[Ord. No. 12-12-2006,
12/12/2006, § 500]
1.
The principles, standards, and requirements of this Part shall be
applied by the Hemlock Township Planning Commission and Supervisors
in evaluating and reviewing proposed subdivision and land development
plans and shall be considered minimum standards. Where deemed appropriate
or necessary to protect the public health, safety or welfare, the
Planning Commission may recommend, and the Supervisors may require,
more restrictive standards. Whenever other applicable regulations
impose more restrictive standards, those regulations shall apply.
2.
The use of land in any proposed subdivision or land development shall comply with the provisions of the Hemlock Township Zoning Ordinance [Chapter 27], which was enacted on August 9, 2005, or as may hereafter be amended, and any other ordinances or regulations hereafter enacted by the Township.
3.
Land deemed by the Township to be uninhabitable because of the hazards
it presents for life, health or property, such as areas of excessive
slope, unstable soils or soils of inadequate weight bearing strength,
or sites susceptible to severe flooding (i.e., floodway sites), or
those with very poor access, shall not be plotted for residential
occupancy, nor for such other uses as may increase danger to health,
life or property, or aggravate the flood hazard.
4.
All subdivisions and land developments and all areas contained therein
should be so planned as to take advantage of the natural contour of
the land in order to maximize natural drainage, wind shelter and sun
exposure. Grading, disruption of topsoil and destruction of natural
vegetation and other natural environmental conditions should be minimized
to the extent possible to achieve these goals.
5.
Every precaution should be taken to preserve those natural and historic
features determined to be worthy of preservation by the Township including,
but not limited to, large trees or stands of trees, watercourses,
historic areas and structures, and scenic vistas.
6.
New subdivisions and land developments shall be coordinated to the
extent possible with all existing or proposed developments on adjacent
properties.
[Ord. No. 12-12-2006,
12/12/2006, § 501]
1.
Blocks.
A.
The length, width and shape of blocks shall be determined with due
regard to the provision of adequate sites for the type of buildings
proposed, applicable zoning requirements, topography, and the requirements
for safe and convenient vehicular and pedestrian circulation. In general,
blocks shall not be less than 500 feet in length nor exceed 1,600
feet.
B.
Where deemed appropriate by the Township, a walkway, with a right-of-way
width of not less than 12 feet and a surfaced width of not less than
five feet, may be required to afford pedestrian access to schools,
playgrounds, shopping centers, or other places of public assembly.
The surface of such walkway shall be determined on a case by case
basis.
C.
Residential blocks shall be of sufficient depth to accommodate two
tiers of lots, except where reverse frontage lots are necessary; in
the case of residential cluster development layouts; or where topographic
conditions or other property limitations effectively prevent such
design.
2.
Lots.
A.
All lots shall conform to the minimum area and width requirements contained in the Hemlock Township Zoning Ordinance [Chapter 27] and to the related requirements of the Pennsylvania Sewage Facilities Act, 35 P.S. § 750.1 et seq., and all other applicable state and local sewage and water regulations.
B.
Lot size, dimension and the placement of lots within blocks shall
be such that they provide the largest amounts of usable open space
for the users thereof; the most economical provision of services;
and, the most advantageous relationship with the site's natural topography
and vegetation.
C.
All lots shall abut a public street or shall have access to a public
street via a private street or right-of-way no less than 50 feet in
width, except in the case of a lot being added to and becoming a part
of an adjacent existing lot with road frontage. (See also Subsection
2F below.)
D.
In general, side lot lines should be at right angles or radial to street lines. Lots located on cul-de-sac turnarounds or curves in the road or lots of unusual shape may have lot widths of less than those required in the Township Zoning Ordinance [Chapter 27]; provided, that the average of the front and rear lot line is equal to or greater than the required lot width. In no case, however, shall the front lot line have a width less than 50 feet measured at the front setback line.
E.
Double frontage lots shall be avoided, except where essential to
provide separation between residential developments and collector
or arterial streets or to overcome topographic or orientation disadvantages.
Where double frontage lots are permitted, a buffer yard with suitable
screen planting, at least 10 feet in width, shall be required along
the side of the property adjacent to the thoroughfare or other inharmonious
use, across which there shall be no right of access.
F.
A parcel being subdivided for the purpose of being added to an existing,
adjacent lot of record shall not be subject to the minimum lot size
or soils testing requirements of this chapter, provided that a note
indicating the parcel's addition status is placed on the plot plan
and the existing lot and the addition are combined into a single deed
of record. The plan note shall also include a reference to the deed
book and page number of the existing parcel. If both parcels are described
separately in the same deed, then notes shall be placed on the plan
and in the deed indicating the total acreage of the combined parcels
and that both lots are to be considered as one for subdivision purposes.
In this manner the purchaser is precluded from subsequent conveyance
of the acquired addition without prior approval under the terms and
conditions of this chapter.
3.
Building Setback Lines.
A.
All buildings shall be set back in accordance with the minimum standards contained in the Hemlock Township Zoning Ordinance [Chapter 27].
B.
The straight alignment of dwellings along established minimum front
setback lines shall be discouraged and, instead, varying structure
setbacks shall be encouraged to promote variety and avoid monotony
in development design.
[Ord. No. 12-12-2006,
12/12/2006, § 502; as amended by Ord. No. 11-11-2014, 11/11/2014]
1.
Street System Classifications.
A.
The state highway system includes all public streets and highways
operated and maintained by the Pennsylvania Department of Transportation
(PennDOT).
B.
The municipal street system includes all public streets and roads owned and maintained by Hemlock Township. Subdividers or developers proposing public dedication of streets within a subdivision or land development shall submit road design and construction plans which meet the Township's minimum specifications as a part of the preliminary or final plan submission process, as applicable. In instances where the Township agrees to accept a road constructed within a subdivision or land development, a deed dedicating the street and its right-of-way to the municipality shall be recorded with the final plan or shall be recorded upon completion of the street construction and approval by the Township Engineer, as applicable. (See also § 22-606 of this chapter.)
C.
Private streets include all streets not dedicated, accepted, and
maintained as public streets. Private streets may be permitted where
the conditions set forth in Subsection 4C can be met.
2.
Access Permit Requirements.
A.
In order to protect public safety, the Township may limit access
onto a public street or highway to specific locations and may require
such locations to be shown on the plot plan.
B.
A highway occupancy permit must be issued by the Pennsylvania Department of Transportation (PennDOT) before construction of access onto any state highway can be initiated. Where any such access is proposed as part of a subdivision or land development proposal, the subdivider shall submit a copy of the PennDOT highway occupancy permit to the Township along with his preliminary or final subdivision or land development plans, as applicable. Where the location of such access is not known at the time of subdivision plan submission, a note shall be placed on the plans indicating the need to obtain this permit prior to the creation of a driveway intersection or utilization of use. (See also Subsection 10.)
C.
A driveway permit must be issued by the Township before construction of access onto a Township street can be initiated. In instances where new access is proposed as part of a subdivision or land development proposal, the subdivider shall include a copy of the Township driveway permit as a part of his preliminary or final plan submission, as applicable. Where the location of specific driveway accesses is not known at the time of subdivision plan submission, a note shall be placed on the plans indicating the need to obtain such permit prior to the creation of a driveway intersection or utilization of use. (See also Subsection 10.)
3.
General Street System Standards.
A.
All subdivision or land development plans shall extend or continue
existing public rights-of-way at a width no less than the minimum
specified by this chapter.
B.
Local streets within a new development or subdivision shall be laid
out to discourage through traffic. However, provision for the extension
and continuation of streets into and from adjoining areas may be required.
C.
Where a subdivision or land development abuts or contains an existing
or proposed arterial or collector street, the Township may require
marginal access streets, reverse frontage lots, or such other treatment
as will provide protection for abutting properties; reduction in the
number of intersections with the arterial or collector street; and,
separation of local and through traffic.
D.
Where the lots in a development are large enough for resubdivision,
or if a portion of the tract is not subdivided, suitable access and
street openings for such an eventuality shall be provided.
4.
Street Design Standards. (See also Illustrations 22-I and 22-II of
Appendix A.) Minimum design standards for streets serving residential,
commercial, institutional, and industrial development are shown on
Table 22-1 and are further detailed in the following paragraphs. (See
also PennDOT's Publication 70M, Guidelines for the Design of Local
Roads and Streets, most current edition.)
A.
Provision for additional street right-of-way may be required by the
Township for public safety and convenience, or for access to off-street
parking in commercial and industrial areas and in areas of high density
residential development.
B.
In addition to the minimum street grade and alignment standards shown
in Table 22-1, the following requirements shall also be applied.
(1)
Whenever street lines deflect from each other at any point,
connection shall be made by horizontal curves with minimum center
line radii no less than those shown on Table 22-1.
(2)
Vertical curves shall be used in changes of grade exceeding
1%. The minimum length of all vertical curves for local streets and
minor collector streets shall be 200 feet, and 400 feet for major
collector streets.
(3)
Proper sight distance shall be provided with respect to both
horizontal and vertical alignments as established in Table 22-1.
(4)
Street grades shall be as established in Table 22-1.
(5)
Street crown grades shall be 1/4 inch, to 3/8 inch per foot
for paved streets and 3/8 inch to 1/2 inch per foot for stabilized
streets, except where superelevated curves are used. Shoulder grades
shall not exceed 3/4 inch per foot.
C.
The following standards shall apply to the design, use, and maintenance
of private streets.
(1)
Private streets shall be designed in accordance with the standards
and specifications contained in Table 22-1 of this chapter.
(2)
A survey of the center line of the private street shall be shown
on the subdivision or land development plans along with a notation
identifying the street and its right-of-way as being private.
(3)
The subdivider shall include a use and maintenance agreement
in each deed, lease, or conveyance prescribing the width of the street
right-of-way, its location, and setting forth an arrangement between
the subdivider and buyer or lessee for improvement and maintenance
of the private roadway. A copy of any such agreement shall be submitted
to the Township for review and approval along with the preliminary
or final subdivision or land development plans, as applicable.
(4)
Where an existing private street or right-of-way is proposed
to provide access to a new subdivision, the subdivider shall prepare
a Use and maintenance agreement and have it signed by all property
owners using the existing roadway if such an agreement is not included
in their existing deeds. Where such an agreement is secured, it shall
be recorded with the final plan and shall describe the width of the
street right-of-way, its location in accordance with the standards
of this chapter, and shall set forth arrangements for maintenance
of the private roadway. A copy of any such agreement shall be submitted
to the Township for review and approval along with the preliminary
or final subdivision or land development plans, as applicable.
Where such an agreement can not be secured, despite a bona fide
effort on the part of the subdivider, the Township may consider the
proposed subdivision or land development plans with a use and maintenance
agreement signed by all users of the private street in the new subdivision
or land development. A copy of any such agreement shall be submitted
to the Township for review and approval along with the preliminary
or final subdivision or land development plans, as applicable. The
approved agreement shall then be incorporated into each deed, lease
or conveyance for the development (See also Subsection 7F for applicable
construction standards for private streets.)
5.
Intersections.
A.
Streets shall be laid out to intersect as nearly as possible at right
angles, and no street shall intersect any other at less than 60°.
Multiple intersections involving the junction of more than two streets
shall be avoided where at all possible.
B.
Where the grade of any public or private street at the approach to
an intersection exceeds 7%, a leveling area shall be provided having
a grade no greater than 5% for a distance of 25 feet measured from
the edge of the shoulder or curb of the intersecting street.
C.
The maximum grade within any intersection shall not exceed 1% in
any direction.
D.
The edge of pavement radius for the intersection of two local streets
shall be 35 feet, 50 feet for the intersection of a local and collector
street, and 50 feet for the intersection of two collector streets
or a collector street and an arterial highway. Curb radii for the
intersection of two local streets shall be 15 feet, 25 feet for the
intersection of a local and collector street, and 35 feet for the
intersection of two collector streets or a collector street and an
arterial highway. The curb radii for driveway intersections for single-family
residential uses shall be no less than 10 feet and no less than 20
feet for multifamily residential and nonresidential uses.
E.
Clear sight triangles shall be provided at all street intersections. At all street and/or driveway intersections, no significant obstructions or plantings measuring higher than 30 inches or hanging lower than 10 feet above road grade shall be permitted within this area. The area required for such clear sight triangles shall be as provided below, or as may be provided otherwise in Township Ord. No. 5-95, §§ 21-206, 21-207 and 21-208 for driveways opening onto Township roads. Sight triangles shall be measured from the point of intersection of the street and/or driveway center lines and distances required shall be measured at a height of four feet above road surface.)
(1)
Streets. For the intersection of a local street and an alley,
or the intersection of two local streets, the minimum distance required
shall be 50 feet; for the intersection of a local street and a collector
street, the minimum distance shall be 100 feet; and, for the intersection
of two collector streets, the minimum distance required shall be 150
feet or as may be required otherwise by PennDOT where state routes
are involved.
(2)
Driveways. For the intersection of a street and a driveway,
the minimum distance between center lines shall be 50 feet where the
street involved is a local street, and where the street involved is
a collector street, the minimum distance required between center lines
shall be 75 feet or as may be required otherwise by PennDOT where
a state route is involved.
F.
Streets intersecting on opposite sides of a street shall be laid
out directly opposite each other, or where permitted by the Township,
shall be separated by at least 200 feet between center lines.
G.
Streets intersecting on the same side of a local street shall be
separated by intervals of no less than 600 feet, measured from center
line to center line, and no less than 800 feet when involving collector
streets or arterial highways.
6.
Cul-de-sac Streets. Cul-de-sac streets may only be utilized in Hemlock
Township where "Through" streets cannot be provided. When utilized,
such streets must be designed to protect public safety and simplify
maintenance. The standards set forth in Table 22-1 shall apply to
the design of cul-de-sac streets in addition to the following requirements.
A.
Cul-de-sac streets shall be a minimum of 250 feet in length and shall
not exceed 1,000 feet in length nor serve more than 20 lots or dwelling
units, whichever is less. Additional length may only be approved by
the Township where such length is deemed to be in the best interest
of the municipality, and where it is determined that such extension
will cause no jeopardy to public safety.
B.
All cul-de-sac streets shall be provided with a turnaround area which
shall be graded and surfaced in the same manner as the street. Center
islands shall be avoided in the design of turnaround areas, and parking
shall also be prohibited in these areas.
C.
Circular turnarounds shall be designed to include two, at-grade "storage"
or "pull-off" areas intended to facilitate snow removal and road maintenance.
Such areas shall be part of the right-of-way of the street and shall
each be 50 feet in width and 50 feet in depth measured from the edge
of the cul-de-sac cartway. They shall be situated at "12:00" and "3:00"
at the head of the turnaround and shall be provided with a stabilized,
compacted subbase. No parking, driveways, trees or plantings, or utility
poles or boxes shall be permitted in these areas. (See Illustration
22-III of Appendix 22-A for an illustration of this requirement.)
D.
Any street dead-ended for access to an adjoining property, or because
of authorized, staged development shall be provided with a temporary
turnaround with a stabilized surface and an outside diameter of at
least 100 feet. (The specific time period allotted for such temporary
construction shall be set forth in an agreement between the Township
and developer.)
E.
Innovative alternatives to the standard circular turnaround may be
considered by the Township where area equivalent to the requirement
for turnarounds in Table 22-1 is provided.
7.
Street Construction Standards. (See also Illustrations 22-I and 22-II
of Appendix A). Minimum construction standards for public and private
streets serving residential, commercial, institutional and industrial
development are shown on Table 22-2, and are further detailed in the
following paragraphs:
B.
Streets shall be surfaced to the grades and dimensions shown on plans,
profiles, and cross-sections submitted by the subdivider or developer
and approved by the Township. Before finalizing street installation,
the subdivider shall install any required utilities and provide adequate
drainage facilities for the street in accordance with the requirements
of §§ 22-503.8, 22-508, and 22-509 of this chapter.
C.
The pavement subbase, base, and wearing surface shall be constructed
to the specifications contained in Table 22-2. (See also PennDOT's
Publication 70M, Guidelines for the Design of Local Roads and Streets,
most current edition.) All components of the pavement structure shall
meet the requirements specified in the most current version of PennDOT's
Publication 408 specifications.
D.
The subbase shall extend six inches beyond the required cartway width
on each side of the proposed street in order to provide additional
support and structural integrity for the cartway wearing surface.
The subbase shall be composed of shale, crushed stone (2A or equivalent)
or other material approved by the Township Supervisors and shall be
constructed to the depth set forth in Table 22-2. Subbase material
shall not however be placed on soft, muddy or frozen areas. Unsatisfactory
subbase conditions developing ahead of the base and paving operations
shall be corrected by scarifying, reshaping, and recompacting, or
by replacement, as determined appropriate by the Township Engineer.
Where the subbase cannot be outletted, underdrains shall be used.
E.
Street shoulders shall be composed of materials approved by the Township
Supervisors and shall be constructed to a compacted depth equal to
the depth of the base and wearing surface of the street. The finished
surface elevation of the shoulder shall meet the finished elevation
of the edge of the cartway. (See Table 22-1 for minimum width requirements.)
F.
In instances where access to a residential subdivision is proposed
via a private street or right-of-way, the following construction standards
shall apply.
(1)
Private streets serving one or two residential lots or dwelling
units need not be constructed to meet specific standards, but shall
provide a minimum right-of-way width of 50 feet.
(2)
Private streets serving three or four residential lots or dwelling
units shall be constructed to the private street standards outlined
in Table 22-2.
(3)
Private streets serving five or more residential lots or dwelling
units shall be constructed in accordance with the standards for local
streets contained in Table 22-2.
(4)
All private streets being offered for dedication to the Township
shall be constructed in accordance with the standards for local streets
contained in Table 22-2.
(5)
Existing private streets proposed as access to a new subdivision
or development must be constructed with a stabilized, all-weather
driving surface in accordance with the standards of this chapter.
An independent engineering analysis, paid for by the subdivider or
developer, may be required by the Township to evaluate the capability
of the existing road to accommodate the projected additional use generated
by the proposed development.
(6)
Where additional development is proposed utilizing an existing private street or right-of-way, the total number of lots or dwelling units served by the private roadway shall determine the applicable construction standards. It shall be the responsibility of the subdivider or developer to improve the condition of the existing private street where such improvement is deemed appropriate by the Township. [See also Subsection 4C(4) regarding the use and maintenance of private streets.]
8.
Curbs and Drainage Swales.
A.
Curbs. Curbs shall be provided on all streets and parking areas located
within multi-family residential, commercial, or industrial developments;
where a new subdivision abuts an existing development using curbs;
and, in other circumstances determined appropriate by the Township
Supervisors. For local streets, curbs may be either the vertical or
mountable type. No mountable curbs may however be used on collector
or arterial streets. The transition from one type of curb to another
shall be affected only at a street intersection. Where required, curbs
shall be constructed of concrete, and may include precast curb and
gutter products as approved by the Supervisors, and shall include
a minimum six-inch reveal. Concrete curbs shall be provided with expansion
joints every 20 feet. In addition, curbs shall conform to all PennDOT
and Township standards in effect at the time of subdivision or land
development plan submission.
[Amended by Ord. No. 03-09-2021, 3/9/2021]
B.
Drainage Swales. In areas where curbing is not required or a waiver
is granted by the Township Supervisors, stabilized drainage swales
shall be provided along all new streets to avoid erosion and control
runoff. These drainage swales, along with other drainage facilities,
shall be designed to handle the runoff from the proposed development
and areas of the drainage basin already accommodated. At a minimum,
all erosion and sedimentation control standards set forth in 25 Pa.
Code, Chapter 102, the rules and regulations of the Department of
Environmental Protection; the most current edition of the Erosion
and Sediment Pollution Control Program Manual; and the following specifications
shall be met:
(1)
The side slope shall be a maximum of 2:1 horizontal to vertical
ratio, 3:1 or flatter slope being desirable, with a maximum swale
velocity of less than five feet per second.
(2)
There shall be a rounded area with a width of two feet at the
point of intersection of the shoulder and side slope.
(3)
The minimum depth of the swale shall be one foot below the outer
edge of the shoulder.
(4)
The bottom of the swale shall have a rounded area with a width
of four feet.
(5)
The minimum and maximum gradient of the drainage swale shall
be 0.75% and 12% respectively.
(6)
The swale shall be sodded, seeded or otherwise stabilized to
avoid erosion problems as follows. Any portion of a swale which exceeds
a 5% gradient shall have its bottom rounding area lined with stone
to a depth below the finished grade equal to 1 1/2 times the
average size of the largest stone used. For swales of 5% gradient,
at least 25% of the stone used shall be eight inches or larger, 75%
may be less than eight inches in size. For swales of 12% gradient,
at least 25% of the stone used shall be 19 inches or larger in size.
Drainage swales having a gradient between 5% and 12% shall use stones
which are proportionately larger than the eight inch stone used for
the 5% gradient swale.
C.
Drainage Pipes. Where a new driveway is proposed to cross a drainage
swale adjacent to a public or private street, a drainage pipe of adequate
size and length, with adequately engineered end sections, shall be
installed by the property owner underneath the driveway to handle
the runoff. Where such intersections are to be created along a municipally-owned
or private street, Township officials shall determine the appropriate
pipe size and length as a part of the local driveway permit process.[1] Where a state owned street is involved, PennDOT shall make the necessary determinations. (See also Township driveway regulations [Chapter 21, Part 2].)
9.
Street Verge.
A.
Sidewalks. Sidewalks may be required by the Township Supervisors,
where, in their opinion, the type of development proposed or the character
of the neighborhood warrants. Sidewalks shall be at least four feet
in width; shall be constructed of reinforced concrete at least four
inches in depth; and shall be laid on at least four inches of compacted
gravel or stone. Sidewalks shall be scored in five-foot blocks with
expansion joints generally every 20 feet, or as otherwise appropriate.
Where driveways cross over sidewalks, sidewalks shall be a minimum
of six inches in depth with welded wire fabric reinforcement. Precast
concrete sidewalks may also be approved for use by the Township. Sidewalks
to be located within a state right-of-way shall be designed and constructed
in accordance with PennDOT standards and specifications. In order
to facilitate stormwater infiltration, the Township may also permit
the use of pervious or porous sidewalks.
B.
Street Signage.
(1)
Street Signs. Street signs shall be placed at all intersections
at the expense of the subdivider or developer. The type, design, height
and installation arrangements for such signs shall be subject to approval
by the Township Supervisors. Street signs shall be erected prior to
the development of lots within a subdivision or land development.
(2)
Street Names. Names proposed for new streets shall not duplicate
or resemble closely the name of any other existing street in the Township
in order to facilitate and simplify emergency dispatching and response.
Proposed streets in obvious alignment with others already existing
and named, shall be given the name of the street they continue. Proposed
street names shall be subject to approval by the Township, County
emergency personnel, and the local Post Office, where necessary.
C.
Traffic Signs. Traffic signs, meeting all applicable Township specifications,
shall be installed and maintained throughout the proposed development
at the expense of the developer.
D.
Street Trees. Street trees shall be permitted to be located between
the sidewalk and the building line of all new lots. No trees shall
however be planted within the right-of-way of any public or private
street, nor shall they be located within the clear sight triangle
of any street or driveway intersection. Recommended tree species shall
include flowering dogwoods, crabapples, and redbuds. Trees with brittle
wood or those prone to storm damage, including elms, willows, maples,
poplars, and box elders, should be avoided.
E.
Street Lights. Where deemed necessary by the Township for safety
reasons, the developer shall install a streetlight at one corner of
every intersection in a proposed development. Additional streetlights
may be required at intervals determined appropriate by the applicable
utility provider. Design, height and installation arrangements shall
be subject to approval be the Township Supervisors.
10.
Driveways and/or Access Drives.
A.
All proposed lots or land developments shall be situated or laid out so that safe access onto a public or private road can be provided. The standards set forth in the Hemlock Township Driveway Ordinance, Ord. No. 5-95 (or as may hereafter be amended [Chapter 21, Part 2]), shall be utilized for the design and construction of all new driveways and/or access drives opening onto Township roads.
B.
In a situation where significant potential safety hazards exist,
such as excessive slope or areas of extremely limited sight distance,
the Township may require, prior to granting final subdivision approval,
that:
C.
Driveways or access drives serving five or more residential lots
or dwelling units shall be designed and constructed in accordance
with the standards for local streets set forth in Tables 22-1 and
22-2 of this chapter. Driveways or access drives serving any nonresidential
establishment shall be designed and constructed to meet the standards
for minor collector streets set forth in Tables 22-1 and 22-2 of this
chapter. For a single nonresidential establishment however, the driveway
or access drive requirements need only be extended for a distance
of 50 feet from the edge of the abutting road.
F.
Where a lot fronts on both a local street and a collector street
or arterial highway, driveway access shall be from the local street.
G.
Driveways or access drives shall not intersect a street right-of-way
within:
(1)
Five feet of a catch basin or drainage inlet.
(2)
Five feet of an adjoining property line, unless both property
owners mutually agree to a common drive location.
(3)
Within 15 feet of a fire hydrant.
|
Table 22-1
Minimum Design Standards for Public and Private Streets
| |||
|---|---|---|---|
|
General
|
Minor Collector Streets1
|
Local Streets
|
Private Streets2,3
|
|
Minimum Right-of-Way Width
|
60 feet
|
50 feet
|
50 feet
|
|
Minimum Cartway Width (with curbs)
|
32 feet
|
24 feet
|
—
|
|
Minimum Cartway Width (without curbs)
|
24 feet
|
20 feet
|
18 feet
|
|
Minimum Shoulder Width (each side, where no curbs are used)
|
6 feet
|
6 feet
|
4 feet
|
|
Cul-de-sac Turnaround
| |||
|
Right-of-Way Diameter
|
—
|
125 feet
|
125 feet
|
|
Cartway Diameter
|
—
|
80 feet
|
60 feet
|
|
Maximum Grade
|
—
|
3%
|
3%
|
|
Street Grades
| |||
|
Maximum Grades4
|
7%
|
10%
|
12%
|
|
Minimum Grades
|
0.75%
|
0.75%
|
0.75%
|
|
Minimum Sight Distance at Road Intersections5
|
—
|
—
|
—
|
|
Minimum Center line Horizontal Curve Radius
|
300 feet
|
200 feet
|
—
|
|
Notes:
| |
|
1.
|
For the purposes of determining appropriate design standards,
streets serving 20 or more residential lots or dwelling units shall
be considered to be minor collector streets.
|
|
2.
|
These standards shall apply to private streets serving three
or four residential lots or dwelling units. Private streets serving
one or two residential lots or dwelling units need only provide a
minimum right-of-way width of 50 feet.
|
|
3.
|
Private streets serving five or more residential lots or dwelling
units shall be designed to the standards outlined for local streets.
|
|
4.
|
Street grades may also be calculated utilizing PennDOT's Publication
70M, Guidelines for Local Roads and Streets, most current version,
and shall be based on the highway's functional classification and
design speed. (See also Subsection 5B for leveling area requirements.)
|
|
5.
|
Sight distance shall be calculated utilizing 67 Pa. Code, "Transportation," Chapter 441, "Access to Highways," and shall be based on the roadway's functional classification and design speed. (See also Township Driveway Ordinance [Chapter 21, Part 2] for sight distance requirements for driveways.) Sight distance shall be measured at a height of four feet above road surface.
|
|
Table 22-2
Construction Standards for Public and Private Streets
| |||
|---|---|---|---|
|
Street Type1
|
Course
|
Type of Material2
|
Depth of Material After Compaction3,4
|
|
Minor Collector Streets
|
Wearing Surface
Base/ Binder Course
Subbase
|
Superpave Asphalt Mixture Design, 9.5 mm, PG 64-22, Wearing
Course5
Superpave Asphalt Mixture Design, 25.0 mm, PG 64-22, Base Course5
2A Stone
|
1 1/2 inches
4 1/2 inches
8 inches
|
|
Local Streets
|
Wearing Surface
Base/ Binder Course
Subbase
|
Superpave Asphalt Mixture Design, 9.5 mm, PG 64-22, Wearing
Course5
Superpave Asphalt Mixture Design, 25.0 mm, PG 64-22, Base Course5
2A Stone
|
1 1/2 inches
3 inches
6 inches
|
|
Private Streets (serving 3 or 4 lots or d.u.'s)6
|
Wearing Surface
Base Course
Subbase
|
—
2A Stone or Equivalent
Subbase7
|
4 inches
6 inches
|
|
Notes:
| |
|
1.
|
Major collector and arterial streets shall be designed and constructed
in accordance with all applicable PennDOT standards. For the purposes
of determining appropriate construction standards, streets serving
20 or more residential lots or dwelling units shall be considered
to be minor collector streets.
|
|
2.
|
All components of the pavement structure shall meet the requirements
specified in the most recent version of PennDOT's Publication, Form
408. (See also Publication 70M, Guidelines for the Design of Local
Roads and Streets, most current version.)
|
|
3.
|
Compaction shall be by ten-ton vibratory roller or equivalent.
|
|
4.
|
The depth of all materials may be modified by the Township Supervisors
based on the soil types and drainage patterns of the area. In wet
or poorly-drained areas, the Township may also require a pavement
base drain. (See also Subsection 7D.)
|
|
5.
|
ESAL Loading based on anticipated values.
|
|
6.
|
Private streets serving one or two residential lots or dwelling
units need not be constructed to meet specific standards. Private
streets serving five or more residential lots or dwelling units shall
be constructed to the standards set forth for local streets. At a
minimum, private streets being offered for dedication to the Township
shall be constructed to the standards for local streets.
|
|
7.
|
The subbase shall consist of shale, crushed aggregate, or other
material approved by the Township Supervisors.
|
[Ord. No. 12-12-2006,
12/12/2006, § 503]
1.
All subdivision and land development proposals meeting the thresholds
set forth in this section shall provide open space and/or recreation
area(s) for the use and enjoyment of the occupants of their development
in accordance with the following standards:
A.
Where a proposed subdivision or land development of a tract contains 25 or more lots or dwelling units, whether such total is proposed initially or occurs over time as part of a phased development, the Township may require the reservation and/or dedication of up to 10% of the total area of the proposed development (or as may be required otherwise in this chapter or in the Hemlock Township Zoning Ordinance [Chapter 27]) for the common use of all residents of the development. Such reservation may be waived by the Township where the average lot size in a subdivision or land development is greater than 1/2 acre.
B.
Any open space required by the Township shall be suitable for varied
outdoor uses, including recreational activities. Such open space shall
be located so as to be easily and safely accessible from all areas
of the subdivision and shall be free of safety and health hazards.
Open space may also be designed and situated to provide connection
to other existing or proposed open space or recreation areas, and
may include segments of the site containing unique characteristics
or physical features, such as rock outcroppings, virgin or important
tree stands, or other environmentally sensitive natural attributes.
Portions of the area to be used for recreational purposes shall have
suitable physical characteristics for varied recreational use, including
well-drained soils, gentle topography, and suitable shape and size,
but shall not include area being used for stormwater management purposes.
C.
Where open space/recreation area is required by the Township, the
subdivider or developer shall submit, with his subdivision or land
development plan, a proposal indicating the type of recreation or
related facilities to be installed or constructed in such area. Or,
upon agreement of the developer, the Township may accept the payment
of fees in lieu of said construction or installation from the developer.
Such fees shall bear a reasonable relationship to the use of the open
space and facilities by future inhabitants of the development and
shall be used only for the purpose of providing park or recreation
facilities accessible to the development All fees collected by the
Township shall be set aside for construction of specific recreation
facilities identified as part of the approved subdivision. The Township
shall utilize any such fees within three years from the date they
were paid or the developer may request a refund. The Township may
also require the developer to complete installation of such recreation
facilities during the initial phases of his development to ensure
their availability to residents as soon as possible.
D.
Where open space/recreation area is provided, the subdivider shall
submit, with his subdivision or development plans, a proposal which
provides for the maintenance and ultimate ownership of such space.
Where such open space is not dedicated to the Township or where such
dedication is not accepted by the Township, an agreement which assigns
maintenance responsibilities for the open space and/or recreational
facilities shall be approved by the Township, recorded with the final
plan, and referenced in the deeds of each parcel within the development.
[Ord. No. 12-12-2006,
12/12/2006, § 504]
1.
All subdivisions and land developments shall be provided with adequate
sewage facilities. It shall be the responsibility of the developer
to make the necessary arrangements and/or conduct the appropriate
tests to determine that such facilities can or will be provided to
handle the sewage generated by his development in accordance with
the following standards:
A.
General Requirements.
(1)
In general, the type of sewage facilities to be provided shall
be determined by the Township, giving consideration to the following
order of preference:
(a)
Connection to a public sanitary sewer or other community sewerage
system designed and constructed in accordance with the requirements
of the Pennsylvania Department of Environmental Protection (Pennsylvania
DEP), particularly where public sanitary sewers are available within
3,000 feet of the proposed property line of the development.
(b)
Provision by the developer of a complete private sanitary sewer
or community sewerage system using a treatment plant, designed and
constructed in accordance with the requirements of the Pennsylvania
DEP.
(c)
Individual on-lot sewage systems designed and constructed in
accordance with the requirements of the Pennsylvania DEP.
(2)
The judgment of the Township as to the method of sewage disposal
to be used will be made after study and review of a sewage feasibility
report submitted by the developer. The submission of such a report
may be waived by the Township where it is deemed unnecessary. When
required however, such report shall be prepared by a registered professional
engineer or other individual of demonstrated qualifications. In such
cases, the Township may also require a written review and/or recommendation
from the Hemlock Municipal Sewer Cooperative or other applicable sewer
authority.
B.
Planning Requirements. Documentation which demonstrates that the
subdivider/developer has adequately planned for sewage disposal within
the proposed subdivision or land development shall be submitted with
the initial plan (the preliminary or final submission, as applicable),
or the subdivider/developer shall provide the Township with written
documentation from the Pennsylvania DEP or a designated local agency
that the proposed subdivision/land development has received an exemption
from the sewage planning process. Unless such an exemption is granted,
the subdivider/developer shall submit the appropriate DEP planning
module component(s) to the Township along with plans for the proposed
subdivision or land development. No final subdivision or land development
plan shall be considered complete or filed with the Township until
the applicant has provided the appropriate sewage facilities planning
documentation.
C.
Individual On-Lot Sewage Systems. All proposed subdivisions and land
developments shall have appropriate soils testing performed by the
municipal Sewage Enforcement Officer or a qualified soils scientist
in accordance with Pennsylvania DEP standards, unless connection to
or provision of a sanitary sewer or community sewerage system is proposed
by the developer. The location of all pit and percolation test sites
shall be marked on the subdivision or land development plan where
individual on-lot sewage systems are to be utilized.
D.
Sanitary Sewer or Community Sewerage Systems.
(1)
Where an existing sanitary sewer or community sewerage system
is proposed to be extended to serve a proposed subdivision or development,
the developer shall supply the Township with the following data and
documentation as part of the plan submission process:
(a)
For preliminary plan consideration, the applicant shall supply
the Township with:
1)
A service availability letter from the Hemlock Municipal Sewer
Cooperative or other applicable sewer authority indicating their ability
and intent to serve the subdivision or development.
2)
Preliminary design plans prepared by a registered professional
engineer and approved by the applicable cooperative or authority.
(b)
For final plan consideration, the applicant shall provide the
Township with:
1)
A developer's agreement executed by both the developer and the
Hemlock Municipal Sewer Cooperative, or other applicable sewer authority,
for subdivisions or land developments proposing more than four residential
lots or dwelling units and all nonresidential proposals.
2)
Final design plans prepared by a registered professional engineer
and approved by the applicable cooperative or authority.
(c)
Following construction of the extension, the developer shall
provide the Township with an approved inspection report from the applicable
sewer cooperative or authority indicating that such construction was
completed satisfactorily.
(2)
Where construction of a new sanitary sewer or community sewerage system, either public or private, is proposed or required, the subdivider or developer shall provide the Township with preliminary or final design plans, as applicable, prepared by a registered professional engineer and a letter of certification indicating that the proposed facility has been designed in accordance with the standards of the Pennsylvania Department of Environmental Protection (Pennsylvania DEP) and a copy of the DEP-approved water quality permit for the facility. Following construction of a privately-owned community sewerage system, the developer shall provide the Township with documentation from the Pennsylvania DEP or other qualified engineer/inspector, approved by the Township, which indicates that the facility was installed in accordance with the terms of the water quality permit. (The Township reserves the right to retain an independent registered professional engineer to certify that the sewerage facility has been properly constructed or installed. In this case, the subdivider or developer shall reimburse the Township for all reasonable expenses charged by the engineer for such inspection in accordance with the procedure established in § 22-907 of this chapter.)
(3)
A Plan addressing the maintenance of all private sanitary sewer
or community sewerage systems shall be made by the developer and furnished
to the Township and the Pennsylvania DEP for review and approval as
a part of the preliminary or final subdivision or development plan
submission process, as applicable.
(4)
Where a public sanitary sewer system is not available to a subdivision
or land development at the time of plan submission, but is planned
for construction at or near the development site within five years
and will have the capacity to serve the development, the subdivider
or developer shall install sewer lines, including lateral connections,
to provide adequate service to each lot when connection to the public
system is made. The sewer lines shall be capped at the limits of the
subdivision and the laterals shall be capped at the street right-of-way.
When capped sewers are provided, individual on-lot sewage systems
shall also be permitted. The installation of such sewer lines and
laterals shall also be subject to the inspection process set forth
in subparagraph (2) above.
[Ord. No. 12-12-2006,
12/12/2006, § 505]
1.
All subdivisions and land developments shall be provided with a safe,
adequate and potable water supply. It shall be the responsibility
of the subdivider or developer to provide such service or assure that
each lot to be developed or each dwelling unit proposed in his development
can be provided with water utilizing one of the following methods:
A.
Public Water Systems.
(1)
Subdivisions and land developments shall be connected to an
existing public water system where a system of satisfactory quantity
is available within 3,000 feet of the proposed development and connection
to such system is feasible. If it is not feasible to connect to an
existing public system, the Township may require installation of a
community water system where a subdivision or land development contains
25 or more lots or dwelling units. In such instances, the Township
may require the developer to submit a feasibility study prepared by
a registered professional engineer or other qualified individual to
show that the use of a public or community water system is not feasible.
(2)
If water is to be provided by means other than by private wells
owned and maintained by the individual owners of lots within the subdivision
or development, the developer shall present evidence to the Township
that water is to be supplied to the subdivision by a certified public
utility, a bona fide cooperative association of lot owners, or by
a municipal corporation, authority or utility. A copy of a certificate
of public convenience from the Pennsylvania Public Utility Commission
or an application for such certificate, a cooperative agreement, or
a commitment or agreement to serve the area in question, whichever
is appropriate, shall be acceptable evidence.
(3)
Where an existing public water system is to be extended to serve
a proposed subdivision or development, the developer shall supply
the Township with the following data and documentation as part of
the plan submission process.
(a)
For preliminary plan consideration, the applicant shall supply
the Township with:
1)
A service availability letter from the United Water Company
of Bloomsburg or other applicable water authority indicating their
ability and intent to serve the subdivision or development.
2)
Preliminary design plans prepared by a registered professional
engineer and approved by the applicable company or authority.
(b)
For final plan consideration, the applicant shall provide the
Township with:
(c)
Following construction of the extension, the developer shall
provide the Township with an approved inspection report from the applicable
water company or authority indicating that such construction was completed
satisfactorily.
(4)
Where a new public water system (either public or private) is proposed to serve a subdivision or development, the system shall be designed and constructed in accordance with the regulations of the Pennsylvania Department of Environmental Protection (Pennsylvania DEP). The developer shall supply the Township with a copy of the appropriate Pennsylvania DEP approval letter and permit for construction and operation of the new water system as a part of the preliminary or final plan submission process, as applicable. Following construction of the new water system, the developer shall provide the Township with documentation from the Pennsylvania DEP or other qualified engineer/inspector, approved by the Township, which indicates that the system was installed in accordance with the terms of the state permit. (The Township reserves the right to retain an independent registered professional engineer to certify that the system has been properly constructed or installed. In this case, the subdivider or developer shall reimburse the Township for all reasonable expenses charged by the engineer for such inspection in accordance with the procedure established in § 22-907 of this chapter.)
(5)
A plan addressing the maintenance of all privately-owned public
water systems shall be made by the developer and furnished to the
Township and the Pennsylvania DEP for review and approval as a part
of the subdivision or development plan submission process.
(6)
Fire hydrants with sufficient pressure shall be provided by the developer as an integral part of any public water supply system and shall be placed at such locations as are deemed appropriate, based on the type of development proposed, but shall be no more than 600 feet apart. In addition, the Township may request that plans involving the provision of fire hydrants be reviewed by the local fire department to determine the suitability and adequacy of the proposed units and their placements. Fire hydrants must meet Suez Water standards. See also Chapter 7, Part 5, § 7-501.
[Amended by Ord. No. 03-09-2021, 3/9/2021]
B.
Nonpublic Water Systems.
(1)
Where a proposed subdivision or land development involves the
conveyance of lots served by a nonpublic water supply system or the
development of a tract upon which an on-site well is to be provided
to serve all or parts of the development, the subdivider or developer
shall provide the Township with a letter or permit from the Pennsylvania
DEP which approves the construction and operation of the proposed
system. This documentation shall be supplied to the Township as a
part of the preliminary or final subdivision or land development plan
submission, as applicable.
(2)
A plan addressing the maintenance of the proposed nonpublic
water supply system shall be made by the developer and furnished to
the Township and the Pennsylvania DEP as a part of the preliminary
or final subdivision or development plan submission, as applicable.
C.
Individual On-Lot Wells.
(1)
Where neither a public or nonpublic water supply system is proposed
by a developer to serve his development, individual on-lot wells shall
be installed by each property owner. Where groundwater problems are
known to exist, or where anticipated levels of development may result
in water supply problems, the Township may require the developer to
demonstrate that a reliable, safe and adequate groundwater supply
exists to support the water usage demands of the proposed subdivision
without detrimental effects upon existing adjacent water wells. (Supporting
documentation must be provided by a qualified engineer or other professional
of demonstrated capability, i.e., a hydrogeologist or hydrologist.)
The standards set forth in the Safe Drinking Water Act, 35 P.S. § 721.1
et seq., and other appropriate Pennsylvania DEP regulations shall
apply in such instances.
(2)
Individual on-lot wells shall be located at least 100 feet from
the drain field and 50 feet from the septic tank of any individual
on-lot sewage system.
(3)
Individual on-lot wells shall be grouted and sealed to a minimum depth of 35 feet from the surface to prevent the entrance of water from any source other than from the selected aquifer. Furthermore, all other standards set forth in Ord. No. 7-11-2006 [Chapter 26, Part 2], or as may hereafter be amended, regarding grouting and sealing of water wells shall be met.
[Ord. No. 12-12-2006,
12/12/2006, § 506]
1.
Plans for the location and installation of other utilities including,
but not limited to, electric, gas, streetlight supply, cable television,
and telephone, shall be approved by the Township and the applicable
utility company. The location, width, and purpose of all utility easements
shall be indicated on the subdivision or development plans. Utility
easements shall have a minimum width of 10 feet, and where feasible,
shall be located within the street right-of-way. Otherwise, such easements
shall be located along rear or side lot lines to the extent possible.
(Local utility companies shall be consulted by the developer when
designing or locating easements.)
2.
Letters from all appropriate utility companies indicating their ability
to supply service for the proposed subdivision or land development
shall be provided to the Township by the developer as a part of the
subdivision or land development plan submission.
3.
All utilities shall be installed underground in accordance with the
Pennsylvania Underground Utilities Protection Law, 73 P.S. § 176
et seq. Utilities need not be installed underground, however, where
a variance to the requirements of Act 287 has been granted by the
Pennsylvania Public Utilities Commission.
4.
Underground installation of the utility distribution and service
lines shall be completed prior to street paving and storm drainage
or curbing installation. All street rights-of-way and other easements
where utility lines are to be installed shall be graded to within
six inches of final grade before trenches are excavated.
5.
All natural gas lines shall be installed in accordance with the ASA
Code B31, 80 of 1958, as amended. The minimum separation distance
from a natural gas line to a dwelling unit or structure shall be as
required by the applicable transmission or distributing company.
6.
All proposed dwelling units or structures shall be located at least
100 feet from the center line of any petroleum or petroleum products
transmission line which traverses the proposed subdivision or land
development, measured at the point of closest proximity.
7.
The Township may require the installation of utilities prior to final
plan approval where the cost of installation, including the cost of
excavation for underground utilities, will not be completely paid
by the utility company. In each case, the Township shall consider
the procedures of the applicable utility company involved for the
extension of utility service to lots within a new subdivision or land
development. The Township may only permit the developer to delay the
installation of utilities where the full cost of such installation
is included as part of the approved developer's agreement.
[Ord. No. 12-12-2006,
12/12/2006, § 507]
1.
Erosion and Sedimentation Control. Effective soil conservation measures
shall be planned and implemented for all subdivisions and land developments
in accordance with the rules and regulations of the Pennsylvania Department
of Environmental Protection (Pennsylvania DEP) (25 Pa. Code, Chapter
102, "Erosion and Sediment Control," or as may hereafter be amended)
and the following criteria.
A.
No change shall be made in the contour of the land; no grading, excavating,
removal or destruction of the topsoil, trees or other vegetative cover
of the land shall be commenced unless adequate provisions are made
by the landowner for minimizing soil erosion and sedimentation.
B.
For the purposes of this chapter, a complete erosion and sedimentation
control plan as outlined in the most current edition of the Erosion
and Sediment Pollution Control Program Manual, developed by the Bureau
of Soil Conservation of the DEP, shall be prepared by an individual
of demonstrated capability for subdivisions or land development proposals
where:
(1)
More than one acre will be disturbed to develop the site (including
construction of the dwelling, driveway and sewage system, etc.).
(2)
Site improvements are involved.
(3)
Major earthmoving activities are proposed.
(4)
Disturbances are proposed for areas of steep or severe slope
or for areas adjacent to streams or water bodies.
(5)
The proposal involves any commercial, institutional or industrial
use.
(6)
Where such is deemed appropriate by the Township.
C.
When required, erosion and sedimentation control plans shall be submitted by the developer to the Township along with preliminary or final subdivision or land development plans, as appropriate. A copy of the plan shall then be forwarded by the Township to their Engineer, the Columbia County Conservation District, and as necessary, to the Pennsylvania DEP, for review and acceptance prior to approval of the proposed subdivision or land development. [See also § 22-403, Subsection 2B(2) for review procedures.]
D.
Where appropriate, a notice may be required to be placed on all final
subdivision and land development plans indicating that future property
owners or developers must meet the erosion and sedimentation control
requirements of the Pennsylvania DEP before lot development is initiated.
E.
Whenever sedimentation results from stripping vegetation, grading,
regrading or other activity, it shall be the responsibility of the
person, corporation or other entity causing such sedimentation to
remove it from all adjoining surfaces, drainage systems and watercourses
and to repair any damage at his expense according to the time frame
specified by the Township. (All state-mandated permits shall be obtained
by the contractor before initiating work in a stream or watercourse.)
F.
Where construction activities associated with a subdivision or land
development propose to disturb 1 or more acre of land (or as may hereafter
be amended by state or federal statutes), the developer shall apply
for and obtain a National Pollutant Discharge Elimination System (NPDES)
permit for the site runoff and discharge from the Pennsylvania DEP
prior to initiating such activities. A copy of this permit shall be
submitted to the Township as a part of the subdivision or land development
plan submission.
2.
Grading. In order to provide suitable building sites, the following
standards shall be met:
A.
All lots, tracts or parcels shall be graded to provide proper drainage away from buildings without creating ponding problems, and all land within a development shall be graded to drain stormwater water as provided in § 22-509 of this chapter.
B.
Grading shall not divert water onto adjacent properties without the
express permission of the landowner and the Township.
C.
Grading equipment shall not enter or cross any wetland, stream or
watercourse without first obtaining the necessary approval or permit
from the Pennsylvania DEP, U.S. Army Corps of Engineers, or other
agencies as appropriate.
D.
All excavation and fill activities shall adhere to the following
standards.
(1)
Cut and fill slopes shall not be steeper than 3:1 unless stabilized
by a retaining wall or cribbing.
(2)
Adequate provisions shall be made to prevent surface water from
damaging the cut face of excavations or the sloping surface of fills.
(3)
Cut and fill slopes shall not endanger adjoining properties
and shall be graded or tapered so that the bottom edge of the slope
is no closer than 10 feet to any property line.
(4)
Fills shall be placed, compacted, and stabilized to minimize
sliding or erosion.
(5)
Fills shall not encroach on natural wetlands, watercourses,
nor constructed channels.
(6)
Fills placed adjacent to natural watercourses or constructed
channels shall have suitable protection against erosion during periods
of flooding and shall be subject to all applicable municipal floodplain
management regulations and all floodplain requirements of the Pennsylvania
DEP, Federal Emergency Management Agency (FEMA), and U.S. Army Corps
of Engineers. No fill shall be placed in any designated floodway.
E.
Grading shall not accelerate stormwater runoff rates without provision
for adequate erosion protection.
[Ord. No. 12-12-2006,
12/12/2006, § 508]
1.
The management of stormwater from a site, both during and after any
subdivision or land development, shall be accomplished in accordance
with the standards and provisions of this chapter and any Pennsylvania
Stormwater Management Act, Act 167, 1978, 32 P.S. § 680.1
et seq., or as may hereafter be amended, Watershed Plan or ordinance
that may be adopted and implemented hereafter. The provisions of this
section are intended to provide protection against uncontrolled stormwater
runoff, and to assure that downstream property owners and watercourses
are not adversely affected by increases in stormwater runoff resulting
from a subdivision or land development. (In addition, all permitting
requirements established in the Federal Clean Water Act relating to
stormwater discharges shall be met. See paragraph .A(4) below.)
A.
General Requirements.
(1)
A stormwater management plan meeting the criteria outlined in
this section shall be prepared by a registered professional engineer,
hydrologist, or other professional of demonstrated capability for
all subdivision or land development proposals where:
(a)
Disturbance activities that could affect earth resources (such
as the creation of impervious surfaces, earth disturbances, or timber
harvesting) are proposed that may affect stormwater runoff; or streets
or other related improvements are proposed which will increase the
total impervious area of the tract.
(b)
Slopes of the site or adjacent areas could affect stormwater
runoff as the lot(s) within the proposed subdivision are developed.
(c)
Areas of poor drainage or stormwater runoff problems are known
to exist within or directly adjacent to, or immediately down gradient
from, the proposed subdivision.
(2)
All subdivision and land development proposals shall meet the
requirements of any watershed stormwater management plan or stormwater
management ordinance in effect in the Township or as may hereafter
be enacted.
(3)
Stormwater management plans shall be submitted by the developer to the Township along with preliminary and final subdivision or development proposals, as appropriate. A copy of the plan will then be forwarded by the Township to their Engineer, the Columbia County Conservation District, and as necessary, to the Pennsylvania DEP, for review and acceptance prior to approval of the proposed development. All such plans shall meet the minimum standards suggested by the Conservation District. [See also § 22-403, Subsection 2B(2) for review procedures.]
(4)
Where construction activities associated with a subdivision
or land development propose to disturb one or more acres of land (or
as may hereafter be amended by state or federal statutes), the developer
shall apply for and obtain an National Pollutant Discharge Elimination
System (NPDES) permit for the proposed stormwater discharge from the
Pennsylvania DEP prior to initiating such activities. A copy of this
permit shall be submitted to the Township as a part of the subdivision
or land development plan submission process.
B.
Performance Standards. In order to improve the quality and general
utility of stormwater management plans, subdivisions and land developments
shall be planned, designed, and constructed in accordance with the
following principles:
(1)
Stormwater management control facilities shall be incorporated
into the overall design of any subdivision or land development or
improvement in such a way that they may serve multiple purposes such
as wildlife areas, recreation areas, fire protection ponds, etc.
(2)
The natural infiltration and water resource potential of the
proposed development site shall guide design, construction, and vegetation
decisions. Runoff in excess of natural conditions from roofs and other
surfaces which are unlikely to contain pollutants shall be recharged
to the ground water table or stored for non-potable water uses to
the maximum extent possible.
(3)
Improvements to manage drainage and stormwater runoff within
a subdivision or land development shall be designed to increase the
amount of water which infiltrates into the soil where possible, and
to control the rate of runoff released off-site through temporary
storage of stormwater on-site. Such improvements may include, but
are not limited to, deed covenants which restrict the allowable amount
of impervious surface for each lot, the provision of drainage easements,
seepage pits, swales, infiltration swales/trenches, and detention
or retention basins.
(4)
Existing trees and shrubs shall be preserved and protected to
the maximum extent possible.
(5)
All natural streams, channels, drainage swales and areas of
surface water concentration shall be maintained in their existing
condition except where changes can be justified on the basis of other
design standards.
(6)
Stormwater management facilities shall be designed so that the
peak rate of runoff from any subdivision or development after development
shall be no greater than the peak rate of runoff from the site prior
to development, unless this general performance standard is specifically
modified by a watershed stormwater management plan.
C.
Design Standards. It shall be the developer's responsibility to provide
sufficient plans, documentation and other technical data to demonstrate
that the capacity of the proposed stormwater management facilities
will adequately control runoff from his development. The following
general and technical standards shall be applied when designing such
facilities.
(1)
General Design Criteria.
(a)
In calculating the pre-development runoff rate the following
assumptions shall apply:
1)
Woodland shall be used as the existing condition for those portions
of the site having trees greater than six inches in diameter measured
breast high (DBH), or where trees existed for at least 18 months prior
to the development application.
2)
Meadow shall be used for all other areas, including areas which
are presently covered by impervious surfaces, unless modified by the
Township upon recommendation of its Engineer.
(b)
Calculations for the design of stormwater management facilities
shall also assume that all driveways, traffic areas and driving surfaces
within the development or subdivision will be paved or covered with
an impervious surface.
(c)
The design for all proposed stormwater management improvements shall be reviewed and approved by the Township and its Engineer prior to construction of any such proposed improvements. The applicant and/or owner shall reimburse the Township for any and all engineering review charges by the Township Engineer in accordance with the procedure set forth in § 22-907 of this chapter.
(d)
Stormwater runoff shall not be concentrated onto adjacent properties
unless written approval is given by the property owner and the applicable
municipality. When stormwater drainage is to be directed into an adjacent
municipality, all provisions for accommodating such drainage shall
be submitted to the governing body of that municipality for review
prior to approval of the subdivision or land development proposal.
(e)
Storm sewers and related installations shall be required by
the Township when stormwater runoff cannot be satisfactorily handled
within the street right-of-way, as determined appropriate by PennDOT
or the Township Engineer, as applicable.
(f)
Where existing storm sewers are reasonably accessible and of
adequate capacity, subdivisions and land developments may connect
to the existing system, subject to approval of the authority or municipality
having jurisdiction over the existing system.
(g)
Where a subdivision or land development is traversed by a watercourse,
drainageway, channel or stream, or such plans propose stormwater management
facilities, a drainage easement conforming substantially with the
line of such watercourse shall be provided. The drainage easement
shall be of such width (minimum 20 feet) as will be adequate to preserve
the unimpeded flow of natural drainage; or for the purpose of widening,
deepening, relocating, maintaining, improving or protecting such drainageway;
or for the purpose of protecting such watercourse for the purpose
of stormwater management or installation of a storm sewer. Any change
proposed in the existing drainageway shall be subject to the approval
of the Pennsylvania DEP and the U.S. Army Corps of Engineers.
(h)
All storm drainage facilities constructed along or crossing
public streets or rights-of-way shall conform to all applicable requirements
of the PennDOT related to such drainage facilities.
(2)
Technical Design Criteria; Stormwater Detention/Retention.
(a)
Proposed stormwater detention facilities shall be designed to
reduce post-development peak runoff rates to pre-development condition
rates for the two-, ten-, twenty-five- and one-hundred-year design
storms. These design storms shall be routed through stormwater detention
systems using the modified Puls procedure.
(b)
The Soil Conservation Service Unit Hydrograph Method or Technical
Release 55 should be used to complete hydrologic computations that
are required for the design of stormwater detention basins. NOAA Atlas
14 rainfall data shall be used for the TR-55 and the SCS Unit Hydrograph
Method. Design shall be based on a twenty-four-hour storm duration.
(c)
All stormwater detention basins shall be designed to safely
discharge the one-hundred-year peak discharge through an emergency
spillway, and all other outlets, in a manner that will not damage
the integrity of the basin. The invert elevation of the emergency
spillway device shall be placed at or above the one-hundred-year design
water surface elevation in the stormwater detention basin. The emergency
spillway shall be designed to convey the entire one-hundred-year peak
discharge. A modified Puls routing of the one-hundred-year design
storm through the basin shall be completed assuming that the emergency
spillway is the only operable basin outlet device.
[Amended by Ord. No. 03-09-2021, 3/9/2021]
(d)
All stormwater basins, except those designed to retain water
or special vegetation as part of best management practices, shall
be designed to completely drain within 72 hours. Allowances for best
management practices shall be made if they are designed in accordance
with the Pennsylvania Stormwater Best Management Practices Manual.
Otherwise, low flow channels shall be provided that would extend between
points of concentrated inflow to the basin and the basin outlet structure.
(e)
Earth fill embankments shall be designed using the following
minimum standards:
1)
The height of the embankment should not exceed 10 feet.
2)
The minimum top width of embankments shall be 10 feet.
3)
The side slopes of the embankment fill should not be steeper
than three horizontal to one vertical.
4)
The side slopes of areas in a cut should not be steeper than
three horizontal to one vertical.
5)
A cutoff trench of impervious materials shall be provided under
all earth fill embankments exceeding four feet in height.
6)
All pipes through embankments shall be constructed with anti-seep
collars. The design of such collars shall be in accordance with the
attached design procedure and detail specifications (Figure 22-2 in
Appendix 22-B of this chapter).
(f)
Trash racks may be required at basin outlet structures. These
trash racks shall be designed in accordance with recommendations provided
in Chapter 11 of Design and Construction of Urban Stormwater Management
Systems (Water Environment Federation, American Society of Civil Engineers,
1992, or as may hereafter be amended).
(g)
Riser outlet structures (where required) shall be constructed
on a foundation to prevent floating and movement of the outlet structure
due to water and frost action.
(h)
Trees and shrubs shall not be planted along the embankment(s)
of stormwater basins.
(i)
The Township reserves the right to require fencing around stormwater
basins where, in their opinion, such protection is warranted.
(3)
Technical Design Criteria; Conveyance Systems.
(a)
Stormwater conveyance systems (such as storm sewers) may be
designed for storm events other than the twenty-five-year design storm.
However, an overland flow path shall be provided to convey one-hundred-year
storm runoff to a stormwater detention/retention/infiltration facility
without incidental flooding of a building, parking areas, traffic
lanes, or pedestrian areas.
(b)
The Rational Method may be used to compute peak runoff for drainage
areas involving less than 100 acres. Runoff coefficients used in the
Rational Method should be selected using the attached table (Figure
22-1 in Appendix 22-B of this chapter), (Rawls, et al, 1981). The
SCS Unit Hydrograph Method or TR-55 should be used to compute runoff
rates for drainage areas involving more than 100 acres. Rainfall data
for all methods shall be obtained from NOAA Atlas 14.
(c)
Detailed hydraulic design computations shall be provided for
all storm pipes. Recommended hydraulic computational procedures are
described in detail in Design of Urban Highway Drainage-The State
of the Art (US DOT, FHA, 1979, or as may hereafter be amended) and
"Hydraulic Charts for the Selection of Highway Culverts" (Hydraulic
Engineering Circular Number 5, US DOT, FHA, 1965, or as may hereafter
be amended).
(d)
Stormwater collection and conveyance systems shall have a minimum
diameter of 15 inches.
(e)
Manufactured end sections shall be provided at terminus ends
of all storm pipes.
(f)
Energy dissipators shall be placed at the outlets of all storm
pipes. Design computations shall be submitted for all proposed energy
dissipators. Recommended design procedures are described in Erosion
and Sediment Pollution Control Program Manual (Pennsylvania DEP, 2002,
or as may hereafter be amended).
(g)
Drainage swales shall be designed in accordance with procedures
described in "Design of Roadside Channels with Flexible Linings" (Hydraulic
Engineering Circular Number 15, US DOT, FHA, 1988, or as may hereafter
be amended.)
(h)
Detailed hydraulic computations shall be provided for stormwater inlet grates. Recommended hydraulic computational procedures are described in detail in the PennDOT Design Manual, Part 2, "Highway Design," Chapter 10 and "Drainage for Highway Pavements" (Hydraulic Engineering Circular Number 12, US DOT, FHA, 1984, or as may hereafter be amended).
(i)
Design water surface elevations in stormwater inlets should
be at least six inches below the grate elevation, otherwise, the inlet
grate may not accept any stormwater runoff.
(j)
Profile drawings shall be required for stormwater conveyance
systems.
(k)
An engineering evaluation of existing stormwater facilities
may be required by the Township or the County Conservation District.
(4)
Technical Design Criteria; Infiltration Systems to Encourage
Recharge Infiltration Pits Swales/Trenches).
(a)
Stormwater infiltration devices shall be designed in accordance
with recommendations provided in the Pennsylvania Stormwater Best
Management Practices Manual.
(b)
Specific Criteria.
1)
Infiltration devices shall be designed so that the pre-development
versus post-development difference in the two-year, twenty-four-hour
storm shall be infiltrated. All designs must show de-watering of the
infiltration device within 48 hours.
[Amended by Ord. No. 03-09-2021, 3/9/2021]
2)
All infiltration facilities shall be designed based on the results
of actual site-specific infiltration tests. Testing shall be conducted
in accordance with the Pennsylvania Stormwater Best Management Practices
Manual.
3)
Infiltration devices shall not be on slopes greater than 20%.
The longer dimensions of the devices shall be parallel to ground contours
where slopes exceed 5%.
4)
Infiltration devices or the drains to them shall have a sediment
trap that can be maintained regularly. All downspouts shall have leaf
strainers to prevent leaves from clogging the infiltration device.
5)
Infiltration devices connected to roof downspouts shall be located
at least 10 feet from basement walls and downslope of the building.
6)
The bottom of the infiltration device shall be at least two
feet above the seasonally high water table and bedrock or otherwise
be shown to be capable of handling the required design volumes.
7)
Stormwater run-off capacity may be distributed among several
infiltration devices, as long as the total required volume is achieved,
and that corresponding volumes of stormwater are routed to these devices.
8)
The use of perforated pipe, concrete vault, or other storage
devices may be used to obtain additional storage.
9)
In all cases, an overflow system should be provided to accommodate
storm frequencies in excess of the design requirements.
D.
Plan Requirements.
(1)
The stormwater management plan for a proposed subdivision or
land development shall include a brief description of the following:
(a)
Existing drainage patterns and stormwater runoff characteristics
of the site, including any existing drainage or stormwater runoff
problems and facilities.
(b)
The anticipated impact that future development of the property
will have on existing stormwater runoff and drainage patterns.
(c)
The type of structural and nonstructural improvements planned
to manage post-development stormwater runoff.
(2)
The proposed location of both structural and nonstructural improvements
shall be shown on the subdivision or development plot plans. The Township
shall require the subdivider to provide topographic contour information
at such intervals as deemed appropriate on the plot plans in order
to better evaluate the proposed stormwater management techniques and/or
facilities.
(3)
Separate, detailed specifications, including complete design
calculations, cross-sections, profiles, manufacturer's details, etc.,
shall be submitted by the developer for all proposed structural stormwater
management improvements.
(4)
The subdivider shall also submit a proposal for ownership and
maintenance of all proposed stormwater management improvements within
his development, in accordance with the following provisions:
(a)
Where the subdivider proposes to dedicate such improvements
to the Township and the Township has agreed to accept the ownership
and maintenance responsibilities thereof, a deed which dedicates the
land to be used for the stormwater management improvement to the Township
shall be submitted as a part of the stormwater management plan. If
approved by the Township, the deed of dedication shall be recorded
with the final subdivision or development plan.
(b)
Alternately, where no municipal participation is anticipated,
an ownership and maintenance agreement, specifying ownership and assigning
maintenance responsibilities for the proposed improvements to either
the developer or property owners within the subdivision, shall be
recorded with the final subdivision or development plan and shall
be referenced in the deeds for each property within the subdivision.
The following criteria shall apply to all stormwater management
ownership and maintenance agreements:
1)
The party (or parties) responsible for the maintenance of all
stormwater management facilities shall be identified in the ownership
and maintenance agreement. The Township may require the developer
to organize a Homeowners' association to own and maintain such facilities,
in lieu of an acceptable alternative suggested by the developer. Regardless
of the type of agreement selected, the developer shall be responsible
for the stormwater management facilities and/or participation in the
Homeowners' association until all lots in the development are sold
or until all units are leased, as applicable.
2)
A stormwater management maintenance plan shall be submitted
by the developer to the Township for review and approval by the Township
and its Engineer. This maintenance plan shall include specific stormwater
management maintenance requirements.
3)
A copy of the applicable stormwater management plan (including
the maintenance plan), erosion and sediment pollution control plan,
and design plan(s) for each subdivision and/or stormwater management
facility shall be maintained by the party (or parties) identified
above for reference purposes.
4)
An inspection of all stormwater management facilities shall
be conducted at least every six months, and after severe rainfall
events by the responsible party (parties). This inspection shall be
followed up with a letter report. Copies of this letter report shall
be submitted to the Township and to the County Conservation District.
Items to be reviewed during this inspection shall include, but need
not be limited to, rodent damage, erosion problems, embankment failures,
sediment and/or debris accumulation, and vandalism.
5)
Any damaged facilities shall be repaired and/or replaced by
the responsible party (parties) in accordance with the time frame
established by the Township.
6)
The Township Supervisors and the County Conservation District
shall be contacted immediately in the event of severe damage to any
stormwater management facility. In such instances, the Township shall
reserve the right to review and approve plans to repair and/or replace
severely damaged facilities.
7)
When, for any reason, the responsible party (parties) fails
to properly maintain any stormwater management facilities identified
in their maintenance plan, the Township Supervisors shall have the
right to enter upon such property as may be necessary to access the
facilities and perform the appropriate maintenance. Upon completion
of such maintenance, the Township shall assess all property owners
of the development for costs associated with the necessary maintenance.
(5)
A record drawing ("as-built") of all stormwater management improvements certified by a registered professional engineer or land surveyor shall be provided to the Township Supervisors by the developer upon completion of all such construction activities. (See also § 22-606 for improvement dedication requirements.)
[Ord. No. 12-12-2006,
12/12/2006, § 509]
1.
No subdivision or land development plan shall be approved by the
Commission where wetlands are known or are expected to exist until
sufficient determination has been made regarding the actual existence
and location of such areas. Wetland delineations shall be made utilizing
the National Wetland Inventory Maps for Hemlock Township and the hydric
soils listing contained in the Columbia County Soil Survey. Where
such wetlands are situated within the proposed development area of
a site, specific evaluations shall be conducted by a qualified wetlands
specialist (with technical training and expertise in botany, hydrology,
soil science, or a related field) to determine the actual location
and dimension of the wetland areas. Following delineation by the wetlands
specialist, a jurisdictional determination or verification of the
designated wetlands shall be made by the U.S. Army Corps of Engineers.
2.
A statement shall be placed on all plot plans involving wetlands
indicating that the landowner and/or his surveyor were responsible
for locating such wetland areas and indemnifying the Township against
any and all liability arising therefrom. In addition, the statement
shall include the source(s) used to make the wetland determination.
3.
Where determined appropriate by the findings of Subsection 1 above, specific wetland delineations shall be shown on the subdivision or land development plot plans and any additional information or determinations shall be submitted to the Township along with the preliminary or final subdivision or land development plans, as applicable. Subdivision approval may be granted for developments including wetlands, but such approval shall prohibit building construction within 50 feet of these areas unless the requirements of Subsection 4 below can be met.
4.
Construction within wetland areas of the Township shall not be permitted
unless such development can comply with § 404 of the Federal
Clean Streams Act and 25 Pa. Code, Chapter 105, of the state regulations
for bodies of water within the Commonwealth. (Permits to meet both
sets of requirements, administered by the U.S. Army Corps of Engineers
and the Pennsylvania DEP, respectively, can be applied for using a
joint application.) Zoning permits shall not be issued by the Township
Zoning Officer until both the federal and state regulations have been
met.
[Ord. No. 12-12-2006,
12/12/2006, § 10]
1.
The management and regulation of subdivision or development in identified
floodplain areas of Hemlock Township shall be accomplished in accordance
with the standards and requirements of the National Flood Insurance
Program and the Pennsylvania Floodplain Management Act (Act 166-1978).
The provisions of this section are intended to protect property owners
from increased flood hazards resulting from inappropriate development
of the floodplain, and to protect potential buyers from purchasing
land which may not be suitable for development.
A.
General Requirements.
(1)
Subdivision and land development proposals for properties located in an identified floodplain area must comply with the floodplain management regulations contained in the Hemlock Township Zoning Ordinance [Chapter 27] (enacted August 9, 2005, or as may hereafter be amended).
(2)
Land areas susceptible to flooding shall be identified using
the most current National Flood Insurance Program mapping, prepared
by the Federal Emergency Management Agency (FEMA), for the Township.
In areas of the Township where detailed flood mapping is not provided
by FEMA, the best available elevation and floodway information from
federal, state, and other acceptable sources shall be used to determine
the flood hazard area.
(3)
Subdivision and land development proposals for property located within the floodplain may be approved by the Township, with the stipulation that any planned or future development of the property shall comply with the floodplain management regulations contained in the Hemlock Township Zoning Ordinance [Chapter 27].
(4)
The Township may require the subdivider, as a stipulation of
subdivision or land development approval, to include a notice on the
plot plans and in every deed stating that the subdivision is located
in a floodplain and that development of lots within the subdivision
must occur in accordance with all federal, state and municipal floodplain
management regulations.
B.
Design Standards. All subdivisions or land developments proposed to be located within any identified floodplain area shall be designed in accordance with the standards contained in the Hemlock Township Zoning Ordinance [Chapter 27] (enacted August 9, 2005, or as may hereafter be amended).
C.
Plan Requirements.
(1)
All plans for subdivision or development of property located
within an identified floodplain must show the location of the one-hundred-year
floodplain boundary and the location of the floodway, if available,
according to the most current National Flood Insurance Program flood
mapping for the Township.
(2)
Where applicable, and as may be required by the Pennsylvania
Department of Community and Economic Development, a copy of a special
permit application shall be submitted to the Township for evaluation
along with the subdivision or land development plans.
[Ord. No. 12-12-2006,
12/12/2006, § 11]
1.
Monuments and markers shall be constructed and located as provided
below and shall be set by a registered professional land surveyor
prior to final plan approval:
A.
Material and Size. Monuments and markers shall be constructed of
the following materials and shall be of the following sizes:
|
Type
|
Construction
|
Minimum Size
|
|---|---|---|
|
Monument
|
Concrete or Stone
|
6" x 6" x 30" or 4" diam. x 30"
|
|
Monument
|
Concrete-filled, Cast Iron Pipe
|
4" diameter x 30"
|
|
Marker
|
Iron Rods or Iron or Steel Bars
|
5/8" x 15"
|
B.
Placement and Markings. Monuments and markers must be placed by a
registered professional land surveyor so that the scored or marked
point coincides exactly with the point of intersection of the lines
being monumented. The top of the monument or marker must be level
with the surface of the surrounding ground. Concrete monuments shall
be marked on top with a copper or brass dowel. Cut stone monuments
shall have a point marking. All monuments and/or markers shall be
set prior to the granting of final plan approval.
C.
Location of Monuments. Monuments must be set at:
(1)
The intersections of major street right-of-way lines.
(2)
The intersections of lines forming angles in the boundaries
of the subdivision.
(3)
Such intermediate points as may be required by the Township.
In subdivisions or land developments involving five or fewer
lots or dwelling units, the Township may approve the substitution
of iron pins set in concrete for monuments.
E.
Maintenance or Removal. It shall be the responsibility of the subdivider
or developer to see that all monuments or markers are properly maintained
until such time as the lot or tract is conveyed. Maintenance of such
monuments or markers shall then become the responsibility of the new
owner. Any monuments or markers that are removed shall be replaced
by a registered professional land surveyor at the expense of the person(s)
removing them.
