetic
Survey; or,
(2)
PAMAP Program Topographic Contours (two-foot interval) of Pennsylvania
prepared by the Pennsylvania Department of Conservation and Natural
Resources, Bureau of Topographic and Geologic Survey; or,
(3)
The County Soil Survey, the U.S. Soil Conservation Service.
B.
Should a dispute arise concerning the boundaries of any steep slope
conservation area, a topographic survey prepared by a registered land
surveyor, with minimum vertical intervals of two feet, shall be submitted.
Final boundary interpretation shall be made by the Township.
C.
General Design Requirements.
(1)
Average Slope. On lots which contain slopes of 15% or greater,
the average slope of the lot shall be determined by dividing the total
elevation differential, in feet, by the total length of the lot perpendicular
to the contours, expressed as a percentage. The average slope shall
be indicated on the plan for all lots which contain slopes of 15%
or greater.
(2)
The following requirements are based on the average slope of
a lot. Whenever other ordinances or regulations impose more restrictive
standards than those contained herein, the more restrictive requirements
shall apply.
(a)
Setback. No change in existing topography which results in a
slope greater than the pre-development condition may be located within
25 feet of the neighboring property.
(b)
Development. Development of the lot shall comply with the following:
|
Average Slope of Lot
|
Minimum Percent of Undisturbed Area (a)
|
Maximum Impervious Surface
|
|---|---|---|
|
15% to 25%
|
75%
|
12%
|
|
25% to 30%
|
85%
|
10%
|
|
Over 30%
|
90%
|
8%
|
|
NOTES:
| ||
|---|---|---|
|
(a)
|
"Undisturbed area" shall be defined as land in its natural state
before development.
| |
[Ord. 2013-39, 1/10/2013]
1.
The minimum lot size and lot width requirements established by the
Township zoning ordinance[1] shall be utilized as minimum subdivision standards. All
lots shall satisfy the Township zoning standard for lot width and
lot size at the time of subdivision. Additionally, the building setback
lines established by the Township zoning ordinance shall be applicable
and shall be noted on each subdivision or land development plan. Additionally,
each subdivision or land development plan shall satisfy all other
applicable zoning standards, unless a variance thereto has been granted.
[Ord. 2013-39, 1/10/2013]
1.
Scope.
[Amended by Ord. 2017-08, 9/14/2017]
A.
A stormwater
management site plan shall be required for each subdivision, land
development or regulated activity.
(1)
Minor subdivisions, land developments, or regulated activities meeting
the exemption requirements of this Part shall be required to provide
a minor stormwater management site plan by indicating locations, sizing,
and installation details of proposed stormwater management facilities
on all plans submitted to the Township for approval or permits.
(2)
Major subdivisions or land developments shall be required to include
a major stormwater management plan, including all necessary plans,
data and calculations to verify conformance with the requirements
of this Part. A post-construction stormwater management plan (PCSM)
shall be a required component of all major subdivision or land development
submissions.
B.
A stormwater management site plan shall be required at both the preliminary
and final submittal stage. The stormwater management site plan shall
demonstrate effective control of stormwater runoff and compliance
with the stormwater management requirements, standards and design
criteria of this chapter. The stormwater management site plan shall
be an integral part of each subdivision and land development plan
at the preliminary and final plan stage. This section does not imply
that areas subject to the stormwater management requirements of this
chapter will be free from flooding or flood damage. For the purposes
of this section of this chapter, the following activities are defined
as "regulated activities" and shall be considered as land development
(in addition to subdivision and land development) for regulation by
this chapter:
(1)
Construction of new or additional impervious or semipervious surfaces
(driveways, parking lots, etc.); and
(2)
Construction of new buildings or additions to existing buildings;
and
(3)
Diversion or piping of any natural or man-made stream channel; and
(4)
Installation of stormwater management facilities or appurtenances
thereto.
2.
General Requirements.
A.
Stormwater management regulations shall apply to the total proposed
development, even if development is to take place in stages.
B.
Impervious cover shall include, but not be limited to, any roof,
parking, driveway, street and sidewalk areas. Any paved, concrete
or asphalt surfaces and any areas designed to initially be gravel
or crushed stone shall be assumed to be impervious for the purposes
of this chapter.
3.
Stormwater Management District.
A.
Lebanon County is divided into stormwater management districts to
facilitate control of stormwater runoff appropriately for the watershed,
instead of individual site-specific design. Therefore, Lebanon County
has developed separate standards and design criteria for each studied
watershed or subwatershed, as recommended by Act 167, the Pennsylvania
Storm Water Management Act, and developed within the individual watershed
plans. Stormwater management requirements for Swatara Township comply
with the county requirements for development within the Swatara Creek
Watershed.
4.
Stormwater Management Performance Standards and Design Criteria.
A.
Post-development rates of runoff from any subdivision, land development
or regulated activity shall meet the peak release rates of runoff
prior to development that are specified within the design criteria
and calculation methodology.
B.
Stormwater management planning and stormwater management facilities
shall be designed and constructed in accordance with the following:
C.
General Standards.
(1)
The design of all stormwater management facilities shall incorporate
sound engineering principles and practices.
(2)
All stormwater runoff flowing over the development site shall
be considered in the design of the stormwater management facilities.
(3)
Runoff from impervious areas shall be drained to pervious areas
of the development site and the stormwater management control facilities.
(4)
Stormwater runoff from a development site shall flow directly
into a natural watercourse, into an existing storm sewer system or
onto adjacent properties in a manner similar to the runoff characteristics
of the pre-development flow.
(5)
A concentrated discharge of stormwater to an adjacent property
shall be within an existing watercourse or storm sewer system and
enclosed within an easement. Downstream easements should be established
to provide drainage paths for concentrated discharge. Design and construction
shall preclude erosion, sedimentation, flooding or similar damage.
(6)
Where a development site is traversed by watercourses, drainage
easements shall be provided conforming to the line of such watercourses.
The terms of the easement shall prohibit excavation, the placing of
fill or structures, and any alterations that may adversely affect
the flow of stormwater within any portion of the easement. Also, maintenance,
including mowing of vegetation within the easement shall be required,
except within BMP areas where mowing is not desired. The drainage
easement shall adequately contain the anticipated inundation associated
with the identified FEMA one-hundred-year floodplain, or be depicted
50 feet from the top of the channel bank for undefined floodplain
areas.
(7)
When it can be shown that, due to topographic conditions, natural
drainageways on the site cannot adequately provide for drainage, open
channels may be constructed conforming substantially to the line and
grade of such natural drainageways. Work within natural drainageways
shall be subject to approval by the Pennsylvania DEP through the Chapter
105 permit process or, where deemed appropriate by the Pennsylvania
DEP, through the general permit process.
(8)
Any stormwater management facilities regulated by this chapter
that would be located in or adjacent to waters of the commonwealth
or wetlands shall be subject to approval by the Pennsylvania DEP,
through the joint permit application process or, where deemed appropriate
by the Pennsylvania DEP, the general permit process. When there is
a question whether wetlands may be involved, it is the responsibility
of the developer or his agent to show that the land in question cannot
be classified as wetlands; otherwise approval to work in the area
must be obtained from the Pennsylvania DEP.
(9)
Any stormwater management facilities regulated by this chapter
that would be located within state highway rights-of-way shall be
subject to approval by the Pennsylvania Department of Transportation
(PennDOT).
(10)
Minimization of impervious surfaces and infiltration of runoff
through infiltration beds, infiltration trenches, etc., is encouraged,
where soil conditions permit, to reduce the size or eliminate the
need for detention facilities.
(11)
Roof drains shall not be connected to streets, sanitary or storm
sewers or roadside ditches so as to promote overland flow and infiltration/percolation
of stormwater where advantageous to do so. When it is more advantageous
to connect directly to streets or storm sewers, then it shall be permitted
on a case-by-case basis, based upon adequate justification to be provided
by the applicant and at the discretion of the Board of Supervisors.
(12)
Stormwater management facilities and discharges shall not be
located within sinkhole-prone areas of carbonate geology, including
areas containing sinkholes, closed depressions, fractured limestone
traces and limestone rock outcrops.
(13)
Stormwater facilities that are not located within a street right-of-way
shall be centered within an adequate easement of no less than 20 feet
in width. Easements shall follow property lines where possible.
(14)
A variety of methods for stormwater detention and retention
are available for use. These include surface detention, subsurface
detention, use of existing facilities (ponds, etc.) or a combination
thereof. Subsurface detention shall be utilized only where the subsurface
is stable, the area is not prone to sinkhole formation, and all underground
pipes are sealed to prevent leaks.
(15)
Storage of equivalent stormwater runoff for a portion of a property
may be considered in lieu of storage of generated runoff provided
that:
(a)
The site is located so that it is physically impossible to detain
runoff from the proposed facilities or drainage problems exist upgrade
that would impact upon the site or downgrade properties.
(b)
The impact of generated runoff discharging off site from the
subdivision or land development is determined by the Township Engineer
to be negligible and not detrimental to adjacent properties.
(c)
Implementation of equivalent storage shall be determined applicable
and feasible by the Township Engineer.
(16)
Storm sewer pipes, culverts, manholes, inlets, endwalls, endsections, and other stormwater management facilities shall be designed and constructed in accordance with the requirements of the Pennsylvania Department of Transportation, Design Manual Part 2, Highway Design, Publication 13, including amendments thereto, unless specifications are otherwise provided herein. Structures and their installation within or directly connected to existing or intended public rights-of-way shall conform to the current PennDOT Pub 72M, Roadway Construction Standards.
(17)
Headwalls and endwalls shall be used where stormwater runoff
enters or leaves the storm sewer horizontally from a natural or man-made
channel. PennDOT Type DW headwalls and endwalls shall be utilized.
Galvanized metal end sections are also acceptable, but polyethylene
flared end sections are prohibited. All headwalls and endwalls and
flared end sections with pipes of 12 inches or greater diameter shall
be protected from child entry by placing removable stainless steel
bars (and compatible mounting hardware), spaced eight inches apart
across the opening.
D.
Retention and Detention Basins.
(1)
Retention and detention basins shall be designed and constructed
according to the following minimum standards:
(a)
The maximum water depth to the base of the spillway shall not
exceed six feet in residential areas. Depths up to eight feet are
permitted in nonresidential projects, provided a minimum of six-foot-high
fencing is provided when depths exceed six feet.
(b)
The minimum top width of dams shall be five feet for impoundments
draining five acres or less and eight feet minimum width for impoundments
with drainage areas exceeding five acres.
(c)
The side slopes of earth fill dams shall not be less than three
horizontal to one vertical on both sides of the embankment. However,
any portion of the inside berm of an unfenced basin above a proposed
water depth of three feet shall have a side slope of five horizontal
to one vertical or flatter.
(d)
A cutoff or key trench of impervious material shall be provided
under all basin berms.
(e)
All pipes and culverts through dams shall have properly spaced
cutoff collars or anti-seep collars.
(f)
Minimum floor elevations for all structures that would be affected
by a basin or open conveyance system where ponding may occur shall
be two feet above the one-hundred-year water surface elevation.
(g)
An emergency spillway shall be provided to safely pass the one-hundred-year
storm, with one foot of freeboard between the maximum pool elevation
and the top of the embankment. The maximum pool elevation shall be
established using the weir equation through the emergency spillway
while ignoring discharge flows from the principal spillway.
(h)
Except for retention basins, permanent ponds and wetlands, all
basins shall have dewatering features such as low flow channels or
tile fields. Concrete low flow channels shall be designed to receive
drainage from the side slopes as well as the channel and shall be
bordered by parallel erosion control matting (on each side) the length
of the channel to prevent erosion at the channel edge. All detention
basins shall include an outlet structure designed to completely drain
the basin within 24 hours following the end of the design rainfall.
However, basins containing groundwater recharge and/or water quality
storage shall include an outlet structure designed to fully drain
the recharge and/or water quality volume in no less than 24 hours
or more than 48 hours.
(i)
Basin discharges to proposed or existing conveyance systems
shall require evidence of adequate capacity in the receiving facility.
(j)
The minimum slope of any detention basin bottom surface shall
be 2% positive grade toward the outlet, along all flow paths, except
those basins specifically designed to provide infiltration of stormwater
in conformance with the water quality standards of this chapter.
(k)
Detention basin length or basin flow path length shall be at
least two times the basin width to facilitate water treatment and
infiltration.
(l)
In areas of carbonate geology, retention and detention basins
shall:
[1]
Be placed at least 100 feet from the rim of any
sinkhole or closed depression; and
[2]
Be placed a minimum of 25 feet from rock outcroppings
or pinnacles; and
[3]
Not discharge into a sinkhole; and
[4]
Be designed and located to prevent groundwater
contamination and sinkhole formation, including the use of impermeable
liners where deemed necessary to avoid or abate such problems.
(m)
Basins shall not be divided by a property line.
(n)
Vertical pipes, inlets, and other surface water receiving structures
shall be installed with trash racks.
E.
Pipes and Conveyance Facilities.
(1)
Pipes, curbs, gutters, manholes, inlets, headwalls, endwalls,
streets, and other stormwater conveyance facilities shall be designed
and constructed in accordance with the following:
(a)
Pipes.
[1]
Pipe trenching and backfilling shall be in accordance
with the requirements of the Township or Pennsylvania Department of
Transportation, Publication 408, and Roadway Construction Drawings,
current edition, as applicable, unless the manufacturer's specifications
and the Township Engineer authorize alternative procedures.
[2]
Pipe sizes and type shall be in accordance with
the approved drawings. Minimum pipe size for drainage facilities to
be dedicated for Township ownership shall be 15 inches in diameter
and the type shall be corrugated galvanized metal pipe (CMP), smooth-lined
high-density polyethylene pipe (HDPEP), reinforced concrete pipe (RCP)
or approved equivalent.
[3]
Pipes shall be constructed and set to line and
grade as shown on approved drawings.
[4]
All pipes shall be laid on straight runs between
drainage structures.
[5]
Pipes shall be provided with a minimum of six inches
of cover between the top of pipe and the bottom of the pavement subgrade
elevation. In unpaved areas, one foot of cover is required to the
finished grade.
[6]
Backfilling shall be to four feet above the top
of the proposed pipe elevation or to subgrade, whichever is less,
before excavating for the pipe. Additionally, hauling shall not be
permitted over pipe with less than four feet of cover.
[7]
All pipe outlets shall be discharged to natural
or man-made waterways and shall be provided with reinforced concrete
headwalls or pipe end sections. Pipe outlets shall also be provided
with an erosion-resistant material or energy dissipators to calm the
anticipated velocity and discharge of stormwater.
[8]
Underdrains, pavement base drains, or combination
storm sewer and underdrains shall be provided at low points, cut sections,
poorly drained areas and other areas which, in the opinion of the
Township Engineer, are required to provide adequate subsurface drainage
to protect the integrity of the street.
[9]
All storm sewers which cross a street shall be
perpendicular to the street center line or within 30° of perpendicular.
Vertical and horizontal isolation conflicts with other utilities shall
be avoided. Storm sewers within a street shall not cross underneath
a curb, especially at curb radii locations.
(b)
Inlets and Manholes.
[1]
Inlet tops shall be precast concrete top units
conforming to the Commonwealth of Pennsylvania Department of Transportation
Standards For Road Construction RC-Series drawings providing an eight-inch
curb reveal from the gutter grade point. Yard inlets and other nondedicated
inlets may be designed with alternative components, subject to Township
Engineer approval.
[2]
All inlets over four feet in depth shall be provided
with steps for accessibility.
[3]
Inlets shall be placed along the curb line, gutter
line, or edge of paving.
[4]
All inlets in paved areas shall have bicycle-safe
grates.
[5]
All inlets shall be constructed with inlet sump
areas.
[6]
Inlets and manholes shall not be spaced more than
400 feet apart. Manholes are required at all points of horizontal
or vertical deflection. Design calculations are required to document
the capacity and spacing. Inlets shall be analyzed for collection
efficiency, and bypass flows from upstream structures shall be accounted
for in inlet spacing design.
(c)
Channels.
[1]
All channels shall be lined with adequate channel
lining material, regardless of the designed velocity or shear stress.
[2]
Maximum
permitted channel velocities are:
[a]
Three feet per second where only sparse vegetation can be established.
[b]
Four feet per second under normal conditions where vegetation
is to be established by seeding or sodding.
[c]
Velocities may not exceed four feet per second for newly constructed
grass channels, unless appropriately designed and approved by the
Lebanon County Conservation District.
[e]
The normal maximum velocity of open channel flows
shall not exceed 10 fps.
(d)
Streets.
[1]
All streets shall be so designed to provide for
the discharge of surface water from the rights-of-way.
[2]
The slope of the crown on proposed streets shall
be 1/4 of an inch per foot. Slope of the center line grade shall be
at least 0.75%. On curbed streets, the right-of-way beyond the street
shall be sloped toward the street at 1/4 of an inch per foot.
[3]
Adequate facilities shall be provided at low points
along streets and where necessary to intercept runoff.
[4]
Pipes and basin outlets shall not discharge directly
onto or be conveyed onto a public street.
[5]
The maximum allowable spread of water on proposed
streets shall be 1/2 of a through travel lane or three inches less
than the curb depth, whichever is less.
[Amended by Ord. 2015-04, 8/13/2015]
[6]
Driveway intersections with streets shall be designed
so that street flows are not diverted onto driveways.
[7]
Water flows across street intersections shall not
exceed one inch in depth.
5.
Calculation Methodology.
A.
Stormwater runoff calculations for all development sites and regulated
activities shall be calculated in accordance with the following computation
methodologies:
B.
Calculation Methods.
|
Method (a)
|
Applicability
|
|---|---|
|
TR-55, USDA Soil Conservation Service
|
Acceptable for all watersheds; preferred for watersheds > 10
acres
|
|
Modified Rational Method
|
Acceptable for small watersheds and residential underground
absorption systems; recommended for watersheds < 10 acres
|
|
TR-20, USDA Soil Conservation Service
|
Acceptable for all watersheds, especially where a full hydrologic
computer model is desired
|
|
HEC-1, U.S. Army Corps of Engineers
|
Acceptable for all watersheds, especially where a full hydrologic
computer model is desired
|
|
NOTES:
| ||
|---|---|---|
|
a
|
Selection of the method of calculation by the design professional
shall be based upon the limitations and suitability of each method
for the development site. The Township Engineer should be consulted
for method alternatives and applicability.
| |
C.
Storm Event Criteria.
(1)
All runoff calculations shall be completed in accordance with
the standard guidelines for the selected method of calculation. Established
twenty-four-hour rainfall depths for the various storm events are:
|
Design Storm Frequency
(years)
|
Rainfall
(inches)
|
|---|---|
|
1
|
2.5
|
|
2
|
3.0
|
|
5
|
4.0
|
|
10
|
4.8
|
|
25
|
5.3
|
|
50 years
|
6.0
|
|
100 years
|
6.7
|
(2)
The use of site-specific rainfall depths for the various design storm frequencies indicated in Subsection 5C(1) as published by the National Oceanic and Atmospheric Administration (NOAA) is an acceptable substitute to the rainfall depths indicated in Subsection 5C(1).
[Added by Ord. 2017-08, 9/14/2017[1]]
[1]
Editor's Note: This ordinance also provided for the renumbering
of former Subsection 5C(2) as Subsection 5C(3).
(3)
Calculations shall be completed in accordance with a rainfall
duration of 24 hours. Modified Rational Method calculations require
use of the applicable Pennsylvania DOT Rainfall Intensity Duration
Frequency Chart.
D.
Stormwater Runoff Control Criteria.
(1)
Stormwater management shall be accomplished by controlling post-development
runoff rates to pre-development runoff rates for the storm events
listed as follows:
|
Post-development Design Storm
(years)
|
Pre-development Design Storm
(years)
|
|---|---|
|
2
|
1
|
|
5
|
2
|
|
10
|
5
|
|
25
|
25
|
|
50
|
50
|
|
100
|
100
|
E.
Assumptions and Criteria.
(1)
Runoff calculations shall include a hydrologic and hydraulic
analysis indicating volume and velocities of flow and the grades,
sizes, and capacities of water-carrying structures, sediment basins,
retention and detention structures and sufficient design information
to construct such facilities. Runoff calculations shall also indicate
both pre-development and post-development rates for peak discharge
of stormwater runoff from the development site.
(2)
All pre-development calculations, unless in woodland, shall
be based upon the assumption of grass or pasture cover in good hydrologic
condition. Wooded areas shall utilize forest/woodland cover coefficients.
Where the site contains an existing impervious surface, up to 50%
of the impervious area may be considered as an existing pre-development
condition. Runoff coefficients and Curve Numbers shall be selected
from the approved methodology standards.
(3)
Runoff calculations for the pre- and post- development comparison shall evaluate all stormwater events listed within the stormwater runoff control criteria (§ 22-507, Subsection 5C). Soil hydrologic group classifications are attached to this chapter.
(4)
Design of stormwater facilities shall be verified by routing
the storm event hydrographs through the facilities using the Storage
Indication, Modified Puls, or Level Pool Reservoir Routing Modified
Att Kin Method as applicable.
(5)
Times of concentration shall be based upon the following:
(a)
The maximum length of overland sheet flow shall be 100 feet.
(b)
Travel time for shallow concentrated flows shall utilize the
SCS Methodology for design.
(c)
Overland flows which are concentrated within field depressions,
swales, gutters, curbs or pipe collection systems shall be designed
using Manning's Equation for time of concentration criteria between
these design points.
(6)
Storm sewer pipes, culverts, gutters, inlets, outlets and swales
shall be designed and constructed in accordance with the standards
of the Pennsylvania DOT Design Manual, Part 2, Highway Design (latest
edition), including the following requirements:
|
Facility
|
Minimum Post-development Peak Discharge Requirement
|
|---|---|
|
Pipes, gutters and swales
|
Ten-year storm
|
|
Culverts and cross drains
|
Twenty-five year storm
|
|
Bridges and stream crossings
|
One-hundred-year storm
|
(7)
Swales shall be designed utilizing Manning's Equation to insure
adequate capacity, control of velocity and swale stability. Calculations
shall use maximum swale velocity and full flow capacity for design
purposes. Vegetated swales shall have a minimum longitudinal slope
of 1% and maximum side slopes of three to one, unless specifically
designed as a BMP structure.
F.
Calculation Process.
(1)
A general procedure recommended for site evaluation and stormwater
design is as follows:
(a)
Evaluate factors influencing stormwater runoff, with a goal
of limiting earth disturbance, minimizing grading, and reducing or
dispersing impervious surfaces.
(d)
Calculate and satisfy peak runoff objective, considering all
measures other than detention basins.
(e)
Size detention basins accordingly.
(f)
Demonstrate compliance with pre-development hydrograph requirements.
6.
Groundwater Recharge.
A.
General Requirements.
(1)
Design for stormwater management during subdivision and land
development shall include measures to retain and infiltrate rainfall
on site to replenish the groundwater. Recharge of the groundwater
will insure that base stream flow levels are maintained, well water
supplies remain available and dependent plants and animals have adequate
access to water resources.
(2)
Stormwater management design shall provide for groundwater recharge
to compensate for the reduction in percolation that occurs when the
ground surface is covered with buildings, paving and other impervious
surfaces. Developed areas shall maintain groundwater recharge consistent
with pre-development conditions.
(3)
A geological evaluation of the site is required to determine
the suitability for groundwater recharge facilities. Factors such
as carbonate geology, high water table, impermeable soils and bedrock
may affect or prevent the design of recharge facilities. Liners and
other appropriate design features may be required to avoid sinkholes
and groundwater contamination. Where it is demonstrated by the developer
that groundwater recharge design is not feasible for a site, upon
recommendation of the Township Engineer, and agreement by the Board
of Supervisors, the site may be exempted from recharge requirements.
B.
Recharge Volume.
(1)
The required volume of water runoff to be retained for groundwater
recharge shall be determined using the following formula:
|
Re =
|
(S)(R)(A)
|
|
12
|
|
Where:
| |||||
|
Re
|
=
|
Recharge volume (acre-feet)
| |||
|
S
|
=
|
Soil specific recharge factor (inches)
| |||
|
Based on hydrologic soil group
| |||||
|
A
|
=
|
0.38
| |||
|
B
|
=
|
0.25
| |||
|
C
|
=
|
0.13
| |||
|
D
|
=
|
0.06
| |||
|
R
|
=
|
Volumetric runoff coefficient of 0.05 + 0.009 (I), where I =
percent impervious area of site.
| |||
|
A
|
=
|
Site area contributing to facilities (acres)
| |||
(2)
The recharge facilities shall be capable of completely infiltrating
the required recharge volume of water within 48 hours after the end
of the design storm.
C.
Recharge Systems.
(1)
Groundwater recharge systems may be a component of, or may be used in conjunction with, other innovative or traditional water quality (BMP) facilities, stormwater control facilities and nonstructural stormwater management alternatives. The water quality (BMP) systems enumerated within § 22-507, Subsection 7E, may be used to provide varying amounts of recharge, except for structural devices such as water quality inlets and sand filter chambers.
(2)
The designed groundwater recharge systems must infiltrate the
minimum water quantity required within the recharge volume calculations.
The determination of the volume of recharge that will occur on the
site should consider slope, soil type, vegetative cover, precipitation
and evapotranspiration, as well as the design features of the recharge
system.
(3)
Further design guidance may be obtained within the water quality
section of this chapter and the list of reference manuals at the end
of that section.
7.
Water Quality and Best Management Practices.
A.
Stormwater management design shall address water quality needs, in
addition to water quantity control, to minimize the adverse effects
of development. An important component of a stormwater management
site plan is the best management practices (BMP) design which must
insure that water quality degradation does not occur as a result of
subdivision and land development activity.
B.
Goals and Objectives.
(1)
Preserve existing natural features, especially those which store,
infiltrate or filter water runoff.
(2)
Infiltrate rainfall to recharge the groundwater table.
(3)
Use physical (structural) and biological or vegetative (nonstructural)
filtration of water runoff to reduce pollutants and remove sediment.
(4)
Moderate water runoff velocities to minimize erosion and damage
to downstream aquatic habitat.
(5)
Integrate BMPs into the site layout to perform a water quality
function and complement the developed use of the site.
(6)
Enhance site aesthetics through the use of a variety of BMP
techniques and components.
(7)
Maximize collection and treatment of small storm event (first
flush) stormwater runoff which contains the highest concentration
of pollutants.
(8)
Utilize a system of BMP facilities and groundwater recharge
devices throughout the site.
C.
General Standards.
(1)
Water quality shall be maintained through the requirement for
BMP design components for all subdivisions, land developments and
regulated activities within Swatara Township, except where other provisions
of this chapter provide for plan or stormwater design exemptions.
Also exempted are minor subdivisions such as lot additions, lot revisions,
division of existing buildings and other plans where no new construction
or development is proposed. Revision or expansion projects requiring
land development approval with stormwater design shall include measures
to retrofit the site with BMPs to maintain or improve the water quality
of the stormwater discharges.
(2)
The required water quality volume, specified elsewhere herein,
shall be detained and treated within BMPs for each site to be developed.
(3)
Site designs shall minimize earth disturbance and the generation
of stormwater runoff while maximizing pervious areas for treatment
of stormwater.
(4)
All BMPs shall be sized to capture the required water quality
volume, designed according to the BMP criteria within this chapter,
constructed properly and maintained regularly.
(5)
Stormwater runoff which is directly discharged to wetlands,
streams, ponds, high-quality or exceptional value watersheds or which
originates from land uses or activities with higher potential for
pollutant loadings (such as auto salvage yards, vehicle service areas,
loading/unloading areas, truck centers, etc.) may require the use
of additional or specific structural BMPs for pollution prevention
and maintenance of water temperatures and quality.
(6)
Place BMPs near the source of stormwater runoff and treat runoff
from impervious surfaces before mixing with runoff from less contaminated
sources.
(7)
Use native vegetation and water-tolerant plants. Trees and shrubs
shall not be planted on stormwater facility embankments or in other
areas where roots may endanger pipes, headwalls, endwalls, spillway
structures or other structural facilities.
(8)
All impervious area runoff shall be directed to BMPs.
(10)
The Design Criteria subsection listed hereafter provides specific
descriptions of the BMPs within the above-listed categories. Where
effectiveness can be demonstrated, alternative BMP designs and concepts
may be utilized.
(11)
Site designs shall include measures to reduce stormwater velocities
and collect sediment near the source of the water runoff so that BMPs
can be effective in treating water quality and maintenance can be
reduced. Recommended facilities are forebays, energy dissipators,
outlet stabilization structures, inlet protection devices, level spreaders,
and flow splitters.
(12)
"A" type soils (very permeable) may require installation of
a clay, bentonite or poly liner where water retention is designed,
such as with ponds and wetlands.
(13)
Carbonate geology (limestone) areas require careful evaluation
for appropriate BMP design. Facility depths should be minimized and
liners may be required.
(14)
Forebays and micropools are recommended for ponds and required
for wetlands. Forebays and micropools should each contain approximately
10% of the required water volume. Forebays should be at least 10 feet
long and be baffled from the main basin with a berm of riprap, or
similar material, to a depth of one foot below the water quality volume
level, to insure an indirect flow path. Additionally, when forebays
are used, a minimum of 90% of the discharge into the facility shall
be directed into the forebays.
(15)
All ponds and wetlands shall be surrounded by a riparian buffer
strip of a minimum 25 feet in width. Streams shall be bordered by
a riparian buffer strip, a minimum of 25 feet or the width of the
floodplain, whichever is greater.
(16)
Planting of wetland plants is required within created wetlands
and encouraged in ponds and other applicable BMPs. Fringe wetland
plants may be used on aquatic benches or within shallow pools, while
emergent wetlands vegetation should be planted along side slopes and
facility edges.
(17)
Infiltration, filtering or other BMP systems which are designed
to treat the water quality volume from small storms shall be preceded
by a flow splitter or equivalent bypass device to route larger water
volumes around the system.
(18)
All underground stone and sand BMP systems shall be lined with
geotextile fabric on the sides, bottom and top, have a level (flat)
bottom, be underlain by a minimum of two feet of soil or sand above
the seasonal high water table and be placed a minimum of 10 feet horizontally
from building foundation walls.
(19)
Infiltration systems with stone shall utilize AASHTO #1 (No.
4) stone and assume a maximum of 40% voids area.
(20)
Grass swales should be designed with a flat channel bottom at
least two feet in width, with a longitudinal slope of 1% to 2%. If
grass swale slopes exceed 4%, check dams or similar water velocity
modifiers should be used.
D.
Water Quality Volume.
(1)
The required volume of water runoff to be treated to maintain
water quality shall be calculated using the following formula:
|
WQ =
|
(P)(R)(A)
|
|
12
|
|
Where:
| |||
|
WQ
|
=
|
Water quality volume (acre-feet)
| |
|
P
|
=
|
24 hour rainfall amount for 75% of the annual rainfall volume,
which, for Swatara Township, is 1.2 (inches)
| |
|
R
|
=
|
Volumetric runoff coefficient of 0.05 + 0.009(I), where I =
percent impervious area of site (whole number)
| |
|
A
|
=
|
Site area contributing to facilities (acres)
| |
(a)
The water quality facilities shall be capable of collecting,
treating and draining the required water quality volume in no less
than 24 hours or more than 48 hours after the end of the design storm,
unless the BMP facility is specifically designed for long-term water
storage.
(b)
The volume of water runoff that is infiltrated into groundwater
recharge facilities may be subtracted from the volume of water runoff
that must be captured and treated within water quality (BMP) facilities.
E.
Design Criteria.
(1)
The following site factors should be considered in selecting
and designing the appropriate BMPs:
(2)
The following factors should be evaluated when determining the
suitability of BMPs for a development site:
(a)
Peak discharge and required volume control.
(b)
Stream bank erosion.
(c)
Efficiency of the BMPs to mitigate potential water quality problems.
(d)
The volume of runoff that will be effectively treated.
(e)
The nature of the pollutant being removed.
(f)
Maintenance requirements.
(g)
Creation/protection of aquatic and wildlife habitat.
(h)
Recreational value.
(i)
Enhancement of aesthetic and property value.
(3)
Ponds (basins) are enhancements to conventional detention basins,
usually containing a pool of water to perform the BMP function of
capturing pollutants to improve the water quality of the discharge.
Specific pond types and guidelines are:
(a)
Wet Retention Pond.
[1]
A permanent pool of standing water, normally containing
a perimeter aquatic bench of six inches to 18 inches in depth, where
pollutants are removed through sedimentation and plant absorption.
(b)
Extended Detention Pond.
[1]
A basin designed to temporarily hold stormwater
for an extended period of time to facilitate physical settling of
pollutants. These facilities may be normally dry, contain a shallow
marsh, have a small wetpool, and often contain a combination of these
features. Extended detention ponds usually include a vegetated forebay
that is baffled from the main basin with a riprap mound, a small-sized
outlet for the water quality storm discharge, a primary outlet for
large storm events and a benched basin for varying water depths.
(4)
Wetlands may be constructed to contain an environment of shallow
marsh where pollutants can be removed through a combination of settling,
absorption, retention, plant uptake and biological decomposition.
Wetland designs are best suited for larger watersheds and must be
accompanied by a landscaping plan which specifies plan species, planting
arrangement, bed preparation and operation/maintenance requirements.
Additionally, wetlands shall be planted with three or more plant species
for diversity and survival, plus at least 50% of the wetland area
must be planted and maintained in plant cover. Specific wetland types
and guidelines are:
(5)
Infiltration systems are designed to capture stormwater runoff
and infiltrate it into the ground. These systems are best adapted
for small drainage areas and effectively reduce runoff volume, remove
many pollutants, recharge the groundwater and contribute to maintaining
stream baseflows. Since infiltration systems rely on infiltration
of the stormwater runoff, system design shall be based on field-conducted
infiltration tests on each soil series present on the development
site and at every proposed infiltration basin location. The minimum
number of infiltration tests required is one test per every 10 acres,
evenly dispersed over the entire project site, excluding any required
infiltration basin tests. A minimum of two infiltration tests shall
be required at each proposed infiltration basin location. Infiltration
tests shall be conducted at the proposed finished grade elevation.
[Amended by Ord. 2017-08, 9/14/2017]
(6)
Filtering systems are effective for filtering sediment and other
pollutants from runoff by passing it through sand, soil, sand/soil
mix, vegetation, a structural filter or any combination thereof. Filtered
runoff is then infiltrated or drained to other on-site facilities.
These systems may be integrated into landscaped areas and parking
islands where plantings will add aesthetic enhancements. Specific
filtering system types and guidelines are:
(a)
Sand Filter.
[1]
An underground chamber or bed with sand designed
to filter pollutants as water drains through it, with an underdrain
system for discharge of the filtered water to a stormwater conveyance
system.
(b)
Bioretention System.
[1]
These designs utilize a mixture of sand and permeable
soil underneath a planted, landscaped depression to collect and treat
surface water runoff. Bioretention areas are especially advantageous
for parking lot islands and snow storage locations.
(c)
Riparian Buffer Strip.
[1]
Along streams, wetlands and ponds, an area of land
which is vegetated with a combination of trees, shrubs and herbaceous
plants. This land strip is designed to protect the water resource
by filtering pollutants, improving the habitat and cooling the waterways
by shading. The riparian buffer strip shall include the one-hundred-year
floodplain, or be a minimum of 25 feet wide from the edge of the normal
water level, whichever is greater.
(d)
Vegetated Filter Strip.
[1]
These BMPs are characterized by grass or low-growing
vegetation on a uniformly sloped area which is designed to intercept
sheet flow water runoff between an impervious surface and the stormwater
conveyance facilities. Vegetated filter strips reduce water velocities
and trap sediment and pollutants. They require good vegetation and
soil permeability and should be avoided on steep slopes. They are
best used along small parking lots, should be a minimum of 20 feet
wide in the direction of water flow, and normally are designed equal
in size to the impervious area draining to the filter strip.
(e)
Vegetated Swale.
[1]
A broad, shallow, low-gradient swale with a dense
stand of medium height vegetation which is designed to trap pollutants
and promote infiltration.
(f)
Water Quality Inlet.
[1]
Underground boxlike structure, such as an oil/grit
separator, which is used to remove sediment and hydrocarbons from
water runoff originating from parking lots and heavy traffic areas
with the potential for petroleum discharges. These facilities are
used close to the source of the runoff and currently include other
products such as Stormceptor and Vortechnics.
(7)
Open channels convey, filter and percolate stormwater runoff.
They are often used as an alternative to, or component of, a storm
sewer system. Specific open channel types and guidelines are:
(a)
Grass Swale.
[1]
Grass swales filter pollutants as stormwater runoff
is drained to other areas. These facilities are best combined with
other BMPs and may include check dams or minor depression storage
to reduce water velocity and encourage infiltration. An underbedding
of mixed sand and soil with a pipe or stone underdrain will improve
the use for infiltration and groundwater recharge.
F.
Additional Information and Requirements.
(1)
The information, guidelines and requirements of this section
of this chapter are intended to provide guidance in the design, construction,
operation, and maintenance of BMPs to protect water quality. It is
recognized that BMP technology is relatively new and, therefore subject
to continuing modifications and improvements. As such, these regulations
provide for considerable design flexibility, provided the design is
consistent with the standards listed in this chapter.
(2)
Additionally, it is further intended that comprehensive handbooks
and design manuals for BMPs shall be utilized and relied upon for
guidance. Recommended sources of information are as follows:
(a)
Pennsylvania Handbook of Best Management Practices for Developing
Areas, prepared by CH2M Hill, dated Spring 1998.
(b)
Two thousand Maryland Stormwater Design Manual, Volumes I and
II, prepared by the Maryland Department of the Environment.
(c)
Minnesota Urban Small Sites BMP Manual, printed July 2001 by
the St. Paul Metropolitan Council Environmental Services.
(d)
DEP Erosion and Sedimentation Pollution Control Program Manual,
dated March 2000 from the Pennsylvania DEP.
8.
Erosion and Sediment Pollution Control Requirements.
A.
All subdivision and land development plans which propose earthmoving
activity shall include erosion and sediment pollution control design
to satisfy the requirements of Chapter 102 of the Pennsylvania Department
of Environmental Protection, 25 Pa. Code Chapter 92 and/or Chapter
102, and the Pennsylvania Clean Streams Law (35 P.S.§ 691.1
et seq.) and to prevent soil erosion, sediment and other pollutants
from entering streams, lakes and neighboring properties.
B.
In order to demonstrate and maintain compliance with erosion and
sediment pollution control requirements, subdividers and land developers
shall:
(1)
Prior to earthmoving or subdivision/land development plan approval,
obtain erosion and sediment pollution control design approval from
the Lebanon County Conservation District.
(2)
Obtain applicable NPDES approvals or permits through the Lebanon
County Conservation District and the Pennsylvania DEP.
(3)
Install required erosion and sediment pollution control facilities
prior to the start of construction and maintain said facilities during
the construction period.
(4)
Preserve and protect natural vegetation where possible.
(5)
Adhere to approved erosion and sediment pollution control design
requirements and NPDES standards.
(6)
Inspect weekly and after each runoff event and maintain all
erosion and sediment pollution control facilities to insure their
effectiveness. Accumulated sediment shall be promptly removed and
disturbed areas shall be reseeded or stabilized.
(7)
Design, install and maintain facilities in accordance with the
Pennsylvania DEP Erosion and Sediment Pollution Control Program Manual,
March 2000, as amended.
(8)
Include standard erosion and sediment control notes on all plans.
(9)
Be subject to penalties for noncompliance, in accordance with
Part 8 provisions.
9.
Stormwater Management Requirements.
[Amended by Ord. 2017-08, 9/14/2017]
B.
Plan Exemptions.
(1)
Any regulated activity that meets the exemption criteria listed
herein is exempt from the plan preparation and processing requirements
of this chapter. This criteria shall apply to the total parent tract
property and development, even if development is to take place in
phases. Parent tracts shall be properties as existing on the effective
date of this chapter, unless specified otherwise, and shall provide
the basis for individual or cumulative impervious area computations.
Exemptions relieve the property owner from plan submission, but not
from providing adequate stormwater management and erosion and sedimentation
pollution control to meet the purpose of this chapter and protect
adjoining properties.
(2)
Plan exemptions include the following:
(a)
Lot additions, land exchanges, subdivision of existing buildings
and other minor subdivision activity which does not involve any new
building lots.
(b)
Agricultural activities such as growing crops, plowing fields,
gardening, etc.
(c)
Building expansion, impervious area enlargement, and development
of existing lots, provided that no subdivision of new lots or land
development for new principal uses is involved and the following criteria
are satisfied:
|
Total Parcel Size *
(acres)
|
Minimum Distance **
(feet)
|
Impervious Exemption ***
(square feet)
|
|---|---|---|
|
< 0.5
|
10
|
2,500
|
|
0.5 to 1.0
|
20
|
5,000
|
|
1.01 to 2.0
|
40
|
10,000
|
|
2.01 to 5.0
|
50
|
15,000
|
|
Over 5.0
|
100
|
20,000
|
|
NOTES:
| |
|
(Chart applies to properties where formal land development design
has not previously been performed. In the case where a land development
design has previously been performed, exemptions shall be at the discretion
of the Swatara Township Planning Commission, the Board of Supervisors,
and the Township Engineer.)
| |
|
*
|
Parent tract or original parcel size, prior to any subdivision,
as of this chapter date.
|
|
**
|
Minimum distance between proposed impervious areas and the downslope
property line(s).
|
|
***
|
Individual or cumulative total impervious area, after the effective
date of this chapter.
|
(d)
Regulated activities exempt under this provision shall provide a
minor stormwater management site plan by indicating locations, sizing,
and installation details of proposed stormwater management facilities
on all plans submitted to the Township for approval or permits.
(e)
Any lot which has been exempted from submission of a stormwater management site plan, in accordance with the guidelines listed herein, and is subsequently found to be developed contrary to the plan exemption criteria shall be subject to mandatory submission of the required plan. Failure to satisfy these requirements is a violation of this chapter, punishable as provided by § 22-806 of this chapter.
C.
Design Exemptions.
(1)
Single-family residential lots may be exempted from the mandatory
design and installation of certain stormwater management facilities
when the lot improvements (house, driveway, regrading, etc.) on the
proposed subdivision plan document to the satisfaction of the Planning
Commission and the Township Engineer that the lot improvements will
not result in detrimental stormwater discharges within the lot(s)
or upon adjoining lands, roads, waterways or other areas.
(2)
Activities that result in an increase of impervious area of less
than 2,500 square feet shall provide a minor stormwater management
site plan by indicating locations, sizing, and installation details
of proposed stormwater management facilities on all plans submitted
to the Township for approval or permits.
(3)
Exemption may be recommended to the Board of Supervisors provided all of the following criteria in Subsection 9C(3)(a) through (i) are satisfied:
(a)
The subdivision plan shall meet all of the criteria for a minor
subdivision; and
(b)
The minimum lot area shall be two acres; and
(c)
The slope of the lot shall not exceed 4% in the lot improvement
area and slopes in excess of 8% shall not exist within 50 feet of
the lot improvement area; and
(d)
Streams, waterways and ecologically sensitive areas shall not
exist within 100 feet of the lot improvement area; and
(e)
The proposed lot improvements shall be a minimum of 50 feet
from side and rear lot lines, unless site conditions or other requirements
necessitate greater setback; and
(f)
The maximum impervious area shall be 15,000 square feet; and
(g)
Plan notes shall document that the soils within the lot improvement
area are in the hydrologic soil group A, B or C, as published in the
current edition of TR-55, Urban Hydrology for Small Watersheds and
listed within the appendix;[2] and
[2]
Editor's Note: The appendix is included as an attachment to
this chapter.
(h)
Stormwater discharges shall not endanger or potentially damage
the lot improvements, adjoining lands, roads or otherwise pose a threat
to the health, safety or welfare of the public; and
(i)
No unique or adverse lot conditions shall exist which warrant
refusal of the exemption request.
(4)
A stormwater management exemption can also be obtained for subdivisions
containing no more than two proposed lots, each in excess of 10 acres
in size. Residue lands exceeding 10 acres in the area may be considered
for exemption.
[Amended by Ord. 2015-04, 8/13/2015]
(a)
Lots submitted for exemption shall comply with the following
criteria:
[2]
Required sewage planning (on site or public) is
completed.
[3]
An acceptable driveway location can be provided
with specific site distance information.
[4]
Subject plan shall contain bold 1/4-inch-letter
restrictive note on the lot(s) detailing the requirement for Township
approval upon proposed improvement or further subdivision of lot(s).
[5]
Site topography shall be deemed acceptable by the
Board of Supervisors and Township Engineer.
[6]
Only proposed parcels in excess of 10 acres are
to be considered under this section.
(5)
Subdivision application shall be accompanied by standard application
and inspection fees to assure evaluation of lot(s) for compliance
with the exemption criteria at the design, construction and inspection
stages; and
(6)
Subdivision plans containing any lots which have received stormwater
management design and installation exemptions in accordance with these
provisions shall contain a prominent plan note explaining the exemption
and the lot development restrictions applicable thereto; and
(7)
Any lot receiving a stormwater management installation exemption
and subsequently found to be developed, or under development, contrary
to these exemption provisions or otherwise evidencing a stormwater
runoff problem shall forthwith be subject to the following:
D.
Contents.
(1)
The stormwater management site plan shall contain all required
plans, maps, calculations, documentation and supportive information
necessary to satisfy the requirements of this chapter. Stormwater
management plans and hydrologic reports shall be prepared and certified
by licensed professionals registered in Pennsylvania and qualified
to perform such duties, based on education, training and experience.
(2)
Plans shall contain the following:
(a)
A general description of the proposed project.
(d)
Existing and proposed land uses, buildings, structures, roads,
paved areas and any changes to the land surface or vegetative cover.
(e)
Project location on a 7.5 minutes U.S.G.S. map or equivalent.
(f)
Pre- and post-development watershed subareas with time of concentration
path delineations.
(g)
A post-construction stormwater management (PCSM) report containing:
[1]
An introduction which summarizes the development
proposal, methodology of calculations, and the main components of
the proposal stormwater management design.
[2]
Stormwater runoff calculations as specified in
this chapter, including complete hydraulic and structural computations
for all stormwater management facilities, groundwater recharge areas
and water quality designs.
[3]
Where multiple stormwater management facilities
(including water recharge and water quality) are used, an explanation
of how these facilities will interrelate is required.
[4]
Data sheets for each infiltration test conducted,
including the computed resultant infiltration rate at that test location.
[5]
In carbonate geology areas, a geologic assessment
of the impact of the proposed project and associated site improvements
and any precautionary or remedial actions recommended.
(h)
Design and specifications for all stormwater management facilities,
groundwater recharge areas, water quality features and erosion and
sedimentation facilities.
(i)
Horizontal and vertical profiles of all pipes, swales, open
channels and stormwater management facilities, showing existing and
proposed grades.
(j)
Evaluation of the project's effect on upstream and downstream
adjoining properties.
(k)
Adequate drainage easements around all stormwater management
facilities, with a twenty-foot minimum width required. All easements
require a metes and bounds description for final plan approval.
(l)
Ownership and maintenance provisions.
(m)
All designs, calculations and illustrations necessary to demonstrate
compliance with the design standards specified within this chapter,
as determined by the Township Engineer.
E.
Review.
(1)
Review of stormwater management site plans shall be the responsibility
of the Township Engineer. Submissions shall supplement standard subdivision
and land development plan copies and include at a minimum:
(2)
Changes to the approved plan shall be authorized only with the
written approval of the Township Engineer.
10.
Inspections.
A.
The subdivider or land developer shall be responsible to construct
all stormwater management facilities and erosion and sediment control
facilities in accordance with the approved plans.
B.
The Township Engineer may inspect any or all phases of the installation
of stormwater management facilities, as necessary to determine compliance
with approved plans and this chapter.
C.
The County Conservation District may inspect any or all phases of
the installation and maintenance of erosion and sediment control facilities,
as necessary, to determine compliance with approved plans.
D.
The subdivider, land developer or their site construction representative
shall provide notice of inspection requests to focus inspections in
the area or phase of the development where stormwater facilities have
been completed.
E.
The Township Engineer, the County Conservation District office representatives,
and representatives of the Township may enter at reasonable times
upon any property within Swatara Township to inspect stormwater facilities,
structures and related site improvements for compliance with this
chapter.
F.
Construction of stormwater management, erosion control and related
facilities shall be in accordance with the approved subdivision and
land development plans and the requirements of this chapter.
G.
Construction or development contrary to, or not in compliance with, the stormwater management design on the approved subdivision or land development plan shall be a violation of this chapter, punishable as provided by § 22-806 of this chapter.
H.
Construction or development contrary to, or not in compliance with,
the approved erosion and sediment control facilities design on the
approved subdivision or land development plan shall be a violation
of this chapter, punishable as determined by the County Conservation
District.
I.
After subdivision and land development has been completed and the
site developed, the Township Engineer may inspect the site periodically
during the first year of operation to confirm operation and maintenance
of the stormwater facilities in accordance with the approved plan
and this chapter.
J.
The cost of inspections shall be paid by the subdivider or land developer,
in accordance with a fee schedule adopted as part of this chapter
or by fee resolution thereafter.
11.
Ownership and Maintenance.
A.
Each stormwater management site plan shall contain provisions which
clearly set forth the ownership and maintenance responsibility for
all stormwater management facilities, erosion and sediment control
facilities, groundwater recharge areas and water quality improvements.
Ownership and maintenance requirements include:
B.
A description of responsibilities for maintenance of temporary and
permanent facilities.
C.
Identification of the responsible individual, corporation, association,
organization or municipality for ownership and maintenance.
D.
Establishment of adequate drainage easements around all facilities,
including metes and bounds descriptions of the easements. Deeds shall
contain a specific reference to the drainage easement and recite the
property owner's responsibilities thereto.
E.
Standard plan notes to summarize ownership and maintenance responsibilities,
access rights, municipal enforcement alternatives and other binding
plan conditions.
F.
No detention basins, retention basins or other stormwater management
facilities other than pipes and swales shall be divided by a property
or lot line.
G.
Stormwater management facilities, including those for groundwater
recharge and water quality control and further including pipes, swales
and other water conveyances, shall not be modified, removed, filled,
landscaped or otherwise altered without approval of the required subdivision
or land development plan and/or approval by the Board of Supervisors
after recommendation from the Township Engineer.
H.
Stormwater management facilities shall be owned and maintained in
accordance with the approved subdivision and land development plan
and the requirements of this chapter. The party responsible for maintenance
of the stormwater management facilities shall, in addition to routine
maintenance, repair or replace any damaged facilities or areas, including
any sinkholes that may occur, to the condition shown on the approved
subdivision or land development plan and to conform to the minimum
standards and requirements of this chapter.
I.
If a landowner or other responsible party fails to properly construct
or maintain the stormwater management facilities, Township Officials,
or agents thereof, may enter upon the property to construct and/or
maintain the stormwater management facilities, with the cost to be
assessed to the landowners. In the event the Township performs construction
or maintenance work on account of the landowner's failure to perform
such work, the landowner shall reimburse the Township, upon demand,
within 30 days of receipt of invoice thereof, for all costs incurred
by the Township, including attorneys' and engineering fees and costs.
If not paid within 30 days, the Township may enter a lien against
the property or take other legal action to recover the costs.
J.
The intent of these regulations is to provide for private ownership
and maintenance of stormwater management and erosion and sediment
control facilities. Where the stormwater management plan proposes
municipal ownership and/or maintenance, a description of the methods,
procedures, and the extent to which any facilities shall be turned
over to the Township, including a written approval of responsibilities
as proposed, shall be incorporated as an integral part of the plan.
Where a homeowners' association or other private entity is proposed
for ownership and/or maintenance, a recorded declaration of covenants
shall be required to document maintenance responsibilities and an
escrow account may be required to insure maintenance is completed.
K.
All BMPs require periodic maintenance to insure their continued effective
performance. Maintenance includes regular inspections by the party
responsible for maintenance and corrective action to repair or replace
system components when necessary. Maintenance requirements should
be included with the BMP design. Guidelines for BMP maintenance are
as follows:
(1)
Inspect the BMP facilities a minimum of quarterly (four times
per year) and after all major storm events.
(2)
Remove trash and debris from the BMPs to prevent interference
with the BMP design function and performance.
(3)
Remove silt and accumulated sedimentation regularly to avoid
clogging of facilities.
(4)
Mow the vegetation in accordance with the design height and
mowing schedule.
(5)
Monitor plant and vegetation vigor.
(6)
Stabilize any eroded areas immediately.
(7)
Dethatch grass or aerate soil where infiltration rates have
diminished.
(8)
Perform routine maintenance on the outlet structures and other
mechanical components of BMPs.
(9)
Conduct maintenance required by the Township Engineer or the
Planning Commission in accordance with this chapter.
[Ord. 2013-39, 1/10/2013]
1.
Sewage disposal facilities shall be designed and constructed to meet the needs of the proposed subdivision or land development and shall comply with the requirements of Chapter 18 of the Township's Codified Ordinances. Sewage disposal facilities shall also meet all requirements of the Pennsylvania Department of Environmental Protection and the Township Act 537 Sewage Plan. The following requirements specify the design and installation standards for on-lot sewage disposal and public and private sewerage systems.
[Amended by Ord. 2017-08, 9/14/2017]
2.
On-Lot Sewage Disposal. Each and every lot created by a proposed subdivision shall comply with the requirements set forth in Chapter 18, Part 3, On-Lot Subsurface Sewage Disposal Facilities, of the Township's Codified Ordinances. Further, for each and every lot created by a proposed subdivision, there shall be a minimum of two areas tested (probe and perc) which yield suitable results for on-lot sewage disposal. The plan shall clearly indicate these areas and state that disturbance of these areas is not permitted unless written approval is received by the Township Sewage Enforcement Officer. It is the intent of this section to coordinate a simultaneous review of subdivision and land development plans with sewage planning modules at the municipal level, thereby avoiding the approval of lots that are not suitable for sewage disposal. Where required by municipal sewage plans, on-site sewage testing shall be supplemented with a hydrogeologic study which may dictate increased lot sizes or reservation of groundwater easement areas. In accordance with those standards, application for subdivision or land development approval shall satisfy the following procedural requirements:
[Amended by Ord. 2016-04, 4/14/2016]
A.
Minor Subdivision. The subdivider shall submit the sewage planning
module and required associated information to the Township Sewage
Enforcement Officer (SEO) at the time of final plat application. The
subdivision or land development plan shall not be processed until
documentation is provided to verify that the SEO has received and
reviewed the sewage planning module. All newly created lots, whether
for immediate or future use, shall be tested and approved for sewage
suitability.
B.
Major Subdivision. The subdivider shall submit a preliminary plan
depicting general lot layout and street design, as required elsewhere
herein. The subdivider shall submit the required sewage planning module
and associated information to the Township Sewage Enforcement Officer
(SEO) at the time of preliminary plan application. The subdivision
or land development plan shall not be processed until documentation
is provided to verify that the SEO has received and reviewed the sewage
planning module. All newly created lots, whether for immediate or
future use, shall be tested and approved for sewage.
3.
Existing Public Sewers. When a subdivision or land development has
public sewers available on-site or within 1,000 feet of the site,
sewer lines shall be included on the subdivision or land development
plan and installation must be approved by the municipal authority
responsible for the sewer system. Written documentation is required
from the authority to verify adequate capacity, agreement to provide
service, and specific design approval.
4.
Planned Sewer Area. When a proposed subdivision or land development
is located in an area not presently served by public sewers, but which
has received design data preparatory to sewer system installation
within 18 months, then the municipality shall determine the necessity
of installing house connections and/or capped mains, even though on-site
facilities will be required in the interim. Installation of house
connections and capped mains shall be in accordance with design data
approved by the municipal engineer responsible for the sewer system
prior to approval of a preliminary or final plan.
5.
Private Sewerage System. When a subdivision or land development is
to be provided with a private sewerage system, a statement shall be
submitted to the Planning Commission from the Pennsylvania Department
of Environmental Protection verifying that a permit has been issued
approving the proposed facilities. Additionally, the municipality
must be satisfied that adequate provisions have been made to guarantee
the construction and maintenance of the proposed private sewerage
system.
6.
Plan Notice.
A.
On-Lot Sewage Disposal. All subdivision and land development plans
shall contain a plan note specifying that approval of the plan does
not guarantee permit issuance for sewage disposal.
B.
Public Sewers. All subdivision and land development plans shall contain
a plan note specifying that connection to public sewer lines is required.
C.
Lot additions in nonpublic sewer areas/agricultural parcels. Non-building
language shall be displayed on the final plan.
[Ord. 2013-39, 1/10/2013]
1.
A water supply system shall be designed and constructed by the subdivider
or developer as required by the Pennsylvania DEP standards. The water
supply system shall be capable of meeting the domestic and fire protection
needs of the site and documentation shall be provided to demonstrate
that these needs will be met.
2.
When possible, the subdivision or land development should be served
by a public water supply system approved by municipal water officials
or a community water system approved by the Pennsylvania Department
of Environmental Protection. If the subdivision or land development
is to be supplied by a public or community water system, the subdivider
or developer shall submit a written certification, commitment or evidence
that the municipal water company or authority or the association of
lot owners or private company, as applicable, has adequate water capacity,
has agreed to provide water service and has approved the specific
water system design.
3.
For subdivisions proposing lot sizes of less than one acre, and for
all nonresidential developments, where public water supply is not
being proposed, the developer shall demonstrate that an adequate water
source is available within or adjacent to the development for fire
protection. In making a determination as to the adequacy of the source
being proposed by the developer, the Township shall submit the proposal
to the fire chief(s) of the fire company(ies) primarily responsible
for serving the development, and shall take into consideration their
comments.
4.
When a subdivision or land development has public water on site or
within 500 feet of the site, public water lines shall be extended
as necessary to service the lots and uses on the subdivision and land
development plan, subject to approval by the municipal authority responsible
for the water system. In those cases where a public or community water
system is not available or practical, a well shall be provided for
each lot. Wells shall be placed uphill from sewage disposal systems.
Wells shall not be within 100 feet of any part of the absorption field
of any on-site sewage disposal system and they shall not be placed
within 50 feet of lakes, streams, ponds, quarries, etc.
5.
Subdivision or land development proposals which involve the daily
use of 10,000 gallons or more of well or surface water shall be accompanied
by a hydrologic study to document the adequacy of the water supply
without endangering water availability for adjoining landowners. Review
and, where applicable, approval may be required from the DEP and the
Susquehanna River Basin Commission, as applicable.
6.
Subdivision and land development plans shall contain a plan note
specifying the source of water supply. Plans proposing the use of
public or community water shall contain a note specifying that connection
to the public or community water lines, as applicable, is required.
Plans proposing the use of individual wells shall contain a note specifying
that the lot(s) has not been tested for the availability of water
of adequate quality or quantity and no guarantee of water availability
is provided.
[Ord. 2013-39, 1/10/2013]
1.
In addition to relating to topography, natural features and solar
orientation, streets shall be designed according to the function served,
the use of abutting land, and standards of width, intersections, maximum
grades and curvatures. The Planning Commission shall require that
all developments have adequate access. Where major subdivisions are
proposed or may occur because of the patterns started by minor subdivision
activity, the Planning Commission should require reservation for,
or installation of, two or more streets to insure safe and convenient
access. Elimination or vacation of previously approved streets shall
be approved only when the Planning Commission determines that alternate
access has been provided in another, more suitable location and further
development is not possible utilizing the street.
A.
Any land owners who purchased property with reliance upon the street
must agree in writing to its elimination.
2.
The developer shall design, furnish, and construct streets, pavements,
shoulders, gutters, curbs, sidewalks, and streetlights, as required
by the Township. The developer shall pay inspection fees to the Township
prior to commencing construction in accordance with the current fee
schedule on file in the Township Office.
3.
Classification and General Design Goals.
A.
Major Streets: Function primarily for the movement of fast traffic
between points of heavy traffic generation. They are often known as
"arterial streets" or "highways." They shall be planned for continuation
of existing streets in the system at the same or greater width in
accordance with adopted Township standards. Major streets shall contain
as few intersections as possible.
B.
Collector Streets: Function to collect traffic from local streets
and distribute it into major streets, and, as such, they will normally
contain a relatively large number of intersections with local streets
and few with major streets. A collector street system may be required
wherever a residential neighborhood near a major street is over 150
acres in area or where the local street pattern is so designed as
to converge and serve over 500 one-family dwellings, or 100 multifamily
units. Collector streets shall be planned for continuity and to lead
more or less directly to one or more focal points or centers of traffic
generation, and may become bus routes.
C.
Local Streets: Provide direct access to each lot and function to
allow traffic to circulate toward the principal directions of travel,
bus routes, schools and playgrounds; however, the design shall discourage
through and high-speed traffic. The street pattern shall be indirect
and yet continuous to prevent through traffic, formed of straight,
moderately winding, curved, looped or angular streets. Tee-intersections
shall predominate and cross-intersections shall be minimized. There
shall be an underlying systematic neighborhood pattern; however, gridiron
and other rigid geometrical patterns should be avoided where possible.
The street pattern shall include extensions to the boundaries of the
development to provide circulation between adjoining neighborhoods.
D.
Cul-de-sac Streets: Provide direct access to properties from other
streets. Ordinarily, a cul-de-sac is a short street with only one
outlet and having an appropriate terminal for safe and convenient
reversal traffic movement. Drainage should be towards the open end.
If drainage is toward the closed end it shall be conducted away in
an underground storm sewer. Cul-de-sac streets shall only be permitted
upon approval by the Board of Supervisors. If permitted, cul-de-sac
streets, whether permanent or temporary, shall not exceed 600 feet
in length and shall not be less than 250 feet in length. All cul-de-sac
streets, whether permanent or temporary, must be provided with a turnaround,
the diameter of which is at least 100 feet. All cul-de-sac streets
shall be provided with snow-dump easements. A cul-de-sac street can
serve a maximum of 12 lots or dwelling units. Any street dead-ended
for access to an adjoining property or because of authorized stage
development (phasing) shall be provided with a temporary one-hundred-foot
diameter cul-de-sac within the subdivision or development, and the
use of such turnaround shall be guaranteed to the public until such
time as the street is extended.
(1)
Proposed cul-de-sac streets shall contain a fully described
snow plow easement or similar authorized snow plow area.
E.
Unimproved Streets or Rights-of-Way: Subdivision on unimproved (unpaved)
streets or access rights-of-way is prohibited.
4.
Minimum Street Standards.
|
Street Classification
|
Right-of-Way Width
|
Paved Cartway Width*
|
Grade (Vertical Align-ment)
|
Horizontal Curvature (Horizon-tal Align-ment)
|
Reverse Curve Tangent
|
Sight Distance** (minimum)
|
Other Require-ments
| |
|---|---|---|---|---|---|---|---|---|
|
Major +
|
80 feet
|
44 feet
|
6%
|
500 feet
|
200 feet
|
400 feet
|
Width subject to PennDOT requirements
| |
|
Collector++
|
60 feet
|
36 feet
|
7%
|
300 feet
|
100 feet
|
200 feet
| ||
|
Local++
|
50 feet
|
34 feet
|
10%
|
150 feet
|
50 feet
|
125 feet
|
Pavement width shall be increased where on-street parking
is planned or lots average 80 feet or less in width
| |
|
Cul-de-Sac++
|
50 feet
|
34 feet
|
10%
|
150 feet
|
50 feet
|
100 feet
|
Maximum length of 600 feet serve a maximum of 12 lots
or dwelling units
| |
|
At turn-around
|
112 feet
|
100 feet
|
5%
| |||||
|
NOTES:
| |
|
*
|
All streets required to have curbing per Township regulations.
Street width does not include any portion of curbing.
|
|
**
|
Measured along the center line, four feet above grade.
Sight distance indicated is absolute minimum, greater distances in
accordance with PennDOT M-950S may be required based on actual intersection
geometry. Refer to the appendix.[1]
|
|
+
|
Street width and specifications subject to PennDOT
regulations.
|
|
++
|
The minimum grade on all streets shall be 0.75%.
|
[1]
Editor's Note: The appendix is included as an attachment to
this chapter.
5.
Supplementary Street Standards. In addition to the specific standards cited in § 22-510, Subsection 4, the following street standards shall apply to the design and construction of streets:
A.
Intersections.
(1)
Streets shall be designed to intersect at right angles (90°)
and should be at right angles for at least 100 feet from the point
of cartway intersection.
(2)
No more than two streets shall intersect at any one point.
(3)
Proposed new intersections along one side of an existing street
shall coincide with any existing intersections on the opposite side
of the street. Where intersections cannot practically be connected,
a minimum of 150 feet shall separate the center lines of offset local
streets, and 400 feet minimum shall be provided for collector and
major streets.
(4)
Street curb intersections shall be rounded with a minimum radius
of 20 feet for local streets and 30 feet for collector or major streets.
The radius point shall be concentric with that for the property lines.
(5)
Intersections shall be designed with a flat grade. In hilly
or rolling topography, a leveling area shall be provided at the approach
to an intersection. The leveling area shall have a maximum grade of
2% for a minimum of 75 feet preceding the intersection, measured from
the nearest right-of-way line of the intersecting street.
(6)
Clear sight triangles of 75 feet, measured along the center
line from the point of intersection, shall be provided and maintained
at all intersections for local roads. A one-hundred-foot clear sight
triangle shall be provided for all intersections involving a collector
and/or a major road. These regulations are as defined in Title 67
of the PADOT Rules and Regulations. These shall be indicated on all
plans. No buildings or obstruction that would obscure the vision of
a motorist shall be permitted in this area.
B.
Street Names. Shall not duplicate others nearby, and shall be subject
to the approval of the Township and United States Postal Service,
if required. Street signs shall be erected to identify all streets.
C.
Street Extension. Where a subdivision adjoins unsubdivided land or
future development phases, sufficient streets shall be planned to
extend to the boundary lines so that all parcels may be subdivided
and a coordinated street system obtained. Traffic circulation shall
be assured by installation of a temporary, stoned cul-de-sac for short-term
use (less than two years) or paved cul-de-sac for longer use until
a through street is completed.
D.
Streets for Multifamily Development. Shall be planned to connect
with major or collector streets to avoid generating large volumes
of traffic on local residential streets.
E.
Reserve Strips. The creation of reserve strips shall not be permitted
adjacent to a proposed street in such a manner as to deny access from
adjacent property to such street.
F.
Right-of-Way Widths. Land for the right-of-way for the opening or
extension of any street within a subdivision shall be dedicated by
the developer. Where a property abuts a street which does not conform
to the right-of-way width required by this chapter or other ordinances
of the Township, the additional width necessary to meet current standards
shall be dedicated when such land is subdivided.
G.
Vertical Curves. The minimum length of crest and sag vertical curves
shall be determined by multiplying the following "K" value by the
percent change in grade for the curve (expressed as a whole number):
|
Design Speed
(in miles per hour)
|
"K" Crest Vertical Curves
|
"K" Sag Vertical Curves
|
|---|---|---|
|
20
|
10
|
20
|
|
25
|
20
|
30
|
|
30
|
30
|
40
|
|
35
|
45
|
50
|
|
40
|
70
|
70
|
|
45
|
100
|
90
|
|
50
|
150
|
110
|
|
55
|
220
|
130
|
|
Regardless of the vertical curve calculation, no street vertical
curves shall be less than 75 feet in length.
| ||
H.
Auxiliary Street Improvements. In addition to the required pavement
and shoulder widths, streets shall be designed and constructed with
curbs, streetlights, gutters, culverts, catch basins, sidewalks, traffic
control signs and other improvements required by municipal ordinance
or determined by the Planning Commission to be necessary for a proposed
subdivision or land development. Specific improvement guidelines are:
(1)
Curbs. Straight vertical curbs shall be required in all developments,
residential or nonresidential, and shall meet the following specifications:
(a)
Curbing shall be plain cement concrete, with a minimum strength
of 3,500 PSI, placed on a four-inch deep base of AASHTO # 57 (2B)
stone. Curbs shall be constructed in accordance with PennDOT "Standards
for Roadway Construction" drawing RC-64M (current revision).
(b)
Curbing shall be saw cut every 10 feet and expansion joints
installed every 50 feet.
(c)
Curbing shall be free of stress cracks and other deformities.
(d)
After installation of curbing, no borings or cuts shall be made
by the developer without the permission of Swatara Township. The Township
Engineer, Road Foreman, or designated agent, must be present during
any permitted cuts or borings for verification of proper restoration.
Any cuts or borings made without authorization by the Township will
be required to be redug, at the developer's expense, so verification
can be made on proper restoration. The street system will not be accepted
unless inspections are made and approval granted by the Township.
(e)
Curb cuts for proposed driveways are to be installed at the
time the curb is constructed.
(2)
Sidewalks. Sidewalks are required for all developments unless
waived by the Board of Supervisors. Sidewalks and curb depressions
for sidewalks at intersections will be constructed in accordance with
the requirements of the Americans with Disabilities Act (ADA) and
the Commonwealth of Pennsylvania, Department of Transportation RC-67M
(current revision), as modified herein.
(a)
The installation of sidewalks on both sides of the street may
be required, as determined by the Board of Supervisors, in any development
where the installation is necessary for public safety.
(b)
Design Standards.
[1]
Sidewalks should be four feet wide in single-family
residential developments, five feet wide in multifamily residential
developments, and 10 feet wide in commercial developments, unless
otherwise approved by the Township.
[2]
Sidewalks and abutting curbs shall have handicap
access ramps at appropriate intervals.
[3]
In all residential developments, a grass strip,
a minimum width of three feet, shall be located between the curb line
and the sidewalk.
(c)
Construction Standards.
[1]
Sidewalks shall be plain cement concrete four inches
thick, with a minimum strength of 3,500 PSI, placed on a four-inch
deep base of AASHTO #57 (2B) stone.
1)
Sidewalks at driveway crossings shall be a minimum of six inches
thick.
[2]
Expansion joints shall be provided at intervals
of 20 feet minimum.
[3]
Sidewalks shall have a 1/4-inch per foot slope
towards the curb and street.
[4]
In residential developments, when a grass (beauty)
strip is provided, it shall be a minimum three feet in width and shall
be located between the curb line and the sidewalk.
(3)
Street Signage. Signage within all subdivisions and land developments shall be designed and installed by the developer in accordance with Chapter 27 of the Township Code of Ordinances, PennDOT regulations and the MUTCD (Manual on Uniform Traffic Control Devices). Adequate vertical and horizontal area shall be reserved for sign placement at intersections.
(a)
Engineering and Traffic Signs. Major subdivision or land development
plans shall include engineering and traffic study data for each proposed
traffic sign. The study shall conform to the guidelines set forth
in Title 67 of the Pennsylvania Department of Transportation Rules
and Regulations (publication 201).
(b)
Placement of Signs. Details regarding the placement of traffic
signs shall be shown on all plans submitted for review. Placement
specifications shall coincide with the engineering and traffic study
data, as well as Title 67 of the PennDOT Rules and Regulations.
(c)
Traffic Control Signs.
[1]
All traffic control signs installed shall be 0.080
aluminum with engineer-grade reflective sheeting. All signs shall
be installed on galvanized breakaway posts at two pounds per foot.
|
(i)
|
Stop Sign
|
30" x 30"
|
R1-1
|
|
(ii)
|
Speed Limit
|
24" x 30"
|
R2-1
|
|
(iii)
|
No Outlet
|
30" x 30"
|
W14-2
|
|
(iv)
|
School Crossing
|
30" x 30"
|
S2-1
|
|
(v)
|
No Parking
|
24" x 24"
|
R7-1
|
|
(vi)
|
Left Turn
|
30" x 30"
|
W1-1L
|
|
(vii)
|
Right Turn
|
30" x 30"
|
W1-1R
|
|
(viii)
|
Left Curve
|
30" x 30"
|
W1-2L
|
|
(ix)
|
Right Curve
|
30" x 30"
|
W1-2R
|
(d)
Street Signs.
[1]
Street signs shall be white letters on green background.
Double-sided printing on 0.080 inch, reflective aluminum. Letter size
shall be a minimum of four inches high. Post shall be 2 3/8 inches
round, galvanized, 10 feet long, with a minimum 30 inches of concrete
in the ground up to a maximum of 36 inches in the ground.
[3]
Street signs shall be located at all intersections
with all street names.
[4]
Size of signs can range from 6" x 18" to 6" x 36"
and require Township approval prior to installation.
(e)
Installation of Signs.
[1]
The height requirements for signs in business,
commercial and residential districts when parking or pedestrian movement
is likely to occur or when there are other obstructions to view: The
clearance to the bottom of the sign shall be at least seven feet.
[2]
Temporary stop signs are required at all locations
where permanent stop signs are required. The temporary stop signs
must be installed by the developer immediately following initial road
cut. This will provide awareness of traffic patterns to any person
working or delivering within the development.
[3]
Lateral clearance.
1)
A clearance of two feet from the curb and one foot from the
sidewalk is required.
2)
Erection of signs should be mounted approximately at right angles
to the direction of and facing traffic alignments; the angle or placement
should be determined by the course of approaching traffic rather than
by roadway edge at the point where the sign is located. Sign faces
normally are vertical, but on grades it may be desirable to tilt a
sign forward or back from the vertical to improve the viewing angle.
3)
Requirements for posts and mounting signposts and their foundations
and sign mounting shall be so constructed as to hold signs in a proper
and permanent position to resist swaying in the wind or displacement
by vandalism. Sign supports should be of a breakaway type. Concrete
basis for sign supports should be flush with the ground level.
(4)
Streetlights. All streets, alleys, access drives, and parking
compounds shall be lighted to provide a minimum of two footcandles'
level of illumination at an elevation of three feet above the grade
for the safe movement of pedestrians and vehicles at night. All lighting
shall be so arranged as to reflect the light away from adjoining premises
and public rights-of-way.
(a)
All streetlighting shall be consistent with the Swatara Township
Resolution No. 2000-4 establishing specifications for streetlights
in Swatara Township.
(b)
Streetlight installation shall be completed at or before 75%
of the individual lots are developed. For developments proposed to
be constructed in phases, this requirement shall be met for each development
phase. No more than two phases shall be started prior to compliance
with this subsection.
[Added by Ord. 2017-08, 9/14/2017]
(5)
Street Trees. Street trees shall be installed on both sides
of all streets within subdivisions and land developments. Installation
shall be in accordance with the following requirements:
(a)
Trees shall be planted to avoid conflicts with utilities, roadways,
sidewalks, intersection visibility and streetlights. Small, medium
or large trees shall be utilized where appropriate. Recommended tree
species, by size, are listed within this chapter appendix.[2]
[2]
Editor's Note: The appendix is included as an attachment to
this chapter.
(b)
Plans proposing more than 25 lots or dwelling units shall be
accompanied by a detailed landscape plan.
(c)
Street tree planting between the street curb and sidewalk, within
the grass (beauty) strip, shall be in compliance with the following:
|
Mature Tree Size
|
Minimum Grass (Beauty) Strip
|
|---|---|
|
Small (Less than 30-foot height)
|
3 feet
|
|
Medium (30-foot to 50-foot height)
|
5 feet
|
|
Large (Over 50-foot height)
|
8 feet
|
|
Where adequate grass (beauty) strip width is not available for
planting because of street design, street trees shall be planted on
the lot (interior) side of the sidewalk, a maximum of five feet from
the edge of the sidewalk. Streets without sidewalks shall require
street tree planting within 10 feet of the edge of the street cartway.
|
(d)
(e)
Planting specifications required for street trees are:
[1]
Trees shall be balled and burlapped, standard quality
or better nursery stock, with straight trunks and well developed branch
and root systems.
[2]
Large trees shall be a minimum of 1 1/2 inches
caliper and eight feet in height. Medium and small trees shall be
a minimum of one-inch caliper and six feet in height.
[3]
Tree holes shall be a minimum of twice the diameter
of the tree root ball.
[4]
Planted trees shall be mulched and watered during
the first growing season. Dead and dying trees shall be replaced.
[5]
Trees shall be staked where necessary.
[6]
Trees planted within five feet of a sidewalk shall
have a plastic or geotextile root barrier, a minimum one foot deep
by 10 feet long, placed along the sidewalk edge closest to the tree.
6.
Private Streets. Private streets are not permitted unless approved
by the Board of Supervisors. They will be approved only if they are
designed and constructed to meet public street standards and maintenance
is guaranteed in perpetuity via a bona fide homeowners' association
(or similar organization) agreement and appropriate financial security
for repair and maintenance.
7.
General Street Construction Standards. Streets and rights-of-way
shall be improved to meet Swatara Township standards. The requirements
contained herein are provided as minimum design standards. It shall
be the developer's responsibility to satisfy all applicable Township
construction requirements and design standards or, in lieu thereof,
to deposit a security in compliance with this chapter and established
policies. Before any construction occurs, the developer and/or his
agents shall attend a mandatory preconstruction meeting with the Township,
the Township Engineer and the Road Foreman to discuss construction
sequence, schedule of inspections, etc.
A.
The width of the pavement shall be measured between the vertical
faces of straight curbs and the street side edge of roll curbs. No
part of the curb is to be used for measuring required cartway widths.
The Swatara Township Board of Supervisors may require higher standards
and/or greater widths than set forth in these regulations because
of extraordinary traffic loads or unusual soil conditions in specific
locations.
B.
The preparation of subgrade and the materials utilized for the construction
of the pavement shall be in accordance with the standards of Swatara
Township or the Construction and Material Specifications of PennDOT,
whichever is applicable or has jurisdiction. Inspections are required
between each step as noted below.
C.
After the underground utilities and house connections are installed
and rough grading is completed, the roadway subgrade shall be shaped,
rolled and compacted. The developer may be required to construct a
pavement of stone for use during the building construction period
and furnish a bond, in the amount required by the Township, guaranteeing
that all pavements shall be maintained in a passable and reasonable
condition, without expense to Swatara Township, until acceptance by
Swatara Township.
D.
After installation of the Base Course material, no street cuts can
be made by the developer without the permission of the Swatara Township
Engineer, Road Foreman or Board of Supervisors. The Township Engineer,
Road Foreman, or designated agent must be present during any permitted
cuts for proper restoration. Any cuts made without authorization by
the Township will be required to be redug, at the developer's expense,
so verification can be made on proper restoration. The street will
not be accepted unless inspections are made and approval granted by
the Township. Also, note a similar requirement under curbing installation.
E.
A deed of dedication must be prepared by the developer's agent and
submitted to the Township's Solicitor for approval. The Township will
not accept a deed of dedication for any street unless all street signs,
engineering and traffic studies, streetlights, utility plan, required
inspections, etc., have been received and approved by the Township.
F.
A condition of the acceptance of the deed of dedication will be for
an eighteen-month integrity bond to be posted by the developer with
the Township in the amount of 15% of the total costs of improvements.
This bond is for structural integrity of improvements as well as the
functioning of said improvements in accordance with the design and
specifications.
8.
State Approval of Streets and Access. To ensure that street designs
comply with all applicable standards, the Planning Commission/Board
of Supervisors may submit any preliminary and final subdivision or
land development plans to the Pennsylvania Department of Transportation
for review and comments.
A.
Subdivision plans proposed along state-owned roads should be submitted
to the Pennsylvania Department of Transportation for recommendation
and approval.
B.
In accordance with Act 42 of 1986, subdivision and land development
plans which will require access to a state highway under the jurisdiction
of the Pennsylvania State Department of Transportation (PennDOT) shall
contain a plan note specifying that a highway occupancy permit is
required from PennDOT before driveway access to the state highway
is permitted. The plan note shall also specify that plan approval
does not guarantee that a PennDOT permit will be issued.
10.
New Streets.
A.
All street paving must conform to the following specifications, with
the exception that the specifications for a street to be dedicated
to the Township shall conform to the specifications contained in any
other Township ordinance should such ordinance have more stringent
specifications. Where another standard applies, the plan shall note
that the street will be paved to such standard.
B.
All work procedures for the paving of streets shall conform to the
requirements of the latest edition of all applicable PennDOT manuals
and publications, including, but not limited to, PennDOT Publications
408, 242, 70 and 72M.
C.
Wherever street improvements occur along or adjacent to a project
site and result in a widened cartway width, a paved transition area
shall be provided. The minimum length (in feet) of the transition
area shall be calculated based on the offset distance from the edge
of the existing cartway to the edge of the widened cartway times 15.
For example, if the existing lane width is 10 feet and the proposed
lane width is 14 feet, the paved transition would be 60 feet [(14-10)
by 15 equals 60]. The pavement section for all transition areas shall
be the same as that required for any street widening.
D.
For any nonresidential subdivision or land development in which at
least 50 one-way equivalent single axle loads (ESALs) will be generated
in any given day of the week, the structural design of any roads shall
be performed by an engineer in accordance with current engineering
standards. The design standards referred to herein, however, shall
be the minimum standards utilized. In all cases, intersections of
new roads, streets, driveways and access drives shall be constructed
of reinforced concrete cement, in accordance with PennDOT design standards,
for a distance of at least 75 feet in each direction along and for
the full cartway width of the existing or proposed Township road from
the intersection.
11.
Extension of Existing Streets. The extension of existing streets
which are presently constructed with a cartway different from the
standards of this chapter shall be provided with a transition area,
the design of which is subject to Township approval.
12.
Improvement of Existing Streets and Intersections. Where a subdivision
or land development abuts an existing Township and/or state street,
the developer shall make the following improvements:
A.
Where the subdivision or land development abuts an existing Township
or state street, the developer shall dedicate additional right-of-way
to the Township or state, as applicable, to the extent necessary to
increase the right-of-way width of the existing street to create a
right-of-way width which is equivalent to the right-of-way width for
new streets of the same classification established by this chapter.
The developer shall improve the existing street to the cartway width
established for new streets of the same classification set forth in
this chapter. A developer shall install curbs, sidewalks, pavement
widening, stormwater management facilities, and all other necessary
or appropriate improvements in accordance with Township ordinances.
Notwithstanding the foregoing, the developer shall also improve state
streets in accordance with the requirements of the PennDOT and any
conditions which the PennDOT may impose upon its granting of a highway
occupancy permit.
B.
Where the subdivision or land development is situated only on one
side of an existing street, the developer shall improve the side of
the street abutting the subdivision or land development and, if the
traffic impact study demonstrates that improvement of the entire cartway
width is necessary for adequate, safe and convenient access to the
proposed subdivision or land development, shall improve both sides
of the street. If the Township requires the developer to improve only
the side of the street abutting the subdivision or land development,
the developer shall, in addition to all other required improvements,
install a wearing course per Superpave specifications of not less
than 1 1/2 inches in depth pavement overlay from the center line of
the existing cartway to the limits of the improved cartway width.
For single-family residential subdivisions of 10 lots or less (fronting
on one road) with lot sizes all one acre or larger, a waiver from
specific requirements of this section may be requested. Such request
must, at a minimum, include justification as to why the specific improvements
are not necessary, and that not making such improvements will not
result in any negative impact on the road system due to the proposed
development.
C.
The developer shall install additional traffic lanes, traffic dividers,
traffic control devices, traffic signals and other measures as appropriate
to ensure that the development of the tract does not adversely impact
the existing street system and/or access to or the ability to exit
from properties gaining access from an affected street. If the traffic
impact study indicates that improvements must be made to a state street,
the developer shall also take all action necessary to obtain any PennDOT
permits and/or approvals to install the necessary street widening
and/or traffic signals or traffic control devices. If the traffic
impact study recommends installation of traffic signals or traffic
signal modifications, the developer shall prepare all studies and
submit all necessary applications to enable the installation of the
traffic signal or modifications at the developer's cost and expense.
If the traffic impact study indicates that traffic control devices
or regulations including, but not limited to, stop intersections,
speed limit reductions or parking prohibitions, are required, the
developer shall prepare all studies necessary to justify imposition
of such regulations in accordance with PennDOT regulations and shall
pay all costs associated with the preparation and enactment of an
ordinance to establish such regulations.
D.
The developer shall bear all costs and expenses in connection with
the improvements required by this subsection. If the developer requires
the Township to submit any permit applications or requests for approvals
in the name of the Township, the developer shall reimburse the Township
for all costs and expenses incurred by the Township in connection
with its review of the application and submission of the application
to PennDOT or other governmental agency.
E.
When the Township determines that the required improvements are not
feasible at the present time, the developer shall deposit funds with
the Township in the amount of 110% of the cost of the improvements
computed in accordance with the provision of § 509 of the
Municipalities Planning Code,[4] as may be amended. Such funds shall be maintained by the
Township in a general account to be used for traffic improvements
adjacent to the development. The developer may request a modification
to reduce the amount of funds to be deposited with the Township under
this provision. In order to warrant the granting of such modification,
the developer shall make application to the Township in accordance
with the provisions of this chapter. The developer shall establish
the particular circumstances which are applicable to the development
and shall demonstrate good cause for such modification. The Township
Engineer shall make a recommendation to the Township Planning Commission
and Board of Supervisors whether or not and to what extent such requested
modification should be granted.
[4]
Editor's Note: See 53 P.S. § 10509.
13.
Street Design and Construction. All public and private streets shall
meet the following minimum standards for design and construction (refer
to appendix for "Street Construction Details"[5]):
B.
Embankment.
(1)
Placement of embankment shall be in layers not exceeding eight
inches, prior to compaction.
(2)
Embankment material shall consist of all excavation on the project,
except such materials as may be determined to be unsuitable under
PennDOT Publication 408, current edition, and, when required, will
include borrow excavation.
C.
Subgrade.
(1)
All required underground utilities and storm drainage shall
be installed within the cartway area prior to preparation of the subgrade.
Trench backfilling shall be completed in layers no greater than eight
inches.
(2)
Adequate surface and subsurface drainage shall be provided,
including underdrains for springs or spongy areas.
(3)
All large rocks, boulders or ledges shall be broken off six
inches below the improved subgrade surface.
(4)
Completed subgrade shall be maintained and protected in advance
of the succeeding operation.
(5)
Disturbed areas shall be moistened as necessary to minimize
dust.
D.
Subbase.
(1)
No subbase shall be placed on wet, frozen, or unsuitable material.
Unsuitable material such as sod, stumps, tree roots, spongy soil and
excess rock shall be removed and replaced. Disturbed areas shall be
reshaped and recompacted. Where deemed necessary by the Township Engineer,
a geotextile material may be required before placement of the subbase.
(2)
The subbase shall be a stone aggregate material consisting of
six inches of compacted OGS, 2A, or 3A modified stone under the paved
surface of the cartway. A minimum of four inches of the same aggregate
shall be installed on the shoulder of the road, extending at least
four feet on each side of the cartway.
(3)
The stone aggregate subbase shall be compacted to the required
depth with a vibrating tamper or vibrating roller.
E.
Base Course.
(1)
The base course shall be applied as soon as possible after subbase
preparation to avoid damage to the subbase.
(2)
The base course shall be a bituminous treated aggregate consisting
of a minimum of four inches compacted Superpave Asphalt Mixture Design,
HMA Binder Mix Course, PG 64-22, 0.0 to 0.3 million ESALs (or appropriate
number), 25 mm mix, four inches depth in accordance with PennDOT Manual
Form 408 specifications.
F.
Wearing Course.
(1)
A minimum of one year must elapse after installation of the
base course before the wearing course may be installed by the developer.
The Township also reserves the right to extend this time based on
several other factors, including, but not limited to, amount of undeveloped
lots in current phase of development, future phases of development
utilizing street(s), possible existence of springs under street, etc.
(2)
A bituminous tack coat is required between the base course and
the wearing course.
(3)
Paving notches shall conform to PennDOT RC-28 standards.
(4)
The wearing course shall be Superpave Asphalt Mixture Design,
HMA Wearing Course, PG 64-22, 0.0 to 0.3 million ESALs (or appropriate
number), 9.5 mm mix, 1 1/2 inches depth, with the appropriate
SRL for the anticipated ADT in accordance with PennDOT Manual Form
408 specifications.
(5)
All paving seams, including at curbs, inlets and manholes, shall
be sealed using PG 64-22 or equivalent.
G.
Shoulders.
(1)
Shoulders shall be provided where curbing is not utilized. Shoulders
shall be a minimum of four feet in width and conform to PennDOT Type
6 shoulders, as per PennDOT RC-25.
[5]
Editor's Note: The appendix is included as an attachment to
this chapter.
14.
State Approval of Streets and Access. To insure that street designs
comply with all applicable standards, the Planning Commission or Board
of Supervisors may require that any preliminary and final subdivision
or land development plans be submitted to the Pennsylvania Department
of Transportation for review and comment.
A.
Subdivision and land development plans which will require access
to a state highway under the jurisdiction of the Pennsylvania Department
of Transportation (PennDOT) shall contain a plan note specifying that
a highway occupancy permit is required from PennDOT before driveway
access to the state highway is permitted. The plan note shall also
specify that plan approval does not guarantee that a PennDOT permit
will be issued.
15.
Traffic Impact Studies.
A.
A traffic impact study shall be required in conjunction with each
subdivision or land development plan which meets the following criteria:
(1)
Residential subdivision or development of 20 or more lots or
dwelling units; or
(2)
Any nonresidential land development; or
(3)
Any other subdivision or land development where the Planning
Commission determines that the magnitude of the project, or existing
traffic problems in the vicinity of the project, warrant a traffic
impact study; or
(4)
Any other subdivision or land development which is required
to submit a traffic impact study as a result of PennDOT or Township
regulations.
B.
Traffic impact studies shall be prepared in accordance with PennDOT
standards and the Institute of Transportation Engineer's Trip Generation
Manual. Studies shall include:
(1)
Certification of preparation by a qualified transportation engineer.
(2)
A general description of the study area and project, including
vehicle trip generation and distribution. Also, provide an examination
of the existing and proposed transportation network within 1/2 mile
of the project.
(3)
An analysis of the existing and future traffic conditions, with
and without development, for a ten-year period, including study of
the A.M. and P.M. peak traffic periods. Analysis shall examine safety
and capacity aspects of the highway network.
(4)
Existing traffic flows shall be based on actual counts; if these
cannot be obtained, an alternative source must be fully cited and
deemed acceptable by the Township Engineer.
(5)
Study conclusions shall be itemized and levels of service must
be listed for all street segments and intersections.
(6)
Recommendations for site access and transportation improvements
necessary to maintain safe and uncongested traffic flows in the vicinity
of the project.
(7)
Where levels of service D or lower are projected, or other traffic
improvements are recommended, the subdivider or land developer shall
be responsible for the improvements necessary to satisfy the recommendations
and assure a level of service of C or higher.
(8)
The Board of Supervisors, upon recommendation from its Township
Engineer or its own traffic consultant, may impose additional improvements
deemed necessary to accommodate impacts of the proposed development.
[Ord. 2013-39, 1/10/2013]
1.
Sufficient monuments shall be set to ensure that reliable survey
points are available for all parts of the subdivision. At least one
monument shall be placed for every two lots or every 200 feet of streets,
whichever requirement is less.
2.
The monument shall consist of either:
A.
A cast iron box inside of which shall be placed a 3/4-inch steel
pin three feet in length, with the top of the pin set to serve as
the survey point; or
B.
A concrete monument, four inches by four inches by 30 inches, set
level with finished grade.
C.
The top of the monument box shall be set at the finished grade upon
completion of the grading of the street.
D.
All lot corners and changes in direction shall be identified with
3/4-inch diameter by 15-inch steel bars.
[Ord. 2013-39, 1/10/2013]
1.
All subdivisions shall be designed and serviced with adequate utilities,
including electricity and telephone service. The developer shall be
responsible to cooperate with the utility companies to insure installation
of the necessary utilities. All utilities shall be underground, except
where developments of five lots or less are exempted by the Pennsylvania
Public Utility Commission.
A.
The developer shall obtain and submit a letter from the utility company
confirming that service may be extended to the development.
2.
When required by the Township, the developer shall provide a streetlighting
duct system, in accordance with the specifications of the appropriate
public utility.
3.
In areas where public water lines are available, fire hydrants shall
be installed by the developer. Fire hydrants shall be located no more
than 1,000 feet apart and within 500 feet of any dwelling or inhabited
structure. The nearest fire protection unit may be contacted for input
regarding the design and placement of a fire hydrant network.
[Ord. 2013-39, 1/10/2013]
1.
The land improvements required to be completed by the developer of
a subdivision or land development, as set forth in this chapter, shall
be designed and installed in accordance with this chapter and other
codes of the Township. The improvements shall be of such size and
capacities as are required for the development of the proposed subdivision
and of extra sizes as may be necessary to serve nearby land which
is an integral part of the neighborhood service or drainage areas.
2.
The developer shall be required to extend the improvements to serve
adjoining unsubdivided land. If streets or utilities are not available
at the boundary of a proposed subdivision, the Board of Supervisors
may require the developer to construct off-site extensions of the
improvements. Procedures for providing any necessary extra-size and
off-site improvements and general standards for prorating costs shall
be coordinated with the municipality and shall be in accordance with
the following:
A.
Extra-Size Improvements. The developer shall be required to pay for
a part of the materials or construction of streets, sewers or water
lines which are determined by the Planning Commission according to
the standards set forth in this chapter to be in excess of the size
required for the development of the subdivision and the integral neighborhood,
service, or drainage area.
(1)
If a storm sewer in excess of 18 inches, or a sanitary sewer
in excess of eight inches or a water main in excess of eight inches
is required, but each less in size than the sewer trunk lines or water
mains which are to be constructed and financed on a regional basis,
the Township or municipal authority with ownership interest in the
utility shall construct the extra-size utility and require a deposit
in advance from the developer for the cost of the utility he is required
to install and his portion of other costs which the municipality or
authority may assess against the benefited property owners of the
service or drainage area.
(2)
Extensions to Boundaries. The developer shall be required to
extend the improvements to the boundary of the proposed subdivision
to serve adjoining unsubdivided land; however, where the Planning
Commission and Board of Supervisors determines that a connecting street
is necessary for the future subdividing of adjoining land, but the
present construction of pavement and/or utilities therein are not
warranted, the Board of Supervisors may require the dedication of
land, the pavement intersections constructed, utilities extended at
least three feet beyond the pavement, and connections provided and
made available for future extensions by other developers.
(3)
Off-Site Extensions. If streets or utilities are not available
at the boundary of a proposed subdivision, the Planning Commission
and Board of Supervisors may require as a precedence to approval of
a preliminary or final plan, assurances that such improvement extensions
shall be provided as follows:
(a)
If the Planning Commission and Board of Supervisors find the
extensions across undeveloped areas would not be warranted as a special
assessment to the intervening properties or a municipal expense until
some future time, the developer may be required, if he wishes to proceed
with the development, to obtain necessary easements or rights-of-way
and construct and pay for extensions. Such improvements shall be available
for connections by developers of adjoining land or
(b)
The Township or municipal authority with ownership interest
in any utility may construct and pay for the extensions and the Board
of Supervisors shall assess the costs to the owners benefited and
require a deposit from the developer as described herein. The Township
may establish a rotary fund to pay for such development costs and
not collect the assessments on the intervening land until it is developed.
(4)
Prorating Costs. In making determinations for prorating costs
for the construction of off-site extensions or extra-size improvements,
the Planning Commission and the Board of Supervisors shall consider
in addition to the standards set forth in this chapter and other regulations
of the municipality the following conditions:
(a)
The relative location and size of the proposed subdivision;
(b)
The traffic estimated to be generated by the development in
relation to present streets;
(c)
The natural drainage area for sewers and the service area for
water;
(d)
The development benefits that will accrue to the subdivision;
(e)
The sequence of land and utility developments in the vicinity;
and
(f)
Any other condition it may find pertinent.
[Ord. 2013-39, 1/10/2013]
1.
Performance Guarantee in Lieu of Installation. No plat shall be finally
approved unless the streets shown on such plan have been improved
to a mud-free or otherwise permanently passable condition, or improved
as may be required by the subdivision and land development ordinance
and any walkways, curbs, gutters, streets, streetlights, fire hydrants,
shade trees, water mains, sanitary sewers, storm sewers, stormwater
management facilities, required plantings, and other improvements
as may be required by the subdivision and land development ordinance
have been installed in accordance with this chapter. In lieu of the
completion of any improvement required as a condition for the final
approval of a plat, the subdivider or developer shall deposit with
the Township a fiscal security in an amount sufficient to cover the
costs of any improvements or common amenities including, but not limited
to, roads, stormwater detention and/or retention basins and other
related drainage facilities, open space improvements, or buffer or
screen plantings which may be required.
2.
Type Guarantee. Without limitation as to other types of financial
security which the Township may approve, which approval shall not
be unreasonably withheld, federal or commonwealth chartered lending
institution irrevocable letters of credit and restrictive escrow accounts
in such lending institutions shall be deemed acceptable financial
security for the purposes of this section. Such financial security
shall be posted with a bonding company or federal or commonwealth
chartered lending institution chosen by the party posting the financial
security, provided said bonding company or lending institution is
authorized to conduct such business within the commonwealth. Such
bond, or other security shall provide for, and secure to the public,
the completion of any improvements which may be required on or before
the date fixed in the formal action of approval or accompanying agreement
for completion of the improvements.
3.
Amount of Guarantee. The amount of financial security to be posted
for the completion of the required improvements shall be equal to
110% of the cost of completion, estimated as of 90 days following
the date scheduled for completion by the developer. Annually, the
Township may adjust the amount of the financial security by comparing
the actual cost of the improvements which have been completed and
the estimated cost for the completion of the remaining improvements
as of the expiration of the ninetieth day after either the original
date scheduled for completion or a rescheduled date of completion.
A.
Subsequent to said adjustment, the Township may require the developer
to post additional security in order to assure that the financial
security equals said 110%. Any additional security shall be posted
by the developer in accordance with this subsection.
B.
The amount of financial security required shall be based upon an
estimate of the cost of completion of the required improvements, submitted
by an applicant or developer and prepared by a professional engineer
licensed as such in this commonwealth and certified by such engineer
to be a fair and reasonable estimate of such cost. The Township Engineer
shall review and approve the cost estimate or, for good cause, refuse
to accept the estimate, in which case he shall calculate an accurate
cost estimate of the required site improvements.
C.
If the party posting the financial security requires more than one
year from the date of posting of the financial security to complete
the required improvements, the amount of financial security may be
increased by an additional 10% of each year period beyond the first
anniversary date from posting of financial security or to an amount
not exceeding 110% of the cost of completing the required improvements
as reestablished on or about the expiration of the preceding one-year
period by using the above bidding procedure. A developer who fails
to complete the improvements within the allotted time specified in
the financial guarantee shall, at least 30 days in advance of the
guarantee expiration date, renew or resubmit a financial guarantee.
Failure to keep a financial guarantee in effect until the completion
and approval of all improvements shall be a violation of this chapter.
4.
Progressive Installation. In the case where development is projected
over a period of years, the Planning Commission may authorize submission
of final plats by sections or stages of development subject to such
requirements or guarantees as to improvements in future sections or
stages of development as it finds essential for the protection of
any finally approved section of the development.
5.
Release from Guarantee. As the work of installing the required improvements
proceeds, the party posting the financial security may request the
release, from time to time, of such portions of the financial security
necessary for payment to the contractor or contractors performing
the work. Any such requests shall be made in writing to the Township
and within 45 days of receipt of such request the Township engineer
shall certify, in writing, to his employers whether or not such portion
of the work upon the improvements has been completed in accordance
with the approved plat. When the improvements are certified to be
in accordance with the approved plat, the Township shall authorize
release by the bonding company or lending institution of an amount
as estimated by the Township engineer fairly representing the value
of the improvements completed. If the Township fails to act within
said forty-five day period, the release of funds shall be deemed to
have been approved as requested. The Township may, prior to final
release at the time of completion and certification by its engineer,
require retention of 10% of the estimated cost of the aforesaid improvement.
A.
The applicant shall assume the necessary expense incurred for the
inspection of improvements. Such inspection costs shall be based upon
a schedule established and amended from time to time as deemed necessary.
6.
Maintenance Guarantee. Where the Township accepts dedication of all
or some of the required improvements following completion, the Township
may require the posting of financial security to secure structural
integrity of said improvements as well as the functioning of said
improvements in accordance with the design and specifications depicted
on the final plat for a term not to exceed 18 months from the date
of acceptance of dedication. Said financial security shall be of the
same type as otherwise required in this section with regard to installation
of such improvements. The amount of financial security shall not exceed
15% of the actual cost of installation of said improvements.
7.
Remedies to Effect Completion of Improvements. In the event that any required improvements have not been installed as provided in this chapter or in accordance with the approved final plat, the Township is hereby granted the power to enforce any corporate bond, or other security by appropriate legal and equitable remedies. If proceeds of such bond, or other security are insufficient to pay the cost of installing or making repairs or corrections to all the improvements covered by said security, the Township may, at its option, install part of such improvements in all or part of the subdivision or land development and may institute appropriate legal or equitable action to recover the moneys necessary to complete the remainder of the improvements. All of the proceeds, whether resulting from the security or from any legal or equitable action brought against the developer, or both, shall be used solely for the installation of the improvements covered by such security, and not for any other municipal or county purpose. Failure to properly install the required improvements shall also constitute a violation of this chapter, punishable as provided by § 22-806 of this chapter.
8.
Erosion and Sediment Pollution Control Improvements. In the event
that any required erosion and sediment pollution control improvements
have not been installed or maintained as provided in this chapter
or in accordance with the approved Erosion and Sediment Pollution
Control Plan, the County Conservation District is hereby granted the
power to enforce said improvements.
[Ord. 2013-39, 1/10/2013]
1.
The developer agrees to indemnify and save harmless the Township
against and from any and all loss, cost, damage, liability, and expense
on account of damage to property of, or injury to or death of, the
parties thereto or third person, caused by, growing out of, or in
any way whatsoever attributable to the construction of said improvements
and the use of the street delineated on the subdivision plat during
construction. The developer further agrees, but without limiting its
liability to indemnify the Township, to carry liability insurance
contracts with a reliable insurance company covering the period of
said construction in such amounts as established by resolution of
the Board of Supervisors for damage to or destruction of property,
which insurance contracts shall include the Township as named insured.
[Ord. 2013-39, 1/10/2013]
1.
A building or zoning permit may be issued and building construction
started after the approval of the final plat. Occupancy shall not
be permitted prior to the completion of streets, stormwater management
facilities and other improvements necessary for the reasonable use
of the building unless written authorization is granted by the Township
where improvements have been guaranteed by valid bond or other security.
