[Ord. No. 2017-05, 10/23/2017]
1.
The standards and requirements contained within this Part and the
applicable requirements within the Township's Zoning Ordinance
shall apply to all major subdivisions and land developments unless
otherwise noted. Said standards and requirements are intended as the
minimum for protection of the public health, safety and general welfare.
These standards and requirements shall be applied as such by the North
Centre Township in reviewing and evaluating plans for all proposed
subdivisions and/or land developments. Compliance with all standards
shall be documented by the applicant at the time of the submission
of the preliminary plan and application.
[Ord. No. 2017-05, 10/23/2017]
When a plan proposal requires the grant of a special exception,
conditional use or variance from the North Centre Township Zoning
Ordinance, the applicant shall obtain such special exception, conditional
use or variance approval from the Zoning Hearing Board and/or Board
of Supervisors, as applicable, prior to the submission of the applicable
plan. The plan shall be designed and developed in accordance with
any conditions that have been imposed upon the grant of such special
exception, conditional use or variance by the Zoning Hearing Board
and/or Board of Supervisors, as applicable.
[Ord. No. 2017-05, 10/23/2017]
1.
All proposed subdivisions and land developments shall be in conformance
and compliance with the following:
A.
All applicable Township, county, state and federal statutory provisions
and/or regulations;
B.
All governing rules and regulations of the Pennsylvania Department
of Environmental Protection;
C.
The applicable regulations and design standards of the Pennsylvania
Department of Transportation;
D.
All applicable regulations and design standards of the Americans
with Disabilities Act, and any subsequent amendments to said Act.
2.
Whenever another Township, county, state or federal statute and/or
regulation imposes a higher or more restrictive standard than those
contained in this chapter, the higher or more restrictive standard
shall apply.
[Ord. No. 2017-05, 10/23/2017]
1.
The land for any proposed subdivision or land development shall be
suited for the purpose of its intended use.
2.
Land which North Centre Township deems unsuitable for subdivision
or development due to flooding, improper drainage, rock formations,
adverse earth formations or topography, steep slopes, utility easements,
or other features which may reasonably be harmful to the safety, health,
and general welfare of the present or future inhabitants of the subdivision
and/or its surrounding areas, shall not be subdivided or developed
unless adequate mitigation methods are formulated by the applicant
and approved by the North Centre Township Board of Supervisors upon
the recommendation of the Township Engineer and any other form of
expert advice which may be applicable.
3.
The approval of a plan for any proposed subdivision or land development
shall not constitute a representation, guarantee, or warranty of any
kind by the Township, any official, any employee or agent thereof
of the practicability or safety of the use of such land or development,
and shall create no liability upon the Township, its officials, employees
or agents.
[Ord. No. 2017-05, 10/23/2017]
1.
The applicant shall place permanent reference monuments and markers
by a registered land surveyor.
A.
Monuments shall be placed so that the center of a scored or marked
point shall coincide exactly with the intersection of the lines to
be marked.
B.
At the discretion of the Township Engineer, monuments shall be of
concrete or stone, with a flat top having a minimum width or diameter
of six inches and a minimum length of 36 inches. Concrete monuments
shall be marked with a 3/4-inch copper or brass dowel; stone or precast
monuments shall be marked on the top with a proper inscription and
a drill hole. Monuments shall be set so that the top of the monument
or marker is level with the surface of the surrounding ground.
C.
Markers shall consist of either iron or steel bars at least 36 inches
long and not less than 5/8 inch in diameter. Markers normally shall
be flush with the surrounding grade.
D.
Monuments, if required by the Board of Supervisors, shall be set
as follows:
(1)
One at each single angle of the perimeter of the property at
all major subdivisions and land developments.
(2)
One at the beginning and end of all curves along street right-of-way
lines along one side of the street.
(3)
A minimum of one at each street intersection along the street
right-of-way line.
E.
Markers normally shall be flush with the surrounding grade.
G.
The final plan shall provide a note on the plan indicating when the
monuments and markers are to be set.
[Ord. No. 2017-05, 10/23/2017]
1.
The configuration of blocks and lots shall be based upon the lot
area requirements as set forth in the Zoning Ordinance, the salient
natural features, the existing man-made features, and the proposed
type of structure. Lot configurations should provide for flexibility
in building locations, while providing safe vehicular and pedestrian
circulation.
A.
Residential Blocks. Residential blocks shall be not less than 500
feet in length or greater than 1,200 feet in length. Said blocks shall
be of sufficient depth to permit two tiers of lots, except where reverse
frontage lots bordering an arterial or collector street are provided
or due to the topography of the site and/or necessary layout of the
development which results in insufficient depth between intersecting
streets for a two-tier design.
[Ord. No. 2017-05, 10/23/2017]
1.
All subdivisions and land development shall be in conformance with
the applicable minimum lot sizes, lot widths and yard requirements
applicable to the zoning district in which the site is located as
set forth in the North Centre Township Zoning Ordinance.
2.
The size, shape and orientation of lots shall be appropriate for
the type of development and use contemplated.
3.
The lot depth for single-family residential lots shall not be greater
than 2 1/2 times its width. The lot depth of multifamily and
nonresidential lots shall be adequate for the proposed use and provide
satisfactory space for off-street parking, loading and unloading,
setback requirements and applicable landscaping.
4.
All lots shall have frontage on an existing or proposed public street.
This requirement may be waived in cases of a multifamily or nonresidential
subdivision or development where access is proposed to be by private
streets within the subdivision or development.
[Ord. No. 2017-05, 10/23/2017]
1.
Each lot or area platted for residential use shall be accessible
from an existing or proposed street.
2.
Side lines of lots shall be at right angles to straight streets and
on radius lines on curved streets. Some variation may be permitted
at the discretion of the Township, but pointed or very irregular shaped
lots shall be avoided.
3.
In the case of lots utilizing an on-site sewage disposal system,
there shall be sufficient lot area for compliance with the disposal
field in accordance to governing DEP regulations.
4.
Double or reverse frontage lots shall be avoided except where required
to provide separation of residential uses from arterial or collector
streets or to overcome specific disadvantages of topography or orientation.
5.
Lots shall be laid out and graded to prevent cross-lot drainage patterns
and to provide positive drainage away from all proposed buildings
areas in coordination with the stormwater management plan for the
site. All lots shall, however, be graded to retard stormwater runoff
from the site to take maximum advantage of natural on-site stormwater
percolation into the soils.
6.
Flag lots shall be avoided when alternate development layouts would
yield the same number of lots otherwise permitted with the elimination
of flag lots. The applicant shall demonstrate such to the satisfaction
of the Township. The approval of flag lots shall be subject to the
following standards:
A.
Not more than 5% of the lots within a major subdivision may be approved
as flag lots.
B.
The access corridor portion of the lot shall not exceed 300 feet
as measured from its intersection with the street right-of-way.
C.
The applicant shall prove to the satisfaction of the Board of Supervisors
that proposed driveway would provide adequate access for emergency
vehicles.
D.
The lot width measurement shall be made on the main portion of the
lot and shall not include the access corridor portion of the lot.
E.
Approval of a flag lot shall be conditioned upon the existence or
provision of a recorded deed restriction prohibiting any further subdivision
of the flag lot.
[Ord. No. 2017-05, 10/23/2017]
1.
Proposed streets shall be properly related to the road and highway
plans of the Township and state. Streets shall be designed to provide
adequate vehicular access to all lots or parcels and with regard for
topographic conditions, projected volumes of traffic, and further
subdivision possibilities in the area.
2.
The street system of a proposed subdivision or land development shall
be designed to create a hierarchy of street functions which may include
both collector and local streets.
3.
All streets shall be properly integrated with the existing and proposed
system of streets and dedicated rights-of-way.
4.
Streets shall be designed and appropriately related to the topographic
conditions of the site, with the grade of streets conforming as closely
as possible to the original topography.
5.
Streets shall be graded and improved in accordance with the appropriate
design standards and specifications of this chapter.
6.
All streets shall be properly related to specific traffic generators
such as industries, business districts, schools, churches, and shopping
centers; to population densities; and to the pattern of existing and
proposed land uses.
7.
Proposed streets shall be extended to the boundary lines of the tract
to be subdivided, unless prevented by topography or other physical
conditions, or unless, in the opinion of the Township, such extension
is not necessary or desirable for the coordination of the layout of
the subdivision with the existing layout or the most advantageous
for future development on adjacent tracts.
8.
Any subdivision and/or land development containing more than 13 lots
which do not front upon an existing off-site public road shall provide,
within the overall traffic design of the site, not less than two separate
points within the site where an interior road, as part of the proposed
subdivision and/or land development, shall intersect with and provide
access to an existing off-site public road.
9.
All proposed connections to existing streets shall be approved by
the jurisdiction in which the existing streets are situate. No proposed
connection to an existing street will be approved if (1) existing
intersections affected by the proposed development having an existing
level of service of A, B, or C may be reduced to a of less than C
as a result of the maximum build-out of the proposed development,
or (2) any existing intersection affected by the proposed development
has an existing level of service of D, E or F; provided, however,
that said connection shall be permitted if the developer/owner/applicant
makes arrangements satisfactory to the Township to ensure that the
level of service of the said existing intersections is an A, B, or
C. Said arrangement is to be in writing. The level of service of said
intersections both the current level and the level at build-out shall
be included in the required traffic study and shall be identified
based upon Pennsylvania Department of Transportation standards and
regulations as amended from time to time.
10.
Traffic Studies.
A.
The applicant shall prepare a traffic impact study (TIS) where any
of the following conditions are met. All calculations shall be based
on the Institute of Transportation Engineers', or its successor's,
most recent manual and shall be based on the full, complete build-out
of project regardless of the number of stages or phases.
(1)
The site is expected to generate 100 or more vehicle trips entering
or exiting the development during any one-hour time period of any
day of the week.
(2)
If the entire site, upon final build out, is expected to generate
3,000 or more average daily trips or 1,500 average vehicles per day.
(3)
Existing development sites that are expanded or redeveloped
and the expanded or redeveloped site is expected to generate 100 or
more trips entering or exiting the site during any one-hour period
of any day of the week.
(4)
The elimination of a street or road resulting in redistribution
of traffic onto the existing roadway network.
(5)
The Township may require a traffic impact study when its Engineer
determines that the development is expected to have significant impact
on its existing highway, street and/or road system regarding safety
or traffic flows even if none of the conditions above are met.
(6)
If a traffic impact study determines any traffic signalization
is required for a proposed subdivision or land development, the applicant
shall be responsible for such costs. Any required traffic signalization
shall be installed with an emergency vehicle traffic light preemption
system for preemption of traffic lights at an intersection to allow
safe passage of emergency vehicles.
11.
Streets shall be designed with drainage grates that are safe for
crossing by bicycles.
12.
All streets being offered for dedication must meet the Pennsylvania
Department of Transportation (PennDOT) requirements for liquid fuel
allocation.
13.
Streets offered for dedication shall provide any required dedicated
facilities to include the stipulated right-of-way, street geometry,
street section, drainage facilities, and traffic control. Additional
infrastructure may be required where design standards warrant further
improvements based on traffic impact studies.
14.
Proposed private streets (those not offered for dedication) shall
meet all the design standards of this Part, including, but not limited
to, rights-of-way, curbs, sidewalks, drainage, construction, traffic
control, and setbacks.
15.
Where a subdivision or land development abuts or contains an existing
street right-of-way of improper width or alignment, the Township may
require the dedication or reservation of additional land sufficient
to widen the street or correct the alignment.
16.
The Township shall determine the classification of roadway and street
systems. This determination, if necessary, should be obtained prior
to the design process.
[Ord. No. 2017-05, 10/23/2017]
The applicant may propose names for all streets within a subdivision
or land development prior to final approval. A proposed street name
shall not include the name of any existing street in the Township,
except that a street when planned as a continuation of an existing
street shall bear the same name. Final approval of street names for
streets subject to public dedication to the Township and/or private
streets to remain under private ownership shall be vested with the
North Centre Township Board of Supervisors based upon the prior approval
of the same by the Columbia County 911 Communication Center for Emergency
Services and the United States Postal Service.
[Ord. No. 2017-05, 10/23/2017]
Street signs, which provide the legal name of each street, shall
be erected at the intersection of each street within a subdivision
or land development prior to final approval. The size, color and construction
materials of said signs shall be subject to approval by the North
Centre Township Board of Supervisors.
[Ord. No. 2017-05, 10/23/2017]
1.
Traffic control signs, designed to regulate the speed of traffic
or to convey any other pertinent traffic or physical characteristic
of the road to motorists shall be installed at appropriate locations
by the applicant as determined by PennDOT and/or by North Centre Township
Board of Supervisors.
2.
The applicant shall be responsible for line painting on all new streets,
including the extension of existing streets, in accordance with the
following standards:
A.
Center Lines. Four-inch-wide double yellow center lines shall be
painted along the center line of the cartway of each street.
B.
Edge Lines. Four-inch-wide white edge lines shall be painted four
inches inside the edge of pavement shoulder.
C.
Stop Lines. Twenty-four-inch-wide white stop lines shall be painted
that completely traverse all traffic lanes on each approach to a stop
sign and/or crosswalk.
3.
All pavement markings shall be in laid hot-applied thermoplastic
unless a higher standard is provided for in accordance with the latest
edition of the Pennsylvania Department of Transportation Publication
408.
[Ord. No. 2017-05, 10/23/2017]
The arrangement of streets shall provide for the continuation
of principal streets between adjacent properties when such continuation
is necessary for convenient movement of traffic, effective fire protection,
efficient provision of utilities, and when such continuation is in
accordance with the Township's goals as provided for within the
statement of community development objectives of this chapter.[1] If the adjacent property is undeveloped and the street
must be a dead-end street temporarily, a temporary cul-de-sac with
a minimum diameter of 100 feet shall be provided. The paving requirements
shall be in accordance with the standards as set forth in the appendix
of this chapter.[2]
[Ord. No. 2017-05, 10/23/2017]
Where a road does not extend to the boundary of the subdivision
and its continuation is not required by the Township for access to
adjoining property, its terminus shall normally not be nearer to such
boundary than 50 feet. However, the Township may require the reservation
of an appropriate easement to accommodate drainage facilities, pedestrian
traffic, or utilities. A cul-de-sac turnaround shall be provided at
the end of a permanent dead-end street.
[Ord. No. 2017-05, 10/23/2017]
1.
A cul-de-sac street shall not be approved when a through street is
more advantageous. Cul-de-sac streets shall be highly discouraged
and shall only be approved when topographic and or field conditions
necessitate the use of a cul-de-sac. The developer shall bear the
burden of proof that development cannot be developed and/or designed
without the use of a cul-de-sac.
2.
A cul-de-sac street shall not exceed 1,000 feet in length to its
point of intersection to an adjoining street. The circular right-of-way
shall have a minimum diameter of 120 feet, with a minimum radius of
60 feet and a circular paved cartway with a minimum radius of 50 feet.
All lots fronting upon the arc of a cul-de-sac street shall have a
frontage, as measured along the length of the arc, which results in
a chord length of not less than 117 feet. Said requirement shall apply
to all lots along the arc of a cul-de-sac regardless of the zoning
district in which the subdivision is located.
 |
3.
No physical obstructions shall be located within six feet of the
edge of the cartway within a cul-de-sac, including, but not limited
to, mailboxes, utility poles, utility transformer boxes and/or similar
above-grade obstructions.
4.
Any street which is temporarily terminated, with planned future access to an adjoining property or because of authorized stage development, shall be designed and constructed in compliance with § 22-812 of this chapter.
5.
An easement for the purpose of snow removal, having a size of not
less than 35 feet in length and 15 feet in depth, shall be provided
upon the front yard areas of a lot or lots located at the end of a
cul-de-sac.
[Ord. No. 2017-05, 10/23/2017]
1.
Where a subdivision or land development borders on or contains an
existing or proposed arterial street, the Township may require that
access to such street be limited by one of the following methods:
A.
The subdivision of lots in a manner in which the lots front onto
a parallel local street with no access provided to or from the arterial
street which shall contain a strip of screening along the rear property
line of such lots.
B.
A series of culs-de-sac, U-shaped streets, or short loops entered
from and designed generally at right angles to such a parallel street,
with the rear lines of their terminal lots backing onto the arterial.
C.
A marginal access or service road, separated from the arterial street
by a planting or grass strip and having access thereto at suitable
points.
[Ord. No. 2017-05, 10/23/2017]
1.
Streets shall intersect as nearly as possible at right angles. No
two streets shall intersect with an angle of intersection at the center
lines of less than 75°.
2.
Multiple intersections involving the junction of more than two streets
shall be prohibited.
3.
Intersections shall be designed with a flat grade wherever practical.
In hilly or rolling areas, at the approach to an intersection, a leveling
area shall be provided having not greater than a 4% grade at a distance
of 60 feet, measured from the nearest right-of-way of the intersecting
street.
4.
Where any street intersection will involve earth banks or existing
vegetation inside any corner lot that would create a traffic hazard
by limiting visibility, the applicant shall cut such ground and/or
vegetation (including trees) in connection with the grading of the
public right-of-way to the extent deemed necessary to provide an adequate
sight distance.
5.
The minimum cross-slopes on all streets, including intersections,
shall be 2%.
6.
At intersections of streets, the property line corners shall be rounded
by arcs with radii of not less than 15 feet, or by chords of such
arcs. For streets other than residential streets, the Board of Supervisors
may require a larger radius.
7.
Street curbs or edges of pavement at street intersections, where
they are required, shall be rounded off concentrically with property
lines.
8.
At intersections of streets and alleys, property line corners shall
be rounded by arcs of at least twenty-foot radii or by chords of such
arcs.
9.
The minimum curb radii at street intersections shall be 15 feet for
intersections involving only local streets; for intersections involving
any other type of street, a radius will be provided that is suited
for the specific intersection based upon the recommendation of the
Township Engineer. A property line corner shall be rounded to the
same radius as the curb which it adjoins.
[Ord. No. 2017-05, 10/23/2017]
In order to provide for streets of suitable location, width,
and improvement to accommodate prospective traffic and afford satisfactory
access to police, firefighting, snow removal, sanitation, and street
maintenance equipment, and to coordinate streets so as to compose
a convenient system and avoid undue hardship to adjoining properties,
the Design Standards for Streets as set forth in the Appendix of this
chapter shall apply.[1]
[1]
Editor's Note: The Design Standards for All Roads/Streets
are included as an attachment to this chapter.
[Ord. No. 2017-05, 10/23/2017]
1.
A subdivision or land development containing not more than three
lots or three detached single-family dwellings units may be serviced
by a private street having a minimum right-of-way of not less than
25 feet. Said right-of-way shall be cleared of all vegetation and
properly graded. The width of the cartway shall be not less than 16
feet and have a base consisting of six inches of 2A modified stone.
All other design specifications for streets, as set forth in this
chapter, which do not conflict with the above shall apply.
2.
Any subdivision or land development qualifying and wishing to provide
a private street, designed as such, shall contain covenants and/or
deed restrictions as a condition of approval, recorded with the approved
plan and addressing the following:
A.
The street shall remain as a private street, not subject to offer
for public dedication unless it is improved to meet or exceed all
applicable design standards in effect at the time such offer is made.
B.
A maintenance agreement and appropriate provisions which outline
the parties responsible for the continued use of the street.
C.
An agreement with the Township under which elected officials, appointed
officials, representatives and/or employees of North Centre Township
are held harmless from any liability related to the use and safety
of a private street, including, but not limited to, enforcement of
the maintenance agreement in relationship to vehicular access of emergency
vehicles.
D.
Any further proposed development upon the site, excluding accessory
structures, shall result in the development being classified as a
major subdivision or major land development, subject to all applicable
design standards for such in effect at the time approval is sought
for additional development.
E.
The private street shall be designed and maintained in a manner to
prohibit the discharge or drainage of stormwater onto any public right-of
way.
[Ord. No. 2017-05, 10/23/2017]
1.
Driveways to individual lots or to a land development shall be located in accordance with the following minimum distances as measured from the center line of a driveway to the center line of the nearest intersecting street by street classification. Per § 22-804, Subsection 16, the Township shall determine the classification of roadway and street systems.
|
Type
|
Arterial
|
Collector
|
Local
|
|---|---|---|---|
|
Residential
|
200
|
150
|
75
|
|
Nonresidential
|
200
|
150
|
100
|
2.
No driveway shall be constructed opposite the paved cartway on the
turnaround portion of a cul-de-sac street within the area bounded
by the pavement edge lines as extended across the turnaround.
3.
The number of driveways shall not exceed one per lot or, on lots
with street frontages in excess of 100 feet, one per 100 feet of street
frontage. Such driveway may be of loop design.
4.
Driveway entrances shall be rounded at a minimum radius of five feet,
or should have a flare constructed that is equivalent to this radius,
at the point of intersection with the cartway edge (curbline) or outside
shoulder edge as applicable. For residential lots, the entrance of
the driveway shall have a minimum angle of 60°, and for all other
lots, 90°. The maximum driveway width at the edge of the cartway
shall be 30 feet.
5.
The entrance to the cartway from the driveway shall not exceed a
slope of 6% within 25 feet of the cartway or shoulder, as applicable.
The shoulder slope shall be maintained for the full width of the shoulder.
6.
The pipe size shall be indicated on the preliminary plan via a legend
which relates the size of piping to lots within the development. The
preliminary plan and subsequent deeds to each lot shall provide language
that the owners are responsible for the maintenance, including the
replacement, of drainage pipes that adjoin or run parallel to their
property. Adequate drainage facilities shall be provided where driveways
meet the street cartway. Driveway pipes are to be installed at locations
where the Township Engineer determines them necessary. In cases where
pipes are required, they shall be a minimum of 15 inches in diameter
and shall be placed in line and on grade with the swale both upstream
and downstream of the driveway. The minimum cover as recommended by
the manufacturer shall be placed above the pipe. In areas where pipes
are not required, the shoulder and swale shall be constructed to accommodate
the size and grade of the swale through the driveway. In no case shall
the low point of the shoulder be other than the proper elevation,
as referenced to the crown of the cartway, as well as the proper distance
from the edge of the cartway.
7.
Subdivisions should be designed to eliminate, where possible, driveways
entering arterial highways. This shall be accomplished either by providing
for a street parallel to the arterial highway and separated from it
by a berm, or by laying out lots such that the rear lot lines abut
the arterial highway right-of-way and that provision for driveways
be made from the front of the lot onto a street of the subdivision.
8.
All driveway entrances with access onto a public road shall be required
to secure a highway occupancy permit from either North Centre Township
or PennDOT prior to construction and the establishment of the same.
A deed restriction requiring the owner or developer of a property
as the responsible party to secure the required highway occupancy
permit shall be contained in all deeds.
9.
Streets offered for dedication will not be accepted unless all driveways
entering such streets meet the standards outlined above.
[Ord. No. 2017-05, 10/23/2017]
1.
Streetlights shall be installed at the intersection of all streets,
at the middle point and the terminus of a cul-de-sac and at other
locations deemed necessary based upon field conditions or required
by the Township Board of Supervisors.
A.
Streetlighting fixtures shall be of a type and design aesthetically
acceptable to the Township.
B.
Streetlighting shall meet IESNA fully shielded criteria (no light
output emitted above 90° at any lateral angle around the fixture).
C.
In cases where the Township accepts dedication of a proposed right-of-way,
the Township shall also except dedication of streetlighting facilities
located within said street right-of-way.
D.
Until such time as the streetlighting is dedicated and accepted by
the Township, the developer of the tract shall be responsible for
any and all costs associated with such streetlighting.
[Ord. No. 2017-05, 10/23/2017]
Bridges and other stream-crossing structures which are part
of the proposed street system shall be designed and constructed in
accordance with current PennDOT standards and specifications. Evidence
of compliance with and approval of the Division of Dams and Encroachments,
Pennsylvania Department of Environmental Protection, shall be provided
by the developer, if applicable.
[Ord. No. 2017-05, 10/23/2017]
All grading and earthmoving on slopes greater than 15% shall
be minimized.
[Ord. No. 2017-05, 10/23/2017]
The minimization of erosion and control of sedimentation in
connection with land development and subdivisions are in the public
interest, affecting the health, safety, and welfare of the public,
and therefore those regulations governing erosion and sedimentation
are deemed necessary for the Township. A written soil erosion and
sedimentation control plan shall be prepared and retained on site
for all earth disturbance activities of 5,000 square feet or greater.
The plan shall be prepared by someone experienced in erosion and sediment
control. Said plan shall be designed in accordance with the "Erosion
and Sedimentation Pollution Control Program Manual," DEP Document
No. 363-2134-008624.
1.
General Standards:
A.
Erosion and Sedimentation Control Plan Required: No changes shall
be made in the contour of the land; no grading, excavating, removal
or destruction of topsoil, trees or other vegetative cover of the
land shall be commenced until such time that a plan for minimizing
erosion and sedimentation has been submitted to and approved by the
Columbia County Conservation District. Written notification by the
Conservation District that the plan is deemed adequate, unless noted
otherwise, and shall constitute approval of the same, per the applicable
regulations under 25 Pa. Code, Chapter 102.
2.
Responsibility.
A.
Sedimentation Damage: Whenever sedimentation damage is caused by
stripping vegetation, grading, or other development, it shall be the
responsibility of the land developer, applicant, contractor, 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 as quickly as possible.
B.
Maintenance of Control Facilities: Maintenance of all erosion and
sedimentation control facilities during the construction and development
period and until or unless they are accepted for dedication by the
Township or other public authority shall be the responsibility of
the land developer or applicant.
C.
Maintenance of Watercourses:
(1)
It shall be the responsibility of the developer, applicant,
person, corporation, or other entity doing any act on or across a
communal stream, watercourse, or swale, or upon the floodplain or
right-of-way to maintain as nearly as possible in its present state
the stream, watercourse, swale, floodplain or right-of-way during
the pendency of the activity and to return it to its original or equal
condition after such activity is completed.
(2)
Maintenance of drainage facilities or watercourses originating
on and located completely on private property is the responsibility
of the owner to the point of open discharge of the facility at the
property line or at a communal watercourse within the property.
(3)
No person, corporation, or other entity shall block, impede
the flow of, alter, construct any structure, or deposit any material
or thing, or commit any act which will affect normal or flood flow
in any stream or watercourse without having obtained prior approval
from the Pennsylvania Department of Environmental Protection.
D.
Installation of Improvements: The applicant or land developer shall
provide and install, at his expense, in accordance with Township requirements,
all drainage and erosion control improvements (temporary and permanent)
shown on the erosion and sedimentation control plan.
3.
Compliance with Regulations and Procedures.
A.
Compliance as a Condition of Preliminary Plan Approval: The Township,
in its consideration of all preliminary plans of a subdivision and/or
land development, shall condition its approval upon the execution
of erosion and sedimentation control measures.
B.
Compliance with Requirements of Columbia County Conservation District:
The installation and design of the required erosion and sedimentation
control measures shall be in accordance with the standards and specifications
of the Columbia County Conservation District.
C.
Compliance with Requirements of Pennsylvania Department of Environmental
Protection: Stream channel construction shall conform to criteria
established by the Pennsylvania Department of Environmental Protection.
[Ord. No. 2017-05, 10/23/2017]
1.
There shall be no increase in the rate of stormwater discharge from
the land development or subdivision above that which would have occurred
from the land prior to the activity, using a grassland condition for
cleared agricultural land and a good woodland condition for forested
land. For land previously developed, the prior condition shall reflect
the actual developed condition.
3.
The required stormwater management plan shall be designed to provide
performance-based "best management practices" ("BMPs") as set forth
in the DEP document titled "PA Stormwater Best Management Practices
Manual," Document No. 363-0300-0002, December 30, 2006. The aforementioned
manual lists various BMPs which are acceptable to manage stormwater
and prevent pollution of waters of the commonwealth. The applicant's
selection of a BMP shall be further consistent with the following:
A.
Licensed Professional Engineer: The stormwater management plan for
any subdivision or land development shall be prepared and sealed by
a licensed professional engineer.
B.
Type of Material: All required storm drainage facilities within the
public right-of-way shall be designed as underground piping system.
Said storm pipe shall be corrugated polyethylene storm drain pipe
smooth interior meeting the requirements of AASHTO M252, M294, or
MP7, Type S. Pipe shall be supplied with bell end connections and
shall have a rubber gasket that meets the requirements of ASTM F477.
Pipe shall be manufactured by Advanced Drainage Systems N-12 PRO LINK
ULTRA or approved equal.
C.
General: Storm drainage systems and facilities shall be constructed
in order to provide for the following:
(1)
Improve water quality at point of discharge.
(2)
Permit unimpeded flow of natural watercourses except as modified
by stormwater detention facilities.
(3)
Ensure adequate drainage of all low points along the line of
streets.
(4)
Intercept stormwater runoff along streets at intervals related
to the extent and grade of the area drained.
(5)
Provide positive drainage away from on-site sewage disposal
systems.
(6)
Take surface water from the bottom of vertical grades and lead
water from springs. Use of cross gutters at street intersections and
elsewhere is prohibited.
(7)
Prevent overloading of drainage systems and watercourses downstream
as a result of increased runoff caused by the proposed development.
(8)
Storm drainage facilities and appurtenances shall be so designed
and provided as to minimize erosion in watercourse channels and at
all points of discharge.
(9)
Energy dissipaters shall be placed at the outlets of all pipes
where flow velocities exceed maximum permitted channel velocities.
(10)
The minimum size diameter of a drainage pipe shall be 15 inches,
unless otherwise approved by the Board of Supervisors, based upon
a recommendation by the Township Engineer. The minimum value for "v"
(velocity) in pipes shall be based on engineering judgment and experience.
D.
Inlets:
(1)
Inlets shall be provided so that surface water is not carried
across or around any intersection, nor for a distance of more than
500 feet in the gutter. When calculations indicate that curb capacities
are exceeded at a point, in accordance with Pennsylvania DOT standards,
no further allowance shall be made for flow at that point. Surface
water drainage patterns shall be shown for each and every lot and
block. Design of inlets must account for any bypass flows from upgrade
inlets.
(2)
All inlets and manholes shall be either precast or poured-in-place
concrete. No block construction will be allowed. Inlets and manholes
shall be provided with grade adjustment rings to facilitate raising
or lowering as may be required.
E.
Best Management Practices:
(1)
Stormwater runoff calculations shall be calculated from methods
as set forth in the DEP document titled "PA Stormwater Best Management
Practices Manual," Document No. 363-0300-0002, December 30, 2006,
as approved by the Township Engineer.
(2)
Stormwater control system design calculations shall be based
on methods as set forth in the DEP document titled "PA Stormwater
Best Management Practices Manual," Document No. 363-0300-0002, December
30, 2006, as approved by the Township Engineer.
F.
Drainage:
(1)
All lots shall be laid out and graded to prevent cross-lot drainage
and to provide positive drainage away from proposed building areas.
However, all lots shall also be graded to retard stormwater runoff
from the land to take maximum advantage of natural on-site stormwater
percolation into the soils. Natural drainagecourses shall be maintained.
(2)
The drainage easements may be incorporated into lots or established
separately and apart therefrom.
(3)
The existing points of natural drainage discharge onto adjacent
property shall not be altered nor shall the rate of water runoff be
increased because of development without the written approval of all
affected landowners.
(4)
No stormwater runoff or natural drainage water shall be so diverted
as to overload existing drainage systems, or create flooding or the
need for additional drainage structures on other private properties
or public lands, without complete approval of provisions being made
by the developer for properly handling such conditions, including
water runoff impoundments, if necessary.
(5)
Storm drainage facilities should be designed not only to handle
the anticipated peak discharge from the property being subdivided
or developed, but also the existing runoff that will occur from the
property at a higher elevation in the same watershed.
(6)
Drainage structures that are located on state highway rights-of-way
shall be approved by the Pennsylvania Department of Transportation,
and a letter from that office indicating such approval shall be directed
to the Board of Supervisors before preliminary plan approval.
(7)
All streets shall be so designed to provide for the discharge
of surface water from their right-of-way. The slope of the crown on
proposed streets shall be 1/4 inch per foot away from the center line.
(8)
All proposed surface drainage structures shall be indicated
on the preliminary plan. Stormwater management plans shall include
all appropriate designs, details, and dimensions necessary to clearly
explain proposed construction materials and elevations.
(9)
Stormwater conveyance facilities shall be so spaced and so designed
to limit gutter spread of up to 1/2 travel lane for minor roads with
a posted speed of less than 45 mph for the ten-year storm event. No
encroachment of stormwater conveyance facilities shall be allowed
with the travel lane of roads posted with speed limits of 45 mph or
greater.
(10)
A storm sewer system shall be separate from the sanitary sewer
system.
(11)
Storm drainage facilities shall be designed and provided to
convey flow of surface waters without damage to persons or property.
G.
Ownership and Maintenance Program: Each grading and stormwater management
plan shall contain provisions which clearly set forth the ownership
and maintenance responsibility of all temporary and permanent stormwater
facilities, and erosion and sedimentation control facilities, including:
(1)
Description of temporary and permanent maintenance requirements.
(2)
Identification of responsible individual, corporation, association
or other entity for ownership and maintenance of both temporary and
permanent stormwater management and erosion and sedimentation control
facilities.
(3)
Establishment of suitable easements for access to all facilities.
(4)
The intent of these regulations is to provide private ownership
and maintenance of stormwater and erosion and sedimentation control
facilities. Where the grading and stormwater management plan proposes
Township 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 and agreement from
the Township indicating acceptance of responsibilities as proposed,
shall be incorporated as an integral part of the plan.
H.
Drainage Easements: Drainage easements shall be adjacent to street
rights-of-way, streams, side property lines and rear property lines
as required by the Board of Supervisors. Drainage easements shall
be a minimum width of 20 feet wide access easement around and to all
stormwater management facilities that would provide ingress to and
egress from a public right-of-way. The 20 feet shall extend from the
top of bank of any channel or berm of any basin. The said easement
shall remain unobstructed at all times.
I.
Calculating Stormwater Runoff: The general criteria for calculating
stormwater runoff shall include the following:
(1)
Point of Evaluation: The point of evaluation shall be the point
or points at which the stormwater leaves the development site. The
Township Engineer may require additional points of evaluation beyond
the development site as he deems necessary.
(2)
Method of Computation: The acceptable methods of computation
shall be those that are contained in the publication "PA Stormwater
Best Management Practices Manual," Document No. 363-0300-0002, December
30, 2006.
(3)
Rainfall Frequency Data: Rainfall frequency data are available
from the National Oceanic and Atmospheric Administration (NOAA) Atlas
14 precipitation frequency estimates and associated information.
(4)
Design Storms:
(a)
All stormwater drainage facilities shall be designed to handle,
at minimum, the peak discharges from a ten-year post-development storm
event. The Board of Supervisors shall have the discretion to require
that certain drainage facilities be designed for peak discharge, which
may exceed a ten-year post-development storm event, if so warranted
in the recommendation of the Township Engineer.
(b)
The design shall include the safe and stable conveyance of runoff
to the proposed stormwater management facilities for the one-hundred-year
design storm event.
(c)
All stormwater drainage facilities and components, including,
but not limited to, stormwater retention/detention facilities, shall
be designed on the basis of providing control for all storms of a
twenty-four-hour duration and for frequencies of 2, 10, 25, 50 and
100 years.
(d)
Emergency spillways shall be designed to pass the expected post-development
flows for a one-hundred-year storm frequency, assuming the principal
spillway is 100% blocked. Per Pa. Code 378, the principal closed conduit
principal spillway may be used for emergency routing if the following
minimum criteria are met. The closed conduit principal spillway is
designed with a conduit with a cross-sectional area of three feet2 or more, an inlet that will not clog, and an elbow
designed to facilitate the passage of trash.
(e)
The flow from the fifty-year post-development to the ten-year
pre-development design criteria shall pass exclusively through the
principal outlet control structure with the water surface elevation
obtained when meeting the design criteria being a minimum of six inches
below the crest of the emergency spillway. A minimum of six inches
of freeboard shall be provided above the water surface elevation of
the one-hundred-year storm when considered through the emergency spillway
and the top of the berm.
(f)
Bridges and culverts shall have ample waterway opening to carry
expected flows, based on a minimum storm frequency of 25 years. Bridge
and culvert construction shall be in accordance with the Pennsylvania
Department of Transportation specifications and shall meet the requirements
of the Pennsylvania Department of Environmental Protection.
(g)
Greater design frequencies may be imposed on individual projects
if deemed necessary for particular uses of land by the Township Engineer.
(h)
Where state or federal laws impose a greater design frequency,
they shall prevail.
(5)
Release Rate: The release rate of stormwater from retention/detention
facilities shall not exceed the pre-development peak discharge for
each storm frequency, for that particular point of discharge. The
maximum release rate of stormwater from retention/detention facilities
bounded by Schoolhouse Road, Ridge Road and Cryder Lane shall be 90%.
J.
Methods of Stormwater Runoff Detention and Control:
(1)
In addition to the listing of detention and control methods
in publication "PA Stormwater Best Management Practices Manual," Document
No. 363-0300-0002, December 30, 2006, the following methods may be
utilized in stormwater management systems, based upon site conditions.
All state and federal regulations must be followed in the use of any
control method.
(a)
On-lot retention of roof water.
(b)
Seepage pits, seepage trenches or other infiltration structures.
(c)
Cisterns and underground reservoirs.
(d)
Rooftop storage.
(e)
Parking lot ponding.
(f)
Porous pavement and concrete lattice-block surfaces.
(g)
Grassed channels and vegetative strips.
(h)
Routing flow over grass.
(i)
Decreased impervious area coverage.
(j)
Detention basins.
(k)
Retention basins.
(2)
The use of other control methods which meet the criteria in
this section shall be permitted if approved by the Township Engineer.
Various combinations of methods should be tailored to suit the particular
requirements of the type of development and topographic features of
the project area.
K.
Design of Control Methods: The publication "PA Stormwater Best Management
Practices Manual," Document No. 363-0300-0002, December 30, 2006,
should be consulted as an aid in designing control facilities:
L.
Stormwater Management Plan Required: Prior to the preliminary and
final approval of a subdivision, a land development or the issuance
of any permit, or the commencement of any land disturbance activity,
the owner, applicant, developer, or his agent shall submit a stormwater
management plan to the Board of Supervisors for approval.
M.
Stormwater Management Plan Requirements: The plan shall meet the
requirements set forth herein, and shall also meet all requirements
of applicable state and federal regulations. The following items,
where appropriate, shall be included in the plan:
(2)
Map(s) of the Project Area Showing:
(a)
The location of the project relative to adjoining properties,
highways, municipalities or other identifiable landmarks.
(b)
Existing contours at intervals of at least two feet. Greater
detail may be required by the Township for flat sites.
(c)
Streams, lakes, ponds, or other bodies of water within the project
area or adjacent to the site which will be affected by runoff from
the project.
(d)
Other physical features, including existing drainage swales
and areas of natural vegetation to be preserved.
(e)
Location of existing overhead and underground utilities, sewers,
and waterlines.
(f)
Location of proposed underground utilities, sewers, and waterlines.
(g)
Soil types and boundaries.
(h)
Proposed changes to land surface and vegetative cover.
(i)
Areas to be cut or filled.
(j)
Proposed structures, roads, paved areas and buildings.
(k)
Final contours at intervals of two feet. Greater detail may
be required by the Township for flat sites.
(l)
Location(s) of where water will exit the site and the means
for discharging.
(m)
The location of where stormwater runoff exits the site based
upon pre-developed conditions.
(n)
Boundaries of the drainage area contributing to each point of
discharge based upon pre-developed and post-developed conditions,
including areas beyond.
(o)
Show the runoff flow lines used in the time-of-concentration
calculations for both the pre-developed and post-developed conditions.
(p)
Provide two separate maps; one for the pre-developed conditions
and one for post-developed conditions.
(q)
Provide detailed drawings of all proposed stormwater management
facilities.
(r)
Show all existing and proposed easements on the plan drawings.
Identify each by use and width, along with identification legend of
existing versus proposed. Indicate to whom the easement is being granted.
(s)
Deep probe and soil percolation test sites, if on-lot sewage
facilities are proposed.
(t)
An executed signature block by a registered professional engineer
or, if applicable, a licensed professional land surveyor, which reads
as follows: "I, __________, have prepared and hereby certify that
the stormwater management plan meets all design standards and criteria
of North Centre Township's Subdivision and Land Development Ordinance."
(u)
A statement, signed by the landowner, acknowledging the stormwater
management system to be a permanent fixture that can be altered or
removed only after Township approval of a revised plan.
(v)
It shall be the developer's responsibility to verify if
the site is underlain by limestone. The following note shall be attached
to all drainage plans and signed and sealed by the developer's
engineer/surveyor/landscape architect/geologist:
I, __________, certify that the proposed detention basin (circle
one) is/is not underlain by limestone.
(w)
A construction detail of any improvements made to sinkholes.
(3)
Supplemental Information:
(a)
A written description of the following information shall be
submitted.
(b)
A soil erosion and sedimentation control plan, where applicable,
including all reviews and approvals, as required by 25 Pa. Code Chapter
102.
(c)
If applicable, a geologic assessment of the effects of runoff
on sinkholes as specified in this chapter.
(d)
The effect of the project (in terms of runoff volumes and peak
flows) on adjacent properties and on any existing Township stormwater
collection system that may receive runoff from the project site.
(e)
A declaration of adequacy and highway occupancy permit from
the PennDOT district office when utilization of a PennDOT storm drainage
system is proposed.
N.
Stormwater Management Controls: The plan shall show the location
and description of permanent control measures and facilities to be
provided at the site, including:
(1)
Permanent vegetation or other soil stabilization measures.
(2)
Infiltration facilities such as seepage pits, beds, or trenches,
including on-lot retention systems for groundwater recharge; when
such structures are used, the location of septic tank infiltration
areas and wells relative to these facilities; cross sections of proposed
infiltration facilities must be provided upon the plan.
(3)
Other control devices or methods such as roof-top storage, semipervious
paving materials, grass swales, parking lot ponding, vegetated strips,
detention or retention ponds, drainage easements, storm sewers, culverts,
etc.
(4)
All calculations, assumptions and criteria used in the design
of the control device or method must be included upon the plan.
(5)
Details on the types, locations and dimensions of facilities
for stormwater detention and conveyance and for groundwater recharge.
(6)
Schedule for installation of the control measures and devices.
(7)
A twenty-five-foot right-of-way around all stormwater management
structures and from such structures to a public right-of-way wherever
the Township is to accept the dedication of such structures.
O.
Hydrologic/Hydraulic Calculations:
(1)
As an attachment to the plan, hydrologic/hydraulic calculations
shall be provided for stormwater flows from the site and from the
entire area tributary to the site under conditions existing prior
to development and resulting from the proposed development. Hydrologic/hydraulic
calculations, assumptions and criteria used in the design of stormwater
control devices or methods shall also be provided. Measurements shall
be in cubic feet per second for the design storms.
(2)
A written narrative which fully describes the stormwater management
plan shall be submitted with the required hydrologic/hydraulic calculations.
P.
Plan Submission: One electronic copy of said plans in a PDF file
format upon a USB flash drive and four copies of the completed plan
and all related calculations shall be submitted with the preliminary
plan.
Q.
Approval and Financial Security for Plan:
(1)
No preliminary or final major subdivision or land development
plan shall be approved unless there has been a stormwater management
plan approved by the Board of Supervisors that provides for controlling
stormwater runoff consistent with this section or there has been a
determination by the Board of Supervisors that a plan for minimizing
stormwater runoff is not necessary. If the Board of Supervisors a
renders a determination that improvements indicated upon the approved
stormwater management plan do not require to be installed at the time
of final approval or prior to final approval, an improvement bond
or other form of financial security shall be deposited with the Township
which shall insure and guarantee the installation and completion of
required improvements as indicated upon the approved stormwater management
plan within one year or less from the date of final plan approval.
(2)
The developer or lot owner shall provide financial security
as a construction guarantee in a form to be approved by the Township
Solicitor, in an amount equal to 110% of the full cost to install
the facilities required by the approved plan. The financial security
shall be released only after receipt by the Township of certifications
and "as-built" drawings as required.
R.
Maintenance Program: A maintenance program for all stormwater management
control facilities must be included. This program must include the
proposed ownership of the control facilities and detail the financial
responsibility for required maintenance, subject to approval by the
Board of Supervisors. The establishment and/or use of a homeowners'
association shall not be included within the scope of a maintenance
program.
S.
Maintenance Guarantees: If any stormwater management facilities are
offered for public dedication and accepted by North Centre Township,
the developer shall provide a financial security, in a form approved
by the Township Solicitor for a maintenance guarantee, equal to 15%
of the total cost of the installation of said facility, used as financial
security to guarantee the stability of the newly constructed facility
and revegetation for a period of 18 months.
T.
Stormwater Drainage: Storm sewers, culverts, drainage easements and
related measures shall be provided so as to control drainage and shall
be included where applicable in the management plan:
(1)
On-Lot Retention Systems: The owner of the individual lot shall
be required to observe the following guidelines:
(a)
When required, a subsurface stormwater retention area shall
be constructed on each lot prior to occupancy of the building.
(b)
Stormwater runoff from impervious areas must be collected and
conveyed underground to subsurface retention areas.
(c)
Retention system, including conveyance and collection lines,
are to be owned and maintained by the lot owner. Repair/replacement
and maintenance of the system is the responsibility of the lot owner.
(d)
The system shall be designed to accommodate anticipated peak
flow for all storms of a twenty-four-hour duration and for frequencies
of 2, 10, 25, 50 and 100 years.
(e)
The system shall be designed by a professional engineer licensed
in Pennsylvania and shall be approved by the Township Engineer and
the Board of Supervisors prior to its construction.
(f)
The system shall be constructed concurrently with or immediately
after the structure is framed.
(g)
The system design shall be based upon the standards contained
in Appendix C of "PA Stormwater Best Management Practices Manual,"
Document No. 363-0300-0002, December 30, 2006, as approved by the
Township Engineer.
(h)
The system design shall include the following:
1)
Filter fabric or other acceptable devices shall be utilized
to prevent clogging or siltation of the storage areas.
2)
Cleanouts and traps are to be provided for maintenance purposes.
3)
Collection pipes are to be a minimum five-inch PVC, perforated
pipe.
4)
Storage area is to include all necessary tanks, large diameter
pipes, and stone, 2B or equivalent.
5)
Outlet pipes are to be solid wall PVC pipe, directed to adjacent
swales and ditches in roadway areas, or to any adjacent streams that
traverse the lot.
6)
Outlet pipes shall not discharge any runoff onto any adjacent
lot.
7)
Large-diameter pipes utilized for storage areas are to be either
solid wall PVC or asphalt coated galvanized corrugated metal pipe,
or other approved substitutes.
(i)
The Township Engineer and/or any other party, as designated
by the Board of Supervisors, shall inspect the system during and prior
to backfilling. If the system is covered over prior to inspection,
the lot owner will be required to re-excavate the backfill so proper
inspection can be conducted.
U.
Storm Drainage Systems: Storm drainage systems shall be required
when the stormwater runoff cannot be satisfactorily handled within
the street cartway in the determination of the Township Engineer.
Where existing storm sewers are accessible, proposed subdivisions
and land developments shall be required to connect to them. Where
storm sewers are to be located in undedicated land, they shall be
placed in an easement at least 20 feet wide. The minimum allowable
velocity in storm sewers (pipes) shall be 3.0 feet per second. The
maximum allowable spacing between structures to be used for inspecting
and cleaning storm sewers shall be based upon the following table:
|
Pipe Diameter
(inches)
|
Maximum Allowable Spacing
(feet)
|
|---|---|
|
15-18
|
400
|
|
21-36
|
500
|
|
42-60
|
700
|
|
66 or larger
|
Unlimited
|
V.
Natural Drainage Areas:
(1)
Where a subdivision or land development is traversed by a natural
watercourse, a drainage easement shall be provided conforming substantially
with the line of such watercourse. The width of such easement shall
be at least 20 feet, measuring 10 feet on each side, or of such additional
width as will be adequate to preserve the unimpeded flow of natural
drainage and to provide adequate access along the watercourse for
maintenance purposes.
(2)
No person, corporation, or other entity shall block, impede
the flow of, alter, construct any structure, or deposit any material
or thing, or commit any act which will affect normal or flood flow
in any communal stream or watercourse without having obtained prior
approval from the Pennsylvania Department of Environmental Protection
or the Township, whichever is applicable. Any watercourse not under
the jurisdiction of other official agencies are to be maintained open
and free-flowing.
W.
Roof Drains, Sump Pumps, Downspouts, Etc.: Stabilized outlets shall
be provided for stormwater roof drains, springs and sump pumps, footer
drains, floor drains, and downspouts. No stormwater shall be discharged
directly onto streets and sidewalks from these sources. All piping
systems from roofs, basement pumps, etc., discharging to rights-of-way
must discharge via buried drainage pipe into adjacent roadway at the
ditch invert, if allowed and accommodated for per the stormwater management
plan as approved by the Board of Supervisors.
X.
Lot Drainage: Lots shall be laid out and graded to provide positive
drainage away from new and existing buildings.
Y.
Drainage onto Adjacent Properties: Special consideration shall be
given in the design of storm drainage facilities so as to prevent
excess runoff or new concentrations of runoff onto adjacent properties.
Whenever a subdivision or land development disposes stormwater runoff
to an adjacent property not within a natural watercourse or in a manner
which exceeds the pre-development flow carried in the watercourse,
a drainage release shall be obtained from the affected property owner,
in writing, and a copy submitted with the preliminary plan. Drainage
releases are required from all downstream property owners affected
by the diversion, relocation or increase of stormwater flow. Calculations
shall be provided and sealed by a professional engineer demonstrating
that such runoff will not erode or overtax any existing drainage facilities
or watercourses on adjacent property. Ultimate approval of such drainage
systems will depend upon approval by the Township Engineer even though
the adjacent property owner grants consent in writing.
Z.
Detention Basin Requirements:
(1)
When applicable, the design of any detention basin intended to meet the requirements of this chapter shall be verified by routing the design storm hydrograph through the proposed basin. For basins designed using the modified rational method technique, the detention volume shall, at minimum, equal the volume derived from the approximate routing process as contained in SCS Technical Release Number 55 (TR55, 1986), Chapter 6 (Figure 6-1).
(2)
All stormwater detention facilities shall be designed based
upon the following criteria. Due to the uniqueness of each stormwater
detention basin and the variability of soil and other site conditions,
the following criteria may be modified or deleted at the discretion
of the Township Engineer if warranted.
(a)
The basin is to be seeded, including the bottom, side slopes
and all earthen dams and embankments.
(b)
Suitable lining shall be required at all points of inflow to
the basin where erosion and scour mat occur.
(c)
An easement to allow maintenance crews access to the basin and
outlet areas shall be established around all basins to be maintained.
The limits of such easements shall be 20 feet from the outside toe
of all dams and embankments and the top of all pond side slopes, with
said easement being connected to a public right-of-way.
(d)
The design dimensions of the detention basin shall be maintained
throughout construction, unless it is to be used as a sedimentation
basin during construction in the watershed. If so, it shall be immediately
returned to design dimensions following the completion of such construction.
If used as a temporary sedimentation basin, it shall be designed based
upon the most recent standards of DEP for sedimentation basins.
(e)
Runoff from areas uphill or upstream from the development site
may be passed across the development site without detention or storage.
If it is more convenient, part or all of such water may be passed
through the detention means described above, and an equal amount of
water that originates on site may be passed downhill or downstream.
If any such upstream water enters the detention structure, the amount
of detention shall be increased accordingly.
(f)
The inlet shall enter at the opposite end of the basin if possible.
The basin shall have a minimum bottom slope of 1% towards the primary
outlet to ensure positive drainage. Low-flow channels may be required
to convey small inflows to the basin outlet.
(g)
Side slopes shall be a maximum of three feet horizontal to one
foot vertical. The design engineer may propose steeper side slopes
if justifiable evidence is submitted.
(h)
Basins with side slopes steeper than 3:1 shall be enclosed by
a fence, not less than six feet in height, around the entire perimeter
to keep out persons, animals and all other unauthorized access to
the basin area. A gate shall be installed to allow access into the
basin for required maintenance.
(i)
The runoff entering the basin will result in the accumulation
of considerable amounts of sedimentation. Provision shall be made
within the maintenance schedule for periodic removal of accumulated
solid materials.
(j)
Responsibility for operation and maintenance of detention facilities,
including periodic removal of accumulated materials, shall remain
with the owner who is granted subdivision or land development approval
of a given development unless the detention facilities are dedicated
and accepted by North Centre Township.
(k)
In some instances, the provision of separate detention facilities
for a number of single sites may be more difficult to maintain than
the provision of joint facilities for a number of sites. In such cases,
the Township may consider the provision of joint detention facilities
which would meet all requirements of stormwater management. In such
cases, a properly planned staged program of detention facilities may
be approved by the Township in which compliance with certain specified
requirements may be postponed at early stages, while preliminary phases
are undertaken. This shall, however, pertain to stormwater management
only and not erosion and sedimentation pollution control.
(l)
Safety ledges shall be constructed on the side slopes of all detention basins designed to have a permanent pool of water. The ledges shall be four to six feet in width and located approximately 2 1/2 to three feet below and one to 1 1/2 feet above the permanent water surface. Side slopes shall conform to Subsection 3Z(2)(g) and (h).
(m)
Where the project consists of more than one phase, the stormwater
controls shall be designed so that the rate of runoff for the maximum
built-out condition of the site is consistent with release rate specified
in the plan. The outlet structure may have to be modified for the
first phase. The stormwater detention basin shall be constructed prior
to the first phase.
(n)
Maximum velocities in emergency spillways shall be determined
based on the velocity of the peak flow in the spillway resulting from
the routed emergency spillway hydrograph. Where maximum velocities
exceed those contained in the most recent DEP Sedimentation and Erosion
Control Manual, suitable lining shall be provided.
(o)
The minimum top width of all basins shall conform with the most
recent regulations as set forth in Pa. Code 378.
(p)
All detention basin routing will be performed using acceptable
routing methods. Selected time increments will be of a short enough
duration to allow reasonable approximation of the inflow hydrograph.
(r)
The applicant shall comply with any additional design requirements
which may be recommended by the Township Engineer based upon site
conditions.
(s)
The minimum basin top width shall be six feet.
(t)
The embankment of all fill berms shall be constructed with a
cutoff trench of impervious material to the height of the one-hundred-year
water surface elevation.
AA.
Compliance as a Condition of Preliminary Plan Approval: The Township,
in its consideration of all preliminary plans of subdivision and land
development, shall condition its approval upon the execution of stormwater
management control measures.
BB.
Inspections and Certifications: The developer must submit a certification
by a Pennsylvania registered professional engineer; which certificate
shall certify that all elements of the approved plan have been constructed
as designed and approved.
(1)
North Centre Township and/or the Township Engineer may inspect
all phases of development of the site, including, but not limited
to:
(a)
Completion of preliminary site preparation, including stripping
of vegetation, stockpiling of topsoil, and construction of temporary
stormwater management and erosion control facilities.
(b)
Completion of rough grading, but prior to placing topsoil, permanent
drainage or other site development improvements and ground covers.
(c)
During construction of the permanent stormwater facilities at
such times as specified by Board of Supervisors and/or the Township
Engineer.
(d)
Upon completion of permanent stormwater management facilities,
including established ground covers and plantings.
(e)
Upon completion of any final grading, vegetative control measures
or other site restoration work done in accordance with approved plans
and permit.
(2)
It is the responsibility of the developer to notify the Board
of Supervisors 48 hours in advance of the completion of each phase
of development identified above.
(3)
Any portion of the work which does not comply with the approved
plan must be corrected by the developer. No work may proceed on any
subsequent phase of the stormwater management plan, the subdivision
or land development or building construction until the required corrections
have been made.
(4)
If, at any stage of the work, the Board of Supervisors determines
that the soil or other conditions are not as stated or shown in the
approved application or plan, it may refuse to approve further work
and may revoke existing permits and approvals until a revised plan
is submitted and approved.
CC.
As Built Drawings Required: Following the completion of construction,
the developer shall submit drawing(s) of all improvements included
within the scope of the approved stormwater management plan to the
Board of Supervisors. Said drawings shall bear the seal of a Pennsylvania
registered professional engineer or a Pennsylvania registered land
surveyor indicating the "as built" of all required improvements shown
upon the drawings. No approved dedication of improvements shall be
accepted by the Township without the submission of "as built" drawings.
DD.
Exemptions.
(1)
Any subdivision or land development on parcels generating less
than 5,000 square feet of total impervious area may be granted a waiver
of the sections dealing with release rate, requirements and stormwater
management district implementation provisions. This criterion shall
apply to the total development even if development is to take place
in phases. The date of the adoption of this chapter shall be the starting
point from which to consider tracts as "parent tracts" in which future
subdivisions and respective impervious area computations shall be
cumulatively considered. Exemptions shall be at discretion of the
Township Board of Supervisors consistent with the findings of the
Township Engineer upon review of site conditions, topography, soils,
and other factors as deemed appropriate.
(2)
Prior to the granting of a waiver, the applicant must provide
documentation that the increased flow(s) from the site leaves the
site in the same manner as the pre-development condition, and that
there will be no adverse effects to properties along the path of flow(s),
or that the increased flow(s) will reach a natural watercourse or
an existing stormwater management structure before adversely affecting
any property along the path of the flow(s). This documentation must
include a signed statement under oath by the landowner indicating
the total impervious area constructed since the date of adoption of
this chapter.
[Ord. No. 2017-05, 10/23/2017]
Within any proposed major subdivision or major land development,
if the water is to be provided by means other than by private wells,
owned and maintained by the individual owners of the lots within the
subdivision or land development, the developer shall present evidence
to the Township that the subdivision or land development is to be
supplied 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 as
evidence.
[Ord. No. 2017-05, 10/23/2017]
1.
Major Subdivisions and Land Developments.
A.
All major subdivisions and land developments which are located within 1,000 feet of an existing central water supply and distribution system, as so defined in Part 2 of this chapter, shall be serviced by such a system when said subdivision or land development:
B.
If a major subdivision and/or land development is not located within 1,000 feet of an existing central water supply and distribution system or for any other reason is not able to connect to such a system, the applicant shall provide such a system in accordance with § 22-828, Subsection 2, Aquifer Test Standards and Procedures.
2.
The plans for the installation of waterlines of a public water supply
shall be prepared by the developer with the cooperation of the applicable
public water company or authority and submitted with the preliminary
plans.
3.
When a subdivision or land development is to be serviced by a centralized
water supply system, fire hydrants shall be installed, with a required
flow rate of 500 gallons per minute, at a pressure compliant with
the most recent applicable standards of the National Fire Protection
Code. The location and number of fire hydrants shall be determined
on a case-by-case basis. Fire hydrants along any approved street shall
not be more than 500 feet apart and connected to a water main not
less than eight inches in diameter.
4.
All suppliers of water to any proposed subdivision or land development
shall be organized in such a fashion as to fall within the jurisdiction
of the Pennsylvania Public Utility Commission. One copy of all correspondence,
supporting documentation, application for permits, and certificates
for operation submitted to the Pennsylvania Department of Environmental
Protection and the Pennsylvania Public Utility Commission for the
right to provide such services shall be forwarded to the Township
as part of the public record. One copy of the permit and certificate
of convenience issued by the Pennsylvania Department of Environmental
Protection and the Pennsylvania Public Utility Commission authorizing
such services shall be forwarded upon receipt to the Township as part
of the public record.
[Ord. No. 2017-05, 10/23/2017]
On-lot water systems, if permitted, shall be subject to the
requirements of this section and subject to the design and construction
requirements in accordance with the applicable criteria as set forth
by the Pennsylvania Department of Environmental Protection. Any subdivision
or land development which equals or exceeds 15 dwelling units and/or
having a water consumption rate of 6,000 gallons per day, based upon
complete build-out, shall be required to construct a centralized community
water system.
1.
Aquifer Test Required. An aquifer test shall be required prior to
the approval of a subdivision or land development plan which proposes
to utilize an on-lot water system of any type, including, but not
limited to, a well or wells for the development of a central water
supply and distribution system when said subdivision or land development:
2.
Aquifer Test Standards and Procedures. No person shall propose the use of a public water supply system or individual wells for a development activity described in § 22-827, Subsection 1, without first administering the aquifer test required by this section and meeting the minimum requirements of § 22-827, Subsection 3.
A.
Test Objective. The objectives of an aquifer test shall be one or
more of the following:
B.
Test Standard. The aquifer test shall establish that the proposal
well(s) is (are) capable of supplying potable water at the minimum
rate of 400 gallons per day per dwelling unit or, in the case of nonresidential
use, the anticipated daily water flow, at a demand rate of not less
than eight gallons per minute for one hour, either with or without
the use of a storage system. The test shall also establish that no
significant adverse impact will result to other existing wells.
C.
Test Supervision and Evaluation. The aquifer test shall be conducted
under the supervision of a professional consultant with experience
in geology or professional engineer, using testing procedures hereinafter
set forth. The geologist or engineer shall be responsible for notifying
the Township of the test. He or she will also summarize the test and
its significance and make recommendations as to the suitability of
the well or wells for the intended uses. The final report of the supervising
person shall include an opinion as to whether the proposed use of
the well will have an impact upon other existing wells in the immediate
surrounding area. The supervising person shall provide the Township
with a copy of all field notes and test results.
D.
Test Method. The method for conducting the aquifer test shall be
as follows: An aquifer test shall be conducted for a minimum of 12
hours at a constant rate of pumping. The pumped well shall be the
one proposed for the specified development activity for which the
test is conducted. Two observation wells which have hydraulic continuity
with the pumped well are required. The preferred method of analysis
of the aquifer test data is the nonequilibrium formula, although other
methods are available and may be used. These include various methods
of analysis of either the drawdown or recovery data.
E.
Collection of Data. Data shall be collected in conjunction with the
aquifer test as follows:
(2)
During the test: A standard aquifer test field data sheet will
be required for a pumped well and each observation well. The data
sheet shall include columns for listing:
(3)
Following the test: In accordance with recognized principles
of well hydraulics, graphs shall be prepared to show time drawdown
and time recovery for the pumped well and the observation wells. A
distance drawdown graph will be required for anticipated rates of
pumping. Computation of the coefficients of transmissibility and storage
as well as the rate of pumping, time and drawdown are required as
well as other data which may be considered necessary to satisfy the
test objectives.
F.
If the Township determines that the water withdrawal could result
in a significant negative impact upon existing water users, then as
a condition of any development approval, the Board of Supervisors
may require that the applicant commit in a legally binding manner
to appropriate mitigation of the negative impacts. This mitigation
may include, but is not limited to:
(1)
A financial guarantee to fund a deeper well or a connection
to a central water system for properties that experience significant
negative impacts after the water withdrawal occurs.
(2)
A permanent conservation easement placed on sufficient land
areas to result in amounts of groundwater recharge that is equivalent
to the amount of groundwater that is being withdrawn, or a legally
binding commitment to reduce the amount of the water withdrawal during
drought conditions.
3.
Water Quality Test. A water quality test shall be conducted concurrently with any aquifer test required in § 22-829, Subsection 2, of this chapter. Such tests shall be conducted by a certified laboratory. The quality of the water tested shall meet the minimum public health drinking water standards as set forth in the National Safe Drinking Water Regulations of the Environmental Protection Agency as it presently exists or may hereafter be amended, or be capable of treatment to attain said standard of quality.
[Ord. No. 2017-05, 10/23/2017]
All subdivisions and land developments shall be served by a
sewage system (either centralized or on-lot) which shall meet or exceed
the applicable minimum design requirements of Chapter 73 of the of
Pennsylvania Sewage Facilities Act, Act 537, as amended.[1] All proposed subdivisions and/or land developments shall
require the preparation and submission of an appropriate sewage planning
module to the DEP in accordance with Pennsylvania Code Title 25.
[1]
Editor's Note: See 32 P.S. § 693.1 et seq.
[Ord. No. 2017-05, 10/23/2017]
1.
All subdivisions and land developments shall be served by a centralized
sewage disposal system, when existing soils and conditions and other
environmental features are unsatisfactory for on-lot sewage or when
an existing centralized sewage system is within 1,000 feet from the
proposed subdivision or land development and connection to such is
feasible. The aforementioned distance shall be based upon a measurement
representing the shortest distance along the center line of existing
public rights-of-way measured from the point of connection at the
perimeter of the proposed major subdivision or land development to
the point of connection to any existing public sanitary sewer system.
2.
All centralized sewage disposal systems shall be compatible with
the Official Township Sewage Plan.
3.
All sanitary sewers shall be designed and constructed to provide
adequate capacity for the ultimate flow of the subject development
plus additional flow as may be projected to be generated by adjacent
properties.
4.
All individual lateral connections shall be installed to the curb
or right-of-way line at the time of initial installation of the system.
5.
Design standards, materials and specifications shall conform with
the most current Pennsylvania Department of Environmental Protection
Sewage Manual, any supplements or amendments thereto and all other
requirements, federal, state and/or Township.
6.
A centralized sewage system which is not owned and operated by a
municipal or public agency or authority shall be organized in such
a fashion to fall within the jurisdiction of the Pennsylvania Public
Utility Commission, requiring a certificate of public convenience
from the Pennsylvania Public Utility Commission.
7.
All individual lateral connections shall be installed to the curb/right-of-way
line at the time of initial installation of the system.
8.
All systems classified as sewage services, as defined in Chapter
71 of the Pennsylvania Department of Environmental Protection. Regulations
shall be designed and constructed in accordance with regulations and
requirements set forth in the most recent edition of the "Sewage Manual"
prepared by the Bureau of Water Quality Management of Department of
Environmental Protection and the governing regulations of the applicable
sewer authority. Construction material for sewers shall comply with
applicable regulations of the governing area sewer authority.
[Ord. No. 2017-05, 10/23/2017]
1.
On-lot systems shall be constructed in accordance with criteria set
forth by the Pennsylvania Department of Environmental Protection.
2.
The Township Sewage Enforcement Officer's site and soils investigation
and favorable report are required prior to unconditional preliminary
plan approval.
3.
An adequate number of test pits and soil percolation tests, as determined
by the Sewage Enforcement Officer, shall be undertaken to determine
the general suitability of soils throughout the subdivision or land
development for on-lot subsurface sewage disposal.
4.
A sewage permit must be approved and issued by the Municipal Sewage
Enforcement Officer prior to the start of any construction or development
upon any lot within an approved subdivision or land development, regardless
of the lot size.
5.
On-lot sewage systems, both individual and community sewage systems, shall be designed and constructed in accordance with the Pennsylvania Department of Environmental Protection requirements under Title 25, Rules and Regulations Part 1, Sub-part C, Chapter 73, and any amendments thereto.
6.
All systems utilizing subsurface disposal of sewage effluent ("community
sewage systems" as defined by Chapter 73 of the Pennsylvania Department
of Environmental Protection Regulations) shall be designed, constructed
and maintained in accordance with respect to such use.
[Ord. No. 2017-05, 10/23/2017]
1.
Easements shall be provided for all utilities, including, but not
limited to, poles, wires, conduits, storm and sanitary sewers, water
and heat mains, gas, electric power, telephone, cable TV and roadway
embankments.
A.
Location and Width. With the exception of on-lot sewer laterals,
utilities shall be located in easements centered on or adjacent to
front, rear, or side lot lines. No structures or trees shall be placed
over or within such easements. Such easements shall be a minimum of
20 feet in width.
B.
Underground Installation. In developments of five or more lots or
residential developments of five or more dwelling units, electric,
telephone, and all other utility facilities shall be installed underground.
All existing and proposed utilities shall be shown on the preliminary
plan. Prior to final plan approval, the developer shall be required
to obtain a letter from each utility company providing service to
the subdivision stating that it has entered into an agreement with
the developer to provide for such a system. All underground utilities,
including laterals, service connections, etc., or provisions for the
same shall be installed prior to the placing of the subbase material
in areas where the utilities underlie the cartway.
C.
Petroleum, Gas and Electric Transmission Lines:
(1)
Where any petroleum, petroleum products, natural gas or electric
transmission line traverses a subdivision or land development, the
developer shall confer with the applicable transmission or distribution
company to determine the minimum distance which the company requires
between each structure and the center line of such transmission line.
Prior to preliminary plan approval, the developer shall be required
to obtain a letter from the transmission or distribution company stating
that it has entered into an agreement with the developer establishing
an easement through the tract and stating any conditions on the use
of the tract and the easement width.
(2)
Any company intending to install a petroleum, petroleum products
or natural gas transmission line shall be required to construct such
line on an easement at least 50 feet wide, and the line shall be located
at the center of such easement. The installation shall comply with
all applicable standards of the Pennsylvania Utilities Commission.
(3)
A minimum distance of 25 feet, measured from the edge of the
easement, shall be required between any proposed dwelling unit and
any petroleum, petroleum products or natural gas transmission line
which traverses a subdivision.
[Ord. No. 2017-05, 10/23/2017]
1.
Curbs may be required in all major subdivisions and/or land developments.
Curbs shall be installed to the following minimum construction standards
or PennDOT construction standards and design specifications, where
applicable:
A.
Straight curbs of portland cement concrete shall be 18 inches in
depth, seven inches wide at the top, and eight inches wide at the
bottom, and shall have an eight-inch reveal.
B.
Expansion joints shall be provided at least every 20 feet. Each expansion
joint shall contain 1/2 inch premolded bituminous expansion joint
material. Contraction joints shall be provided at least every 10 feet.
C.
Portland cement concrete used in the construction of curbs and gutters
shall meet the minimum 4,000 PSI twenty-eight-day strength test according
to ASTM Standards, air entrained.
D.
Requirements for Physically Handicapped Persons. Where sidewalks
are provided, all curbs shall be designed and constructed with barrier-free
ramps at intersections. Said ramps shall not outlet onto a catch basin,
be located and designed in accordance with the most recent governing
accessibility standards in compliance with the Americans with Disabilities
Act of 1990, as amended. Expansion joints shall be constructed with
3/4-inch premolded expansion joint material. Expansion joints shall
be required at all obstructions. All concrete shall be cured in accordance
with latest edition of PennDOT 408 Standards.
[Ord. No. 2017-05, 10/23/2017]
1.
Sidewalks may be required in all major residential subdivisions and/or
land developments. Each property owner shall be responsible for the
maintenance of sidewalks which borders his or her property. Said responsibility
for sidewalk maintenance shall be contained within each deed of a
proposed subdivision.
2.
Width and construction. Sidewalks shall have a minimum width of four
feet. Sidewalks shall be constructed with Class AA concrete, having
a minimum strength of 3,750 PSI at 28 days. Minimum depth of sidewalks
shall be five inches with a subbase of four inches. Where crossed
by driveways, sidewalks shall be six inches minimum depth with a subbase
of four inches. Sidewalk construction joints shall be a 1/2 inch cold
rolled, sawn-end dowels, 18 inches long, greased on both ends, spaced
a maximum of 12 inches apart. Reinforcing shall be 6x6 6/6 WWF mesh.
A cross slope is required on all sidewalks at a minimum of 1/8 inch
per foot to a maximum of 1/4 inch per foot. False joints shall be
provided at maximum intervals of five feet and shall be at least one-fourth
the depth of the concrete. Expansion joints shall be provided at all
walls, poles, curbs, and other obstructions. All concrete shall be
cured in accordance with the latest edition of PennDOT Specifications
408. Forms shall be removed no sooner than seven days after sidewalk
concrete is poured. Sidewalks shall be sprayed with anti-spalling
compound within 28 days after being poured.
[Ord. No. 2017-05, 10/23/2017]
The developer shall provide sufficient curb depressions at the
time of original curb construction to permit driveway access to each
lot. Where sidewalks are also required, the developer shall install
a concrete transition apron between curb and sidewalk at each such
depression concurrently with curb and sidewalk construction. Each
property within a subdivision or land development shall contain a
deed restriction which requires that all driveways onto a property
shall be installed in full compliance with the required transition
apron.
[Ord. No. 2017-05, 10/23/2017]
1.
When curbs and sidewalks are required, the applicant or developer
shall seed or sod a planting strip not less than three feet wide between
the curb and sidewalk, and, shall, in addition, provide street trees.
Such trees shall be two inches to 2.5 inches in diameter, measured
at not less than five feet in height, when planted, and shall be spaced
at intervals no greater than 40 feet. The type of trees shall be subject
to approval by the Township. Species shall be selected according to
the following criteria:
A.
Cast moderate shade to dense shade in summer;
B.
Long-lived (over 60 years);
C.
Mature height of at least 50 feet;
D.
Be tolerant of pollution and direct or reflected heat;
E.
Require little maintenance, by being mechanically strong (not brittle)
and insect- and disease-resistant;
F.
Be able to survive two years with no irrigation after establishment;
G.
Be of native origin, provided they meet the above criteria.
2.
Among the species that are recommended include sycamore or London
planetree, Sweetgum, Red maple, Green ash, Shademaster golden locust,
Littleleaf linden and Village Green Zelkova.
[Ord. No. 2017-05, 10/23/2017]
1.
Land zoned for nonresidential purposes shall provide a subdivision
or land development plan designed with respect to such use. A nonresidential
subdivision or land development shall also be subject to receiving
appropriate zoning approval based upon the submission of a site plan,
zoning application and any other appropriate information.
2.
In addition to the principles and standards in these regulations,
which are appropriate to the planning of all subdivisions or land
developments, the applicant shall demonstrate to the satisfaction
of the Board of Supervisors that the street, parcel, and block pattern
proposed is specifically adapted to the uses anticipated and takes
into account other uses in the vicinity. The following principles
and standards shall be observed:
A.
Street right-of-way and pavement shall be adequate to accommodate
the type and volume of traffic anticipated to be generated thereupon.
B.
Special requirements may be imposed by the local government with
respect to street, curb, gutter, and sidewalk design and construction.
C.
Proposed industrial parcels shall be suitable in area and dimensions
to the types of industrial development anticipated.
D.
Special requirements may be imposed by the Board of Supervisors with
respect to the installation of public utilities, including water,
sewer, and stormwater drainage.
E.
Every effort shall be made to protect adjacent residential areas
from potential nuisance from a proposed commercial or industrial subdivision,
including the provision of extra depth in parcels backing up on existing
or potential residential development, and provisions for a permanently
landscaped buffer strip when necessary.
F.
Streets carrying nonresidential traffic, especially truck traffic,
shall not normally be extended to the boundaries of adjacent existing
or potential residential areas.
3.
Any major nonresidential subdivision and/or land development which
involves any form of waste processing and/or waste disposal operation
shall be required to submit as part of the application an impact analysis
report which addresses the following items:
A.
The impact of the proposed development upon roads, sewer facilities,
water supplies, schools and other public service facilities;
B.
The suitability of the site for the intensity of use proposed by
the site's soils, slopes, woodlands, wetlands, floodplains, aquifers,
natural resources and other natural features;
C.
The impact of the proposed use on the site's soils, slopes,
woodlands, wetlands, floodplains, natural resources and natural features,
the degree to which these are protected or destroyed, the tolerance
of the resources to development and any adverse environmental impacts;
D.
The impact of the proposal on the preservation of agriculture and
other land uses which are essential to public health and welfare.
4.
In addition to the required application fee, the developer shall
reimburse the Township for all consulting fees incurred by the Township
for the review of any information contained within an impact analysis
report.
