Township of North Centre, PA Part 8 DESIGN STANDARDS

§ 22-801 Applicability.

[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.

2. Any request to modify the design standards and requirements of this Part shall be in accordance with § 22-110 of this chapter.

§ 22-802 Zoning Approvals Required Prior to Plan Submission.

[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.

§ 22-803 General Standards.

[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.

§ 22-804 Site Suitability for Development.

[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.

§ 22-805 Markers and Monuments.

[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.

F. Markers shall be set as follows:

(1) At all points where lot lines intersect street right-of-way lines, except for monument locations.

(2) At all other lot corners.

(3) At all points where lot lines intersect curves.

(4) At all angles in property lines of lots.

G. The final plan shall provide a note on the plan indicating when the monuments and markers are to be set.

§ 22-806 Blocks.

[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.

B. Nonresidential Blocks. Blocks within a nonresidential development may vary from the requirements of § 22-806, Subsection 1, when required by the nature of the use and subject to incorporating adequate design provisions for traffic and pedestrian circulation, off-street parking and loading zones.

§ 22-807 Lots.

[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.

§ 22-808 Residential Lots.

[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.

§ 22-809 Streets; General Requirements.

[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.

17. All of the rights-of-way shall be graded similar to the street grade.

A. The slope of banks along street center lines shall be no steeper than the following:

(1) One foot of vertical measurement for three feet of horizontal measurement for fills.

(2) One foot of vertical measurement for two feet of horizontal measurement for cuts.

B. Where a cut or fill abuts a sidewalk, there shall be a two-foot level area adjacent to the sidewalk and the fill slope shall not exceed 3:1 slope.

§ 22-810 Street Names.

[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.

§ 22-811 Street Signs.

[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.

§ 22-812 Traffic Control Measures.

[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.

§ 22-813 Continuation of Roads and Temporary Dead-End Roads.

[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]

[1] Editor's Note: See Ch. 27, Zoning, § 27-104, Community Development Objectives.

[2] Editor's Note: Said paving requirements are included as an attachment to this chapter.

§ 22-814 Dead-End Roads (Permanent).

[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.

§ 22-815 Cul-de-Sac Streets.

[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.

§ 22-816 Access to Arterial Streets.

[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.

§ 22-817 Intersections.

[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.

§ 22-818 Road Design, Construction and Paving Standards.

[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.

§ 22-819 Limited Exemption for Road Design Standards.

[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.

§ 22-820 Driveways.

[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.

§ 22-821 Streetlighting.

[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.

§ 22-822 Bridges and Stream Crossings.

[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.

§ 22-823 Slopes.

[Ord. No. 2017-05, 10/23/2017]

All grading and earthmoving on slopes greater than 15% shall be minimized.

§ 22-824 Erosion and Sedimentation Control.

[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.

§ 22-825 Stormwater Management Plan.

[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.

2. Each person, corporation, or other entity which makes any surface changes shall be required to:

A. Collect on-site surface runoff and dispose of it to the point of discharge into the common natural watercourse of the drainage area;

B. Handle existing off-site runoff through his/her development.

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:

(1) General:

(a) General description of project.

(b) General description of stormwater controls both during and after development.

(c) Expected project time schedule, including anticipated start and completion dates.

(d) Training and experience of person(s) preparing 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.

1) The overall stormwater management concept for the project.

2) Stormwater runoff computations as specified in this chapter.

3) Existing and proposed drainage area maps.

4) Stormwater management techniques to be applied both during and after development.

5) Expected project time schedule.

(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.

(q) Any detention basin intended to meet the requirements of this chapter which requires a dam safety permit from the DEP shall be designed consistent with the provisions of the Dam Safety and Encroachment Act[1] and DEP Chapter 105 Rules and Regulations.

[1] Editor's Note: See 32 P.S. § 693.1 et seq.

(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.

§ 22-826 Water Supply Facilities.

[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.

§ 22-827 Centralized Water System.

[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:

(1) Contains 15 or more dwelling units, on lots having a size of one acres or less.

(2) Contains a nonresidential use or uses which individually or collectively have an anticipated daily water usage demand of 6,000 gallons per day or more.

(3) Represents open space residential development as provide for under § 27-408, Open Space Residential Developments, of the North Centre Township Zoning Ordinance.

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.

§ 22-828 On-Lot Water System.

[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:

A. Contains 15 or more dwelling units, on lots having a size of one acre or less.

B. Contains a nonresidential use or uses which individually or collectively have an anticipated daily water usage demand of 6,000 gallons per day or more.

C. Represents an open space residential development as provided for under § 27-408, Open Space Residential Developments, of the North Centre Township Zoning Ordinance.

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:

(1) To obtain sufficient data for the calculations of aquifer performance, including the coefficients of transmissibility and storage, permeability, and specific yield.

(2) To determine the location and character of geologic boundaries.

(3) To ascertain the effects of well interference.

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:

(1) Prior to the test:

(a) Collection of geologic data of the area to be tested, including well logs, if available.

(b) History of water level fluctuations in the area when available.

(c) The location, relative elevations and static water levels in the pumped well and the observation well or wells.

(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:

(a) Date.

(b) Elapsed time since pumping started/stopped (in minutes + seconds).

(c) Depth to water below land surface.

(d) Drawdown or recovery in feet and tenths.

(e) Observed discharge at specified intervals.

(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.

§ 22-829 Sewage Disposal Facilities.

[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.

§ 22-830 Centralized Sewers.

[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.

§ 22-831 On-Lot Sewage Disposal Systems.

[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.

§ 22-832 Utility Easements.

[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.

§ 22-833 Curbs.

[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.

§ 22-834 Sidewalks.

[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.

§ 22-835 Driveway Access for Curbs and Sidewalks.

[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.

§ 22-836 Tree Lawn and Street Trees.

[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.

§ 22-837 Nonresidential Subdivision/Land Development.

[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.