[Ord. 2003-1, 1/27/2003, § 3.100]
1.
This Part sets forth the design and construction standards for required
improvements, regardless of whether the improvement will be dedicated
to the Township.
3.
Additional or higher type improvements may be required in specific
cases where the Board of Supervisors determines such improvements
are clearly necessary to protect the public health and safety.
4.
Land shall be suitable for the purpose for which it is to be subdivided or developed, and shall comply with the Zoning Ordinance [Chapter 27].
5.
Hazardous Conditions.
A.
Subdivisions or land developments subject to hazardous conditions (such as open quarries, hazardous or toxic site pollution, limestone solution channels, unconsolidated fill, floods, excessive erosion or unsafe water supply) shall not be approved until the developer has provided or has legally committed to provide adequate measures to overcome or eliminate the hazards, in the determination of the Board of Supervisors, to the best of their knowledge. See the floodplain requirements of the Township Zoning Ordinance [Chapter 27].
B.
The Township accepts no responsibility to identify hazards or to guarantee their resolution. See the "Liability" section in Part 1.
C.
No subdivision or land development shall occur in such a way that
would significantly threaten the public health and safety, including
hazards of toxic substances, traffic hazards, explosive hazards and
fire hazards.
6.
Zoning. All aspects of a proposed subdivision or land development shall conform to the Township Zoning Ordinance [Chapter 27] and all other Township ordinances and specifications.
7.
Nearby Development. A subdivision or land development and its street
pattern shall be coordinated with existing or approved nearby developments
or neighborhoods to help develop the area harmoniously and to help
prevent conflicts between neighboring development.
8.
Official Map and Comprehensive Plan. Any subdivision or land development
plan shall conform to proposed improvements shown on each of the following:
A.
Any "Official Map" formally adopted by the Board of Supervisors.
B.
The transportation plan recommendations of the Township Comprehensive
Plan.
C.
The Comprehensive Traffic Study of Stroud Township.
Where there is a specific conflict between the recommendations
in the above documents, the most recent document shall apply.
[Ord. 2003-1, 1/27/2003, § 3.200]
1.
Access to Streets.
A.
All proposed subdivisions and land developments shall have adequate
and safe access to the public street system.
B.
Frontage. Any lot created under this chapter shall have frontage
and access onto either:
C.
Private Streets and an Existing Lot. A preexisting lawful lot of
record that abuts an existing private street that does not meet Township
standards may have access for a single principal use onto such private
street, but no new lot shall be created with access onto such street,
except as provided in Subsection 1D, below.
D.
Existing Private Street and New Lots. An existing private street
that does not meet Township standards may be used as access for new
lot(s) only if approved by the Board of Supervisors and if all of
the following conditions are met:
(1)
The applicant shall grant a sufficient width of easement to
affected property-owners to result in a total 30 feet minimum width
along all street frontage that is owned by the applicant.
(2)
The applicant shall document that the lots have a legally guaranteed
right to use the street in perpetuity.
(3)
After improvements made by the applicant prior to the occupancy
of any new dwellings, the street shall have a minimum improved width
of 12 feet if only two or three lots are served, and 16 feet in other
cases. Such width shall include a minimum of six inches of coarse
aggregate base course or sub base, or four inches of PennDOT 2A aggregate
and 2.5 inches of bituminous binder and 1.5 inches of surface course.
Such surface shall extend from the driveways of the new lots to a
public street or other street meeting Township standards. Portions
of the street within a public right-of-way shall include six inches
of subbase (PennDOT 2A Aggregate), 3.5 inches of bituminous binder/surface
course and 1.5 inches of surface binding course.
(4)
The applicant shall demonstrate to the satisfaction of the Township
Engineer, that:
E.
Parking Courts. If individual units of an office park, townhouse,
garden apartment or mobile home park development have vehicular access
onto a private parking court, that parking court is not required to
meet Township construction standards for streets, provided that:
(1)
The parking court and related accessways are paved with asphalt,
concrete or similar dust-free hard-surface material with three-inch
minimum depth over a four-inch aggregate sub base and have vehicular
access onto a public street.
(2)
(Except for a rental development) that there be an system to
ensure maintenance of the parking court that is acceptable to the
Board of Supervisors.
F.
Shared Driveway. Two lots may utilize a shared driveway, provided:
(1)
The shared driveway shall enter onto a public street or a private
street that meets the same standards as a public street.
(2)
The driveway shall be constructed of a minimum of six inches
of crushed aggregate and 2.5 inches of bituminous binder with a 1.5
inch surface course, for a minimum cartway width of 12 feet.
(4)
An easement shall guarantee use of the driveway in perpetuity.
(5)
The driveway shall have a maximum length of 750 feet.
(6)
The applicant shall demonstrate that the shared driveway is
necessary to allow reasonable use of the site or to improve traffic
safety.
G.
Alleys. The Board of Supervisors may permit a lot that abuts a public
street to have its traffic access onto an alley, if the applicant
demonstrates that all of the following standards are met:
(1)
Such access is appropriate for proper traffic flow and will
allow a higher quality site design.
(2)
There will be an acceptable system to ensure permanent maintenance
of the alley.
(3)
The alley shall meet Subsections 6G and 10F.
(4)
The alley will be laid out so as to not invite use by through-traffic.
2.
Streets and Topography. Proposed streets shall be adjusted to the contour of the land to produce usable lots and reasonably sloped streets. See the steep slope regulations in the Zoning Ordinance [Chapter 27] and in this section.
3.
Street Continuations.
A.
Stub Streets. Upon recommendation by the Planning Commission or Township
Engineer, the Board of Supervisors may, for efficient movement of
traffic, permit a subdivision or land development to include the extension
of a proposed street with right-of-way to the boundary line of the
tract to provide for an eventual extension into the adjacent tract
for efficient circulation of traffic throughout the area.
4.
Intersections.
A.
The center lines of streets shall intersect at right angles.
B.
Alignment of street intersections.
(1)
No more than two streets shall intersect at one point.
(2)
Where a proposed street or business driveway intersects an existing
cross street, such proposed street or business driveway shall be aligned
with any street intersecting on the other side of the cross street,
unless the Board of Supervisors or PennDOT determine that such alignment
is not reasonable or feasible.
(3)
If a proposed street cannot intersect at the same location as
a street on the other side of the cross street, then the proposed
street shall be offset by the following minimum distances from the
nearest intersection of streets:
(a)
One hundred fifty feet along a local street.
(b)
Four hundred feet along a collector street.
(c)
One thousand feet along an arterial street.
(d)
Measurement. The minimum distances of this subsection shall
be measured between the points where the center lines of the rights-of-way
of the intersecting streets intersect with the center line of the
cross street. (See the following figures.)
.tif.png "022 SALDO (6-5).tif") |
C.
At street intersections, lot lines shall be rounded by arcs with
the radii listed below. For arterial streets or streets serving commercial
or industrial areas, the Board of Supervisors may require a larger
radius than stated below, if recommended by the Township Engineer.
|
Type of Street
|
Minimum Radius of Arc at Intersection of Cartway Edge
or Curb Line
(in feet)
|
Minimum Radius of Arc at Intersection of
Right-of-Way
(in feet)
|
|---|---|---|
|
Arterial
|
40
|
30
|
|
Collector
|
35
|
25
|
|
Local
|
30
|
25
|
5.
Arterial and Collector Street Frontage. The following provisions
are specifically intended to apply along Route 611, as well as any
other streets that may be classified as arterial or collector streets/roads.
A.
Subdivisions or land development that abut or contain an existing
or proposed arterial or collector street shall be required by the
Board of Supervisors to use one or more of the following methods of
layout and site design in order to avoid increased traffic congestion
and improve traffic safety. The Board's decision to use one or
more of the following methods will be based on the recommendations
of the Planning Commission, the Township Engineer, comments from PennDOT
and any professional traffic studies that have been submitted.
(1)
Use of a marginal access or "frontage" streets with access only
onto side or interior streets. These "frontage streets" would collect
traffic from numerous driveways and direct it to a select few number
of entrances onto the arterial or collector street.
(2)
Minimize the number and width of driveway cuts or street intersections
onto an arterial or collector street. This may include requiring the
use of shared driveways between adjacent uses or lots.
(3)
Restricted ingress and egress involving left-hand turns onto
or off of the arterial or collector street.
(4)
Limiting traffic access to the street that has lower traffic
volumes, in the case of lots that abut two or more streets (such as
a corner lot).
(5)
Prohibit driveways from individual dwellings from entering directly
onto an arterial or collector streets. If there is no alternative
to this, each driveway entering onto an arterial or collector street
shall have adequate turn- around space for vehicles provided within
the lot so that vehicles do not back onto the street.
B.
Interconnected Parking Lots. The following provisions shall apply
adjacent to a collector or arterial street when a lot proposed for
subdivision or land development includes more than 10,000 square feet
of lot area:
(1)
When two abutting business uses are in common ownership, the
parking lots shall include an interconnection to allow motorists and
pedestrians to travel from one business to another business without
needing to re-enter a public street.
(2)
Where two abutting lots involving current or future businesses
are not in common ownership, the applicant for a subdivision or land
development shall seek permission from the abutting lot owner to allow
a vehicle interconnection between the parking lots. Unless the abutting
property owner refuses to permit the interconnection, the subdivision
or land development shall include the construction of a vehicle and
pedestrian interconnection between the parking areas. If the abutting
property owner refuses to permit the interconnection or the interconnection
is currently not feasible, the Board of Supervisors shall require
that the subdivision or land development include an easement allowing
a future interconnection and/or construct the interconnection as a
"stub" up to the applicant's property line.
(3)
When an interconnection is required or planned between two uses
or lots, the subdivision or land development shall include a suitable
cross-easement that permits vehicles and pedestrians from one use
or lot to have access through the parking lot and driveway of the
adjacent use or lot.
C.
Commercial Parking.
(1)
See Subsection 1F concerning shared driveways.
(2)
Shared Parking. To the maximum extent feasible, adjacent commercial uses shall utilize shared or coordinated off-street parking. See provisions in § 27-801, Subsection 3, of the Zoning Ordinance [Chapter 27] that may allow reduced parking if the applicant demonstrates that certain spaces will not be used concurrently.
(3)
Phased Parking. In the instance of a phased development, construction
of a portion of the required parking with the initial phase may be
permitted under the following circumstances:
D.
Residential Driveways. In a subdivision or land development of over
five new dwelling units, vehicle driveways from individual dwelling
units shall first enter onto a local street, marginal access street,
approved alley or parking court before entering directly onto a collector
or arterial street.
6.
Public and Private Street Design Standards.
B.
Horizontal curves shall connect street lines that are deflected in
excess of 2°.
C.
Vertical curves shall be used at changes of grade exceeding 1%. The
length of the vertical curve shall be determined by the required sight
distance specified in the above table.
D.
Leveling Area. The leveling area for all street intersections shall
be provided as follows:
E.
The minimum grade of any street or alley center line and gutter shall
be 1.0%.
F.
Horizontal Curve. A minimum tangent of 100 feet, measured from edge
of cartway, shall be required between a curve and a street intersection
where one of the intersecting streets is a collector or an arterial
street. See also leveling area in Subsection 6D above and vertical
curves in Subsection 6C.
G.
Alleys. An alley shall have a minimum right-of-way width of 30 feet
and a minimum cartway width of 16 feet for two-way traffic, and a
minimum right-of- way width of 20 feet and a minimum cartway width
of 12 feet for one-way traffic. An alley shall not exceed a slope
of 12%, and a minimum sight distance of 60 feet. See construction
standards in Subsection 10F.
I.
PennDOT Permit. An applicant for a subdivision or land development
abutting a state highway shall be responsible to obtain all necessary
state approvals, including a PennDOT highway occupancy permit.
J.
Street Dedication. An applicant for final subdivision or land development
approval shall certify that the title to any street right-of-way is
free and clear of all liens and encumbrances and that no prior conflicting
right-of-way has been granted to any utility or any other person.
No street will be offered for dedication unless all design standards
as specified herein are met.
When 80% of the lots fronting a street are built and occupied,
or in the case of a street serving commercial or industrial uses,
80% of the front footage is occupied the applicant may offer the Township
a deed of dedication, pending acceptance of improvements by the Township
Engineer.
K.
Required right-of-way widths are based upon the need for utilities,
stormwater management, grading, storage of plowed snow, emergency
parking, temporary road adjustments during maintenance and accidents,
and to accommodate future improvements.
7.
Street Maintenance. As a condition for final plan approval, the developer
must enter into a legally binding mechanism to establish the responsible
parties for the improvement and maintenance of any street that is
not pre-approved for dedication as a public street. If an association
of lot owners is to be made responsible, such commitments shall be
legally established on the recorded plan and be part of the deed of
each lot before it is sold. The form of such legal agreements shall
be subject to acceptance by the Board of Supervisors, based upon review
by the Township Solicitor.
8.
Sight Triangle and Sight Distance.
A.
At any intersection of a street with another street(s), an accessway
or a driveway, a clear sight triangle shall be provided. Such triangle
shall be graded, cleared and kept clear of sight obstructions (other
than official street sign posts and individual canopy tree trunks)
for a height between two and 10 feet above the ground level.
(1)
Such clear sight triangle shall be protected by a permanent
deed restriction, covenant stated on the record plan, municipal easement
or other legally binding method acceptable to the Township.
(2)
Such clear sight triangle shall be determined by the distances
stated below, which shall be measured along the center lines of the
rights-of-way (or cartways where rights-of-way do not exist) of streets/accessways/driveways.
Such distances shall be measured from the intersection of such lines,
with the third leg of the triangle connecting the opposite ends of
each leg.
(a)
A one-hundred-foot length shall be used along the center line of an arterial street. A seventy-five-foot length shall be used along the center line of any other street or any accessway or driveway required to provide a clear sight triangle, except as stated in Subsection 8A(2)(b), below.
(b)
Except, where a local street or driveway or accessway serving
two or more nonresidential principal uses enters onto an arterial
street, a clear sight triangle shall be used with a distance of 350
feet along the arterial street and only 20 feet back from the existing
right-of-way of the arterial street measured along the center line
of the local street, driveway or accessway, instead of the sight distance
stated above.
B.
An applicant for any new driveway onto a Township street shall demonstrate
that the driveway would meet the same PennDOT sight distance requirements
as if the street was a state road.
9.
Number of Street Access Points and Turn-Arounds.
A.
A subdivision of 15 or more dwelling units shall have two points
of access onto the exterior street system, unless the applicant proves
to the Board of Supervisors that a second access would be infeasible,
unreasonable or would result in improper access management.
B.
Cul-de-sac streets shall not be permitted. However, the Board of
Supervisors may approve acceptable alternative turn-around designs,
including a turn-arounds of acceptable radii incorporated into a parking
court or a landscaped island.
C.
No street shall dead-end without an approved turn-around at the end
of the street. Temporary stub streets shall be required to include
at least a temporary turn around, if the stub would be longer than
150 feet or serve more than three dwellings or lots.
10.
Street Design and Construction Standards.
A.
Streets shall be graded, improved and surfaced to the grades and
dimensions shown on the approved plans, profiles and cross-sections.
B.
Right-of-Way and Cartway Grading.
(1)
The entire right-of-way shall be graded to the approved cross-section.
All trees, stumps and other material deemed unsuitable by the Township
Engineer shall be removed. The excavation shall be backfilled and
suitably compacted to the satisfaction of the Township Engineer and
in accordance with PennDOT Publication 408.
(2)
The finished travelway paved surface of tangent sections, and
of curved away from the center line. Properly super-elevated cross-sections
shall be required on arterial and collector streets when the center-line
radius is less than 500 feet.
(a)
The maximum permissible super-elevation shall be 6% (0.06 foot
per foot). Super-elevation may be incorporated with longer radius
curves and may be incorporated into local streets, at the discretion
of the Township Engineer.
(3)
Shoulder surfaces shall be graded at a slope of 1/2 inch per
foot away from the paved travelway. The grade of the inside shoulder
in an area of super-elevation may be increased to coincide with the
grade of the super-elevation.
(4)
In areas of earth or earth fill, such grading shall be done
to a maximum slope of three feet horizontal to one feet vertical,
conditioned on the recommendation of a geotechnical engineering report.
In areas of earth excavation, such grading shall be done to a maximum
oft feet horizontal to one foot vertical. In areas of rock excavation,
a maximum of one feet horizontal to two feet vertical shall be permitted.
(5)
Where cut or fill slopes abut a sidewalk, there shall be a two-foot
level area adjacent to the sidewalk.
C.
Grading Beyond Right-of-Way.
(1)
The subdivider or developer may be required to grade beyond
the right-of-way line in order to provide continuous slope from the
right-of-way line to the proposed elevation of the abutting property.
(2)
Such grading beyond the right-of-way shall generally maintain
the original directions of slope except where stormwater runoff designs
dictate changes.
(3)
Approved plans, either preliminary or final, showing proposed
grading, shall be a covenant running with the land, unless altered
by written permission from the Board of Supervisors.
(4)
In no case shall the required street grading extend onto an
adjoining property with a different landowner, unless the other adjoining
property owner gives a written agreement to the developer to accomplish
such work.
D.
Trench Excavation.
(1)
All trenches excavated within the cartway of a proposed public
street or right-of-way shall be mechanically compacted with backfill
acceptable to the Township Engineer (using PennDOT 2RC or 2A).
(2)
All trenches within the cartway of an existing street (either
public or private) shall be saw cut prior to excavation and be mechanically
compacted with stone backfill (PennDOT 2RC or 2A), in accordance with
PennDOT Publication 408.
F.
Street Construction Standards. All street pavements shall follow the approved plans, profiles and cross-sections and consist of the following construction, and follow the typical street cross-section as shown, except if a modification is granted under § 22-102 or a specific different standard is required by PennDOT for a state road.
.tif.png "022 SALDO (7).tif") |
G.
Required Street Improvements Table.
|
Street Classific- ation
|
Compacted Depth of Sub-Base
(PennDOT Type 2A Aggregate or Better), Based
Upon the following subgrade groups (as described below)
|
Base Course (BCBC) - Compacted Depth
|
Surface Course ID-2 Compacted Depth
|
Minimum Shoulder Construction- Based Upon PennDOT
Standards
| |||
|---|---|---|---|---|---|---|---|
|
A
|
B
|
C
|
D
| ||||
|
Arterial street
|
Engineering Design*
|
10 inches
|
8 inches
|
6 inches
|
4 inches BCBC and 2 inches binder
|
1.5 inches
|
Type 1-I
|
|
Any collector street; or local street serving a commercial
or industrial subdivision
|
Engineering Design*
|
10 inches
|
8 inches
|
6 inches
|
5 inches
|
1.5 inches
|
Type 1-I
|
|
Local street-other than serving a commercial or industrial
subdivision
|
9 inches
|
7 inches
|
6 inches
|
6 inches
|
4 inches
|
1.5 inches
|
Type 3
|
|
Alley
|
8 inches
|
6 inches
|
5 inches
|
5 inches
|
3.5 inches
|
1.5 inches
|
B
|
|
To be determined from field and laboratory evaluation,
but not less than the requirement for Subgrade Group B.
| |||||||
(1)
Subbase is the compacted crushed aggregate placed on the prepared
subgrade. Subbase aggregate shall conform in type and be compacted
to the depths stated in the above table. Construction of the subbase
shall conform to PennDOT Publication 408 and inspection by the Township
Engineer.
(2)
The base course shall be bituminous concrete base course (BCBC)
conforming to and placed in accordance with PennDOT Publication 408
and compacted to the depths stated in the above table. Installation
of the base course is subject to inspection by the Township Engineer.
(3)
The surface course shall be bituminous concrete ID-2A wearing
course conforming to and placed in accordance with PennDOT Publication
408 and compacted to the depths stated in the above table. Installation
of the surface course is subject to inspection by the Township Engineer.
(4)
Shoulders shall be designed and constructed in accordance with
the PennDOT standard stated above, and in accordance with PennDOT
Roadway Construction Standards and PennDOT Publication 408.
H.
Subgrade. Subgrade includes the native soils on which a street is
placed. Preparation of the subgrade shall conform to PennDOT Publication
408 and inspection by the Township Engineer. All streets shall be
constructed upon a properly rolled and crowned subgrade. The required
street improvements table (see above) requires different depths of
subbase depending upon the subgrade group of the soil type. The following
subgrade groups shall apply to the following soil types.
(1)
An applicant may conduct a field analysis to prove to the Township
Engineer that soils in a particular area should be considered to be
within a different subgrade group.
(2)
Mucky peat is generally unsuitable as subgrade. Unsuitable soils,
wet soils, and soils subject to frost heave shall be removed and replaced,
drained or otherwise stabilized to handle anticipated loads.
|
Bearing Capacity Subgrade Groups of Soils
| ||
|---|---|---|
|
Subgrade Group
|
Presumptive California Bearing Ratio (CBR)
|
Soil Type
|
|
A
|
7
|
Alden, Holly, Kedron, Lawrenceville, Meckesville, Morris, Philo,
Sheffield, Shelmadine, Wayland
|
|
B
|
10
|
Benson, Braceville, Dekalb, Lackawanna, Lordstown, Marion, Pope,
Rexford, Swartswood, Volusia, Wellsboro
|
|
C
|
15
|
Chenango, Chippewa, Oquaga, Wurtsboro
|
|
D
|
20 or greater
|
Bath, Wyoming
|
|
Unsuitable
|
Unsuitable
|
Mucky Peat
|
|
Variable - Engineering Evaluation Required
|
Variable
|
Alluvial lands, cut and fill lands
|
I.
Frost Heave Potential. The design of the subgrade shall fully consider
the supporting capabilities of the subgrade, with particular attention
to those soils which are subject to frost heave. The following soil
types have been identified by the U.S. Natural Resource Conservation
Service as having potential frost heave problems within the following
categories:
(1)
Severe Frost Heave Potential-Alden, Morris, Shadmadine, Wayland,
Wellsboro, Wurtsboro.
(2)
Moderate Frost Heave Potential; Low Strength-Braceville, Lawrenceville,
Meckesville.
(3)
Moderate Frost Heave Potential-Bath, Lackawanna, Mardin, Oquaga,
Swartswood, Volusia.
The design and construction of a street on soils which are subject
to frost heave shall include provisions to lower the water table below
the frost line. The design and construction shall require the installation
of subgrade drains, parallel drains, geotextile filter fabric or other
facilities. The design of such facilities shall be in accordance with
PennDOT DM-2 and PennDOT roadway construction standards. Installation
shall be in accordance with PennDOT Publication 408. The design of
the street in these areas may require field and laboratory evaluation
to determine the depth of the seasonal water table and the supporting
capacity of the native soil.
J.
Required Inspection. Construction of street improvements shall be
inspected and approved by the Township Engineer at the following construction
stages:
K.
PennDOT Construction Standards.
(1)
Streets and related structures and appurtenances shall be constructed
in accordance with published PennDOT construction standards, including
but not limited to, the following or their successor standards:
L.
Structures. Bridges and other waterway crossing structures shall
also receive any necessary approvals from the Pennsylvania Department
of Environmental Protection. The applicant shall submit sealed design
drawings, specifications and calculations, along with a geotechnical
report on foundation requirements.
M.
Subsurface Drains. Subsurface drains shall be installed where directed
by the Township Engineer when warranted, in his/her opinion, by field
conditions.
N.
Retaining Walls. When retaining walls are proposed, drawings and
calculations sealed by a licensed professional engineer shall be provided
along with a geotechnical report on foundation requirements.
P.
Street and Highway Signs. Any highway and street signs shall conform
with PennDOT standards prior to approval, Township Roadmaster shall
approve all street names.
11.
Required Traffic Improvements.
A.
Purpose. In recognition of the definition of "on-site improvements"
in § 502-A and the provisions of §§ 503(2)(ii)
and 503(3) of the Pennsylvania Municipalities Planning Code, 53 P.S.
§§ 10502-A, 10503(2)(ii), 10503(3), this section is
primarily intended to ensure that streets, bike lanes and walkways
bordering a subdivision or land development are coordinated and of
such widths and grades and in such locations as deemed necessary to
accommodate prospective traffic and to facilitate fire protection
and to ensure that the access into and out of subdivisions and land
developments is sufficiently safe.
B.
Process. This subsection shall be carried out through determinations
of the Board of Supervisors, after considering any recommendations
of the Planning Commission, the Township Engineer, the applicant,
the applicant's professional representatives, any comments from
PennDOT that may be provided regarding a state road and any professional
traffic studies that may have been submitted.
C.
On-Site/Abutting Traffic Improvements. If, in the determination of
the Board of Supervisors, there is a reasonable relationship between
the need for an "on-site improvement" of a street and the traffic
created by a proposed subdivision or land development, the applicant
for such subdivision or land development shall be required to complete
the needed improvement or fund his/her fair share of the cost of such
traffic improvement and to dedicate sufficient street right-of-way
for needed improvements.
(1)
Widening of Abutting Roads. An applicant for any land development or major subdivision shall be required to dedicate additional right-of-way, pave any existing unpaved street and widen the cartway and any shoulders of abutting streets to meet § 22-306.
(a)
Where the Board of Supervisors determine that land owned by
another entity on the other side of the street is likely to be developed
in the near future, the Board of Supervisors may permit an applicant
to only improve the street from the center line of the street right-of-way
inward towards the project's lot lines, provided that sufficient
improvements would still be completed for public safety.
(b)
A lesser width may be permitted where the Supervisors determine
that such would be appropriate and/or is justified to save mature
trees.
(c)
Where the cartway is widened by the installation of curbing
or otherwise, fill-in paving shall be required.
(d)
The plan shall show the existing legal right-of-way line and
any additional width that is being dedicated to the Township or PennDOT.
(2)
Such improvements and right-of-way shall be required unless
the Board of Supervisors determine:
(a)
There is not a reasonable relationship between the improvements
and the traffic created by the proposed development.
(b)
Widening or right-of-way or other improvements are not needed
or that a lesser improvement is sufficient.
(c)
PennDOT specifically refuses in writing to allow such improvement
to a state road in the foreseeable future, in which case the Township
may still require that abutting right-of-way be dedicated to the Township
or reserved for future dedication if needed in the future.
(3)
Any improvement to a state street shall meet all PennDOT standards.
D.
Types of Required Traffic Improvements.
(1)
The following shall be the definition of "on-site improvement,"
(unless this definition is amended by state law): "all street improvements
constructed on the applicant's property, or the improvements
constructed on the property abutting the applicant's property
necessary for the ingress or egress to the applicant's property."
(2)
On-site improvements may include, but are not limited to, a
new or upgraded traffic signal, land dedication to improve an abutting
intersection, realignment of an abutting curve in a road or the widening
of the abutting cartway and right-of-way.
(3)
Traffic calming devices may be required by the Township.
E.
Funding. In place of completing a required street improvement as
a condition of final approval, an applicant may enter into a legally
binding development agreement with the Township for the applicant
to fund the improvement, or his/her fair share of such improvement,
as determined by the Board of Supervisors.
F.
Accounting. Any such funds may be placed in escrow until such time
as sufficient funds are available for a more comprehensive improvement,
with interest being used towards the cost of the improvement. Any
such funds received under this subsection shall be accounted for separately.
G.
Staging. Any completion or funding of a required road improvement
may occur in stages in relationship to the stages of the development,
if so stated in a legally binding development agreement and/or as
a condition of final plan approval.
12.
Reservation for Future Street. If the Board of Supervisors determines
it will be necessary to provide suitable traffic access to the interior
of a site, the Board of Supervisors may require as part of a proposed
subdivision plan that a fifty-foot minimum width right-of-way be reserved
for a future cross-street. Such future street is not required to be
constructed until such time as the lots that would access it would
be developed. Such right-of-way shall be retained in the same ownership
as the abutting interior land until a street may be developed.
13.
Driveways.
A.
Permits. A state highway occupancy permit is required for all access
onto or work within the right-of-way of a state road. For any driveway
entering a Township road or a private road, a Township occupancy permit
is required.
B.
Driveway Slopes. Grades of access drives or driveways shall not exceed
15% for any horizontal distance longer than 20 feet, except for a
driveway that:
C.
Drainage. The developer shall make adequate provisions to maintain
uninterrupted parallel drainage along a street where intersected by
a driveway. The minimum culvert size shall be stated on a subdivision
plan for each lot. The main travel routes within parking lots shall
be graded and drained to keep those routes open for travel during
storms. A minimum twelve-inch cover shall be provided over a pipe,
measured from the subgrade. The minimum driveway culvert diameter
shall be 15 inches.
D.
Emergency Access. Driveways shall be designed to be accessible to
emergency vehicles. Driveways shall have a ten-foot minimum horizontal
clearance, a twelve-foot minimum vertical clearance and be designed
to support the weight of a loaded fire engine pumper truck.
E.
Shared Driveways. See Subsection 13F.
F.
Separation Between Driveways and Streets. Any new driveway entering
onto a street shall be separated by the following minimum distance
along that street from any cross-street intersection. The minimum
separation distance shall be measured between the center line of the
driveway and the center line of the nearest cross-street. These separation
distances shall not apply if a driveway is aligned with a cross-street
that intersects at the same point on the opposite side of the receiving
street.
|
Type of Subdivision or Land Development
|
Minimum Distance Between Center line of Driveway and Nearest
Intersecting Street by Type of Intersecting Street
| ||
|---|---|---|---|
|
Arterial
|
Collector
|
Local
| |
|
Residential
|
150 feet
|
100 feet
|
75 feet
|
|
Nonresidential
|
300 feet
|
200 feet
|
150 feet
|
G.
Separation Between Driveways. Any new driveway entering onto a street
shall be separated by the following minimum distance along that street
from any other driveway intersecting along the same side of that street.
The minimum separation distance shall be measured between the center
lines of the driveways. This separation distance shall not apply where
two driveways are approved to be located immediately next to each
other, effectively forming a shared driveway. On corner lots, driveway
access shall be provided on the "minor" street.
|
Type of Subdivision or Land Development
|
Minimum Distance Between Center line of a New Driveway
and Center line of Any Existing Driveway, by Type of Intersecting
Street
| ||
|---|---|---|---|
|
Arterial
|
Collector
|
Local
| |
|
Residential
|
100 feet
|
75 feet
|
—
|
|
Nonresidential
|
150 feet
|
100 feet
|
75 feet
|
I.
Opposite Driveways. Where possible, driveways on opposite sides of
the street shall be located opposite one another to create a "true
intersection."
J.
Nonresidential Driveway Surfaces. The entire length of driveways
used as the primary access for principal commercial, industrial and
institutional uses shall be paved in asphalt or concrete. Portions
of any driveway that are within a public street right-of-way shall
be improved as follows: six inches of crushed aggregate, 2.5 inches
of bituminous binder course and 1.5 inches of wearing course.
K.
Radius. The driveway radius shall not extend beyond the property
line.
L.
Driveway Width. Driveway widths shall conform to PennDOT Publication
441, or its successor.
M.
Driveway Curbing. In curbed sections, a minimum 1.5-inch curb reveal
must be maintained at the driveway. When existing curbing is to be
removed to construct a driveway, the length of curbing to be removed
shall be carried to the nearest expansion joint or saw cut if the
joint is more than five feet from the end of the curb removal. No
partial breaking out of the curb shall be permitted.
N.
Turnaround. Sufficient area for vehicle turnaround shall be provided.
Backing onto public right-of-way is prohibited.
14.
Traffic Impact Studies.
A.
A traffic impact study meeting the same requirements as are listed in § 27-706, Subsection 3, of the Zoning Ordinance [Chapter 27] shall apply for any subdivision or land development that will involve any the following after build-out:
(1)
Traffic generation is excess of 500 average daily trips.
(2)
Any new principal nonresidential building or use that is on
a lot with frontage on an arterial street.
(3)
Where the Planning Commission or Board of Supervisors, after
a recommendation by the Township Engineer, determines that a subdivision
or land development may adversely impact road safety or congestion
conditions.
(4)
Not for profit developments may be exempted from the requirement
to perform traffic review unless specifically required by the Board
of Supervisors.
B.
The estimates of vehicle trips shall be based upon the latest edition
of the Institute of Transportation Engineering Trip Generation Manual.
C.
Developers shall be required to complete traffic mitigation improvements,
revise roadway design and/or contribute a fair share contribution
to transportation improvements projects prior to final approval.
[Ord. 2003-1, 1/27/2003, § 3.300; as amended by
Ord. 2012-2, 2/23/2012, § 2]
1.
Lots.
A.
Side lot lines shall abut and be approximately at right angles to
straight streets and on radial lines to curved streets, unless otherwise
permitted by the Board of Supervisors. Pointed or very irregularly
shaped lots shall be avoided.
.tif.png "022 SALDO (8).tif") |
B.
_____
(1)
Lots abutting two streets on two non-contiguous sides shall
ordinarily not be created except as needed to avoid direct vehicular
access onto an arterial or collector street by individual driveways.
This shall not apply to a lot abutting an expressway.
(2)
Rear Yard Buffers Along Major Streets.
(a)
Any residential lot of less than two acres with a rear yard
directly abutting a collector or arterial street or expressway shall
along such rear yard include a ten-foot wide planting strip along
the back of the lot, with access across this strip clearly prohibited
on notes on any approved plan.
(b)
In addition to any street trees required by this chapter, this
planting strip shall include evergreen trees with a minimum initial
height of three feet, following a landscaping plan approved as part
of the subdivision plan. The plantings shall be hardy, and shall not
primarily include American Arborvitae.
(c)
Any fencing in the rear of such lots shall be placed on the
inside of such plantings. Such plantings shall be placed so that they
do not obstruct safe sight distance.
C.
A lot, other than dedicated open space, that would not be suitable
for uses permitted in that zoning district shall not be created as
part of a subdivision, but instead shall be incorporated into another
lot.
2.
Easements. Easements shall be provided as follows:
A.
Drainage, sanitary sewage, central water, underground utility, emergency
access and other types of easements shall be provided as determined
necessary by the Township and as indicated on the plans.
B.
Locations. Unless waived or modified by the Township Engineer or
the Board of Supervisors, all lots shall include a drainage and utility
easement around the perimeter of each lot, including adjacent to the
street right-of-way. However, such easements shall not be required
where buildings (such as townhouses) are to be attached at a lot line.
C.
Width. The standard minimum width of an easement shall be 10 feet,
unless specifically approved or required otherwise, based upon review
by the Township Engineer. If an abutting easement width of at least
five feet will exist on the abutting lot, then this width may be reduced
to five feet.
E.
Recreational Easements. For properties bordering Brodhead Creek,
Pocono Creek and McMichael Creek, a thirty-foot wide recreational
easement, as measured from the top of bank, shall be required.
F.
Other Width Requirements. Additional width of easements shall be provided for additional utilities if required by the water or sanitary sewage supplier or the Board of Supervisors, based upon advice of the Township Engineer. The easement widths along side lot lines may be reduced if the Zoning Ordinance [Chapter 27] allows a principal building setback that is more narrow than the width of the easement that would otherwise be required.
G.
Separation. Minimum separation distances between utility lines shall
be as required by the applicable utility, applicable codes (state,
federal, Township or industry) or as deemed necessary by the Board
of Supervisors based upon advice of the Township Engineer.
H.
Pipelines. If any activity is proposed within the right-of-way of
an underground fuel or gas pipeline, the applicant shall provide written
evidence from the operator of such pipeline that such activity is
acceptable under their safety standards and the terms of that right-of-way.
I.
Location. Easements shall be placed along lot lines or street rights-of-ways,
to the maximum extent possible, as opposed to the center of a lot.
J.
Maintenance and Obstructions. The owner of the lot shall properly
maintain an easement or right-of-way in such a condition that does
not interfere with its intended purpose(s). Fill or structures shall
not be placed in an easement or right-of-way in a way that inhibits
its intended purpose(s). Specifically, structures or grading that
could alter or obstruct stormwater flows in violation of the approved
final plan shall be prohibited within stormwater easements.
K.
Entry. The Township, at its option, shall have the right to enter
a stormwater easement or any municipal easement or right-of-way to
maintain it or improve it for its intended purpose(s), although the
Township does not accept the responsibility to complete such work.
L.
Solar Easements.
(1)
Where a subdivision or land development involves the use of
solar access or solar energy systems, solar easements may be provided.
Said easements shall be in writing, and shall be subject to the same
conveyance and instrument recording requirements as other easements.
(2)
Any such easements shall be appurtenant; shall run with the
land benefitted and burdened; and shall be defined and limited by
conditions stated in the instrument of conveyance. Instruments creating
solar easement shall include, but not be limited to:
(a)
A description of the dimensions of the easement including vertical
and horizontal angles measured in the degrees or the hours of the
day, on specified dates, during which direct sunlight to a specified
surface or structural design feature may not be obstructed.
(b)
Restrictions on the placement of vegetation, structures, and
other objects which may impair or obstruct the passage of sunlight
through the easement.
(c)
Enumerate terms and conditions, if any, under which the easement
may be revised or terminated.
(d)
Explain the compensation for the owner of the real property
subject to the solar easement for maintaining the easement and for
the owner of the real property benefitting from the solar easement
in the event of interference with the easement.
(3)
A principal solar energy facility owner and/or operator or an
accessory solar energy system owner and/or operator is responsible
to obtain any solar easements necessary to guarantee unobstructed
solar access by separate civil agreement(s) with adjacent property
owner(s), if determined necessary by said owners and/or operators.
[Ord. 2003-1, 1/27/2003, § 3.400]
1.
In General. All subdivisions and land developments shall be served
with an adequate on-lot or central water supply system that will meet
DEP and Township requirements.
2.
Required Connections to Central Water Systems.
A.
The Board of Supervisors, after requesting any recommendations of
the Planning Commission, the Township Engineer and the appropriate
water supplier, shall require all lots and principal uses within a
subdivision or land development to be connected to an existing public
or Public Utility Commission-regulated central water system where
the Board of Supervisors determines that such connection would be
feasible, cost-effective and reasonable.
B.
Dry Water Lines.
(1)
The Board of Supervisors, after requesting any recommendations
of the Planning Commission, the Township Engineer and the appropriate
water supplier, may require that a subdivision or land development
include the installation of "dry" water lines if the Board of Supervisors
determine that such requirement would be reasonable and that such
development is likely to be able to be served by an extension of an
existing public or PUC-regulated central water system within 10 years.
(a)
The Township is not responsible to guarantee that such water
connection will occur or be possible within the ten-year period.
(2)
Such lines shall be required to meet the construction standards
of the water supplier to which the lines are intended to be connected.
C.
Private Water System.
(1)
The Board of Supervisors, based upon recommendations of the
Township Engineer, may require or permit the development of a new
private central water system if such system is determined to be necessary
and feasible. Any water system shall be subject to approval by Pennsylvania
DEP.
(2)
The Board of Supervisors may require that a non-public central
water system be designed and constructed so that it can be efficiently
connected in the future into an existing public or PUC-regulated central
water system.
(a)
Such system in that case shall be constructed following official
standards of the water supplier to which it is intended to be connected.
Easements and/or rights-of-way shall be established prior to construction
to allow an efficient interconnection with a larger system.
(b)
In such cases, the approved plan should include a specific provision
addressing how the system could be dedicated to become part of a larger
system in the future.
D.
Water Supplier Approval. Proposed extensions of central water systems
shall meet all applicable procedures, reviews and requirements of
any appropriate municipal authority or water company. Such extension
shall be approved by such agency prior to final plan approval, although
specific detailed service agreements are not required to be signed
until prior to recording.
E.
Non-Public Supplier. Any new central water system that is not owned
by a public authority or municipality shall be found to be acceptable
in capacity, pressure, design and construction by the Board of Supervisors,
based upon review of the Township Engineer. The Board of Supervisors
may deny permission for a subdivision or land development to be served
by a non-public central water system if such system cannot guarantee
sufficient water pressure and capacity and would not include a suitable
process for long-term professional operation and maintenance.
F.
Engineering Plans. See the provisions of Part 2 regarding submission
requirements. The applicant shall ensure that the water supplier provide
a written statement describing their ability and willingness to serve
the proposed development.
G.
Central Water System Standards.
(1)
Central water systems shall be designed by a professional engineer
with experience in such matters.
(2)
The following requirements shall apply for a new or extended
non-public central water system:
(a)
Wells shall be sited, drilled and tested under the direct supervision
of a professional engineer or professional groundwater geologist.
(b)
The projected capacity of the water source shall be sufficient
to produce a minimum of 110 gallons per person per day and/or 400
gallons per day per dwelling unit and to meet the needs of any nonresidential
use.
(c)
Any well shall be pump tested utilizing a controlled step-drawdown
test to establish the specific capacity of each well and to establish
a long-term pumping rate. The well shall be pumped at the above determined
long-term pumping rate for a sufficient period of time for stabilization
to occur and the recovery noted. In no case shall the test be less
than 48 hours in duration. In no case will a pumping rate greater
than the recharge rate be allowed.
(d)
Well construction shall be consistent with good practice and
regulations of the Pennsylvania Department of Environmental Protection.
The well shall be constructed by a licensed well driller.
(e)
Wells shall be so located away from potential sources of pollution.
A well serving multiple lots shall be located on a reserved one acre
minimum parcel.
(f)
The effect of areal drawdown shall be carefully evaluated and
reported.
(3)
The distribution system shall be designed and sized to provide
the design flows at a minimum pressure of 25 pounds per square inch
at curb stops.
(4)
Pipe classes shall be consistent with design pressures. Class
52 ductile iron pipe shall be used at a minimum, unless specifically
approved otherwise by the Township.
(5)
Service connections shall be a minimum of 3/4-inch diameter.
Corporation stops, service connections and curb stops shall be installed
concurrent with the installation of the water main.
(6)
Before being placed into service, the system must be tested
and chlorinated by procedures established by a professional engineer.
A system shall meet American Water Works Association standards for
disinfection and design.
(7)
The applicant shall prove to the Board of Supervisors that the
water system will maintain adequate storage for the uses being served.
Such storage shall normally be not less than one full days supply.
(8)
Flow Rates.
(a)
Systems serving residential development shall provide for a
minimum flow rate of at least five gallons per minute for each lot
or proposed dwelling unit for domestic purposes.
(b)
Systems serving nonresidential development shall provide for
a minimum rate of flow per minute not less than 25 times the projection
from the average daily rate of flow.
(c)
Systems intended to provide for fire flow shall provide for
minimum flow rates in accordance with standards of the Insurance Services
Organization or the National Fire Protection Association.
(9)
Fire Flow. Developments that provide central water service shall
provide water storage for fire flow purposes according to NPA standards.
(10)
DEP. All water systems must be designed and permitted in accordance
with Pennsylvania DEP regulations.
(11)
Wellhead Protection. The Township may require a developer to
establish easements around a central well to prohibit incompatible
uses near the well, such as storage or handling of highly hazardous
materials, or the installation of impervious containment measures
to contain any possible spill.
3.
On-Lot Water System (Wells). When a subdivision or land development
is not required to connect to a central water system, acceptable locations
for on-lot water systems shall be shown on plans and shall be constructed
in accordance with regulations of DEP. The Township may require that
a well be drilled, tested and found suitable prior to issuance of
a building permit.
A.
The applicant shall show compliance with DEP isolation distances
from septic systems.
B.
All wells shall be constructed by a licensed well driller.
C.
The Township may require the installation of test wells prior to
final subdivision approval to show that adequate water supply will
be available. For example, one test well might be required for every
five proposed wells.
D.
The Township may require that the well be drilled, tested and found
suitable prior to issuance of a building or zoning permit for a related
building. A note on the final plan may be required to this effect.
4.
Fire Hydrants. All subdivisions and land developments that will be
served by central water service shall provide fire hydrants as needed
with appropriate water pressure so that all dwelling units and principal
buildings are within 600 feet of an active fire hydrant.
5.
Submission. See the submission requirements in Part 2.
6.
High Water Usage Activities. See Part 3, which may require a hydrogeological
study for withdrawals of more than 10,000 gallons per day of water.
Such study should also examine opportunities for reuse or recharge
of treated wastewater.
7.
Water Towers. Water towers are not permitted in new subdivisions
or land development.
[Ord. 2003-1, 1/27/2003, § 3.500]
1.
In General.
A.
All subdivisions and land developments shall be served with an approved
and adequate sewage disposal system (either on-lot or public) that
will meet state and Township regulations.
B.
Public Sewage Connections. Any principal building or use within a
subdivision or land development that generates wastewater and that
in the determination of the Board of Supervisors, based upon the advice
of any applicable municipal authority and the Township Engineer, could
reasonably connect into a public sewage system shall be required to
connect into that system. The applicant shall be responsible to pay
such reasonable capital expenses that are necessary for such connection.
2.
Central Sewage Service.
A.
If a municipality or a municipal authority is to provide the central
sewage service, such agency shall have the authority to approve or
reject the proposed sewage collection system for just cause. A central
sewage extension shall be designed to provide transmission capacity
for future development areas that would most reasonably be served
through such lines.
B.
Non-Public Sewage Service. A non-public central sewage system shall
include, but not be limited to, a shared community cluster septic
system and be considered only in conservation subdivisions.
(1)
If non-public central sewage service is proposed, the Board of Supervisors shall have the authority to permit or not permit such service to meet the central sewage requirements of this section and the Zoning Ordinance [Chapter 27] based upon:
(a)
Whether the uses could be reasonably served by a public sewage
system.
(b)
Whether the proposed system would be consistent with the Township's
official Sewage Facilities Plan.
(c)
Whether the system would include an appropriate permanent system
for properly funded and professional operation and maintenance by
the Stroud Township Sewer Authority.
(d)
Whether the system would reduce problems from existing failing
septic systems.
(2)
If failing septic systems are present, developers of a central
sewage system are encouraged to connect those lots into the central
system. The Township has the ability to establish a sewage district
to make sure that the developer of a private central sewage system
is compensated over time for the additional costs of serving nearby
properties.
(3)
The Board of Supervisors shall require that the responsibilities
for operations and maintenance of new central sewage systems be turned
over to Stroud Township Sewer Authority.
C.
The Board of Supervisors shall require that a non-public central
sewage system be designed and constructed so that it can be efficiently
connected in the future into an existing public or PUC-regulated central
sewage system.
(1)
Such system, in that case, shall be constructed following official
standards of the system to which it is intended to be connected. Easements
and/or rights-of-ways shall be established prior to construction to
allow an efficient interconnection with a larger system.
(2)
In such case, the approved plan should include a specific provision
addressing how the system could be dedicated to become part of a larger
system in the future.
D.
Submission. See submission requirements in Part 2. The applicant
shall submit plans for any new sewage system or sewage extension that
were prepared by a professional engineer, and that are consistent
with the Pennsylvania Department of Environmental Protection regulations
and sewage manual. The applicant or utility provider shall prove that
adequate treatment and conveyance capacity will be available. The
applicant shall present a financial feasibility study showing that
the customers will be able to adequately fund needed operations, maintenance
and repair of the sewage system over time.
E.
Open Space. Areas used for sewage treatment and disposal, other than
wetlands and spray irrigation fields, shall not count towards required
common open space, unless specifically approved otherwise by the Board
of Supervisors.
F.
Sewage Extensions. The Board of Supervisors, after requesting any
recommendations of the Planning Commission, the Township Engineer
and the appropriate sewage supplier, shall require all lots and principal
uses within a subdivision or land development to be connected to an
existing public or Public Utility Commission-regulated central sewage
system where the Board of Supervisors determines that such connection
would be feasible, cost-effective and reasonable. An applicant may
seek to prove that an extension would not be reasonable because of
the distances that the lines would need to be extended and the average
cost per dwelling or lot.
3.
On-Lot Sewage Disposal System.
A.
If connection to a public sewage system is not required at the time
of occupancy, and if a non-public central sewage system is not approved
by the Township, then each lot shall be required to be served by an
on-lot sewage disposal system that will meet all applicable state
regulations.
B.
Prior to final plan recording, each new lot that will not be served
by an approved central sewage system prior to occupancy shall have
been found by the Township Sewage Enforcement Officer to meet all
Pennsylvania DEP requirements for an on-lot septic system, including
an approved perc test.
C.
Prior to final plan recording, each new lot that will not be served
by an approved central sewage system prior to occupancy shall include
an appropriate land area for an alternate septic system location.
(1)
The Sewage Enforcement Officer shall provide written evidence
that the alternate septic system location includes sufficient isolation
distances, slopes and a perc test to meet Pennsylvania DEP requirements.
Such SEO shall also certify that soil probes indicated that the site
would be appropriate.
(2)
An alternate septic system location shown on an approved plan
shall be kept in open vegetation, unless the lot owner submits documentation
and a site plan to the Township staff proving that a different location
would meet requirements of this section and would be reserved.
(3)
The Township shall require a deed restriction to ensure that
the alternate drain field location is kept open with undisturbed soils
until such time as the drain field may be needed.
D.
The applicant shall submit results or a summary of the tests of required
on-lot septic tests and shall show approved test locations on the
plans in accordance with DEP planning module requirements.
E.
Portable chemical toilets allowed as per DEP regulation or other
approved privies shall not be used as a primary method of sewage service
for a subdivision or land development that operates more than 10 days
in any calendar year, other than publicly-owned outdoor recreation
uses and construction sites.
F.
Common Open Space. The Board of Supervisors may approve the location
of on-lot septic system alternate drain field locations within common
open space areas, provided that adequate easements and/or deed restrictions
will be in place to ensure the availability of the site and to limit
alteration of the soils. If a portion of common open space is used
in the future by a septic system, cleanouts shall be labeled or underground
pins used to identify the owner and the limit of the system.
4.
Laterals. Each lot with central sewage service shall be served by
a separate sewage lateral.
[Ord. 2003-1, 1/27/2003, § 3.600]
1.
Sidewalks.
A.
Sidewalks built to Township specifications shall be required for
all major subdivisions or land development plans. For minor subdivisions,
the Board of Supervisors shall require that:
B.
Location and Width of Sidewalks.
(1)
Sidewalks shall be located within the street right-of-way unless
specifically approved otherwise. A minimum six-foot landscape strip
is required to be provided between the curb and sidewalk.
(2)
Sidewalks shall have a minimum width of four feet. Along arterial
street near schools and parks, sidewalk widths shall be six-foot width.
(3)
Combined width of landscape strip and sidewalk shall be 12 feet,
minimum.
C.
Construction.
(1)
Sidewalks shall be designed and constructed in accordance with
applicable provisions of PennDOT Publication 408 or any replacement
publication or standard approved by the Board of Supervisors.
(2)
Sidewalks shall be graded at a slope of three inch per foot
toward the curb or street. Sidewalks shall be separated by expansion
joints into sections approximately 20 feet in length. The sections
shall be separated for the full depth of the sidewalk slab by approved
two premolded bituminous material. Between expansion joints, the section
of walk shall be divided into subsections approximately five feet
in length by using c inch steel templates equal in depth to the concrete
slab. Premolded bituminous expansion material shall also be placed
between the sidewalk and any adjacent curb or adjacent sidewalk.
(3)
Concrete forms and templates shall not be removed less than
12 hours after placement of the concrete. All construction joints
and scoring shall be filled with approved dry sharp sand. Minor defects
shall be corrected by patching with mortar; plastering shall not be
permitted.
D.
Handicapped Access. All sidewalks and curbs at the intersection of
two or more public streets shall include a sloped curb cut suitable
for use by wheelchairs. The Township may require an audible signal
where a new traffic signal and crosswalk would be located.
E.
Maintenance. It shall be the responsibility of directly adjacent
landowners to maintain, plow snow and remove ice off of and repair
sidewalks and maintain any planting strip that exists between the
street and the sidewalk.
2.
Pathway or Bikeway.
A.
For the convenient and safe circulation of bicycles and pedestrians,
the Board of Supervisors, after a review by the Planning Commission,
shall require that a major subdivision or land development include
the construction of a pathway or bikeway.
(1)
Pathway, trail and bikeway recommendations of the Comprehensive
Plan, Greenway Plan and Stroud Area Regional Open Space and Recreation
Plan shall be carried out as part of a subdivision or land development,
to the maximum extent feasible.
(2)
A pathway shall be required between lots to connect adjacent
developments, particularly when pedestrian connections are not possible
along streets. For example, if lots along two cul-de-sac streets are
adjacent to each other, the Township may require a pathway between
them.
B.
A pathway shall have a minimum width of four feet, while a bikeway
shall have a maximum width of six feet, within a ten-foot wide easement.
However, if a bikeway is expected to routinely experience two-way
traffic, the minimum width shall be nine feet.
C.
A bikeway, pathway or trail shall be constructed to standards acceptable
to the Board of Supervisors, considering slope and intended use. Ramps
shall be provided at intersecting streets with a maximum slope of
6:1.
D.
A pathway, bikeway or trail located outside of a street right-of-way
may be counted within the minimum lot area of the lot.
E.
Along Streets. The Board of Supervisors may require the installation
of a reasonably smooth shoulder along a street in such a manner that
it could serve bicycles. In such case, striping shall be used to separate
the shoulder from the travel lanes. A bikeway may also be provided
along a street with a separation by a vegetative strip. In most cases,
the bikeway and pathway shall be separated by a landscape strip of
at least four feet in width.
3.
Curbs.
A.
Curbs shall be provided along both sides of all public and private
streets, based upon review by the Township Engineer and after offering
the Planning Commission an opportunity for review. Curbs shall specifically
be required whenever sidewalks are required, at an absolute minimum.
B.
If curbs are not provided, appropriate stabilized drainage channels
designed to handle a twenty-five-year storm shall be required along
all streets, within the street right-of-way, or drainage easements.
C.
All required curbs shall meet the following specifications and PennDOT
Publication 408:
(1)
Straight curbs of Portland cement concrete shall be 21 inches
in height, six inches in width at the top, eight inches in width at
the bottom, and shall have an exposed face of eight inches. Concrete
shall be placed and be in accordance with Class A Cement Concrete
as specified in PennDOT Publication 408.
(2)
Each curb section shall be 10 feet in length where practical,
however, the minimum section length shall not be less than five feet.
Sections shall be separated when pouring by an c inch steel template
extending the full depth of the curb. Expansion joints of approved
two-inch premolded bituminous material extending the full depth of
the curb shall be placed at points of curvature and tangency of street
returns and not over 20 feet apart on any run of the curb. Premolded
bituminous material shall be placed to the full depth of any sidewalks
as the same abuts a curb.
(3)
If the concrete curb is placed on an embankment or on native
soil, which is subject to frost heave, the curb shall be reinforced
with three number four reinforcing bars spaced four inches apart running
longitudinally the full length of the curbing.
(4)
Concrete forms and templates shall not be removed less than
12 hours after placement of the concrete. All construction joints
shall be filled with approved dry, sharp sand. Minor defects and honeycombing
shall be corrected by patching with mortar; plastering will not be
permitted. All exposed concrete shall be rubbed to a smooth surface
and corners finished with a three-inch edging tool.
(5)
Alternatives. The Board of Supervisors may approve alternate
curbing designs, if recommended by the Township Engineer.
(6)
Gutter design shall be subject to the approval of the Township
Engineer based upon standard engineering practices.
(7)
Stormwater discharge pipes shall not be installed through curbing.
[Ord. 2003-1, 1/27/2003, § 3.700]
1.
Purposes. To provide adequate open spaces, recreational lands and
recreational facilities to serve new inhabitants of new developments,
for both active and passive recreation. To recognize and implement
the Stroud Area Regional Open Space and Recreation Plan, adopted in
2002.
2.
Applicability. This section shall apply to any subdivision for which
a preliminary plan or a combined preliminary/final plan and any land
development for which a plan is submitted after the enactment date
of this amendment.
A.
In conformance with the State Municipalities Planning Code, 53 P.S.
§ 10101 et seq., this section requires the public dedication
of land suitable for park land, noncommercial recreational uses, preserved
open space and the construction of recreational facilities. Upon agreement
of the Board of Supervisors, any of the following alternatives may
be approved by the Board of Supervisors in lieu of public dedication
of land, as specified in this section:
B.
This section shall not apply to plans that the Board of Supervisors
determines only involve adjustments or corrections to an approved
preliminary plan or a preliminary plan that was before the Township
for consideration as of the date of the adoption of this section,
provided the adjustments do not increase the number of proposed dwelling
units.
C.
The applicant shall submit the following with the subdivision or
land development plan:
(1)
A description of the anticipated population characteristics
of the future occupants of the development, such as likely age groups.
(2)
The method by which the applicant wishes to comply with the
requirements of this section, such as payment of recreation fees,
dedication of public recreation land, dedication of land to a homeowners'
association, construction of recreational facilities or another method.
D.
The preliminary and final plans shall contain a sheet depicting the
land proposed for use in meeting common open space requirements, or
a note stating that the applicant proposes to pay fees-in-lieu of
land. The plan shall also describe any improvements or facilities
that the applicant proposes to make to the land.
E.
The proposal for common open space, installation of recreation facilities
and/or fees shall be offered for review by the Planning Commission
and the Stroud Township Park and Recreation Committee or regional
equivalent. The Board of Supervisors may require changes to the proposal
for common open space and/or fees in compliance with this section.
If an applicant does not prove compliance with this section or refuses
to dedicate common open space where the Board of Supervisors does
not agree to fees-in-lieu of land dedication, the Board of Supervisors
shall have grounds to deny approval of the submission.
3.
Limitations on Use of Fees.
A.
Any fees collected under this section shall be placed within an interest-bearing
account and shall be accounted for separately from other Township
funds. Such account shall be controlled by Stroud Township, and its
interest shall become funds in that account.
B.
To ensure that the lands and facilities are accessible to the inhabitants
of the developments that paid fees towards their cost, such fees shall
only be used within a five-mile radius of the boundaries of the subdivision
or land development that paid the fees, unless the Board of Supervisors
determine that a proposed improvement is regional in nature and would
clearly serve the entire population of the Township. In addition,
the Township may commit fees to public recreation areas in adjacent
Townships or Boroughs that would be intended to serve the inhabitants
of the development where the fees originated.
C.
Such fees shall only be used for the following: acquisition of public
open space, development of public recreational facilities, landscaping
of public open space and closely related engineering and design work.
D.
Unless the Township identifies fees for a different set of facilities
or recreation area, priority shall be given to the further development
of the Brodhead-McMichael-Pocono Creek Greenway and adjacent recreation
facilities. The Greenway is a centrally located recreation area providing
programs and facilities for the entire Township.
E.
The Township shall use any fee paid within three years of the date
of payment for the intended open space or recreation purpose.
4.
Land Dedication. Any subdivision or land development regulated under
this section shall be required to dedicate the specified amount of
common open space, unless the payment of recreation fees-in-lieu of
land are approved by the Board of Supervisors.
A.
Development of five or fewer dwelling units, that do not include
land that is adjacent to existing publicly owned land, shall be required
to pay a recreation and open space fee in lieu of dedicating land
and/or constructing recreation improvements.
B.
The land and fee requirements of this section shall be based upon
the number of new dwelling units that would be permitted on the lots
of a subdivision or land development after approval.
C.
Prime Open Space. For the purposes of this section, the term prime
open space shall mean land proposed to be dedicated as common open
space that would meet all of the following standards:
(1)
Less than 6% slope.
(2)
Not a "wetland" under federal and/or state regulations.
(3)
Be part of a contiguous tract of at least two acres (which may
include existing adjacent common open space).
(4)
Not be within the one-hundred-year floodplain as defined by
official floodplain maps of the Township, as prepared by FEMA.
D.
Residential-Amount of Common Open Space. If a residential subdivision
or land development is required to dedicate common open space, the
following amounts for each permitted new dwelling unit shall be required,
unless revised by resolution of the Board of Supervisors:
|
Percentage of the Total Required Common Open Space that
Would Meet the Definition of "Prime Open Space"
|
Minimum Required Common Open Space Per Permitted Dwelling
Unit
|
|---|---|
|
0-25.0%
|
5,200 square feet
|
|
25.1-75.0%
|
2,600 square feet
|
|
75.1-100%
|
1,300 square feet
|
E.
Nonresidential-Amount of Common Open Space. If a nonresidential subdivision
or land development is required to dedicate common open space, the
following amounts of common open space shall be required, unless revised
by resolution of the Board of Supervisors:
|
Percentage of the Total Required Common Open Space that
Would Meet the Definition of "Prime Open Space"
|
Minimum Required of Development Tract Required to be Dedicated
as Common Open Space
|
|---|---|
|
0-25.0%
|
6%
|
|
25.1-75.0%
|
4%
|
|
75.1-100%
|
3%
|
F.
Other Ordinances. Any required land dedication or fees under this
section shall be in addition to any land dedication or improvement
requirements of any other Township ordinance.
5.
Fees. If it is determined that a proposed subdivision or land development
is required to pay fees-in-lieu of dedicating open space, this fee
shall be as established by the Township Fee Schedule, which may be
updated by resolution of the Board of Supervisors. The fee is based
upon the fair market value of comparable undeveloped land, as reflected
in the Township Fee Schedule.
6.
Decision on Land vs. Fees. The Township reserves the right to determine,
on a case-by-case basis whether dedication of land is preferable or
the payment of an in-lieu fee. If the applicant does not propose dedicating
common open space that meets Township requirements or if the Board
of Supervisors and applicant agree to the payment of fees, then the
payment of recreation fees shall be required instead of land dedication.
It is desirable to reach a tentative agreement on whether land or
fees shall be required at the sketch plan stage, although the formal
decision shall be made during the review of the first official plan
submittal. The Township should, at a minimum, consider the following
in this decision:
A.
Whether the land in that location would serve a valid public purpose.
B.
Whether there is potential to make a desirable addition to an existing
public or School District recreation area.
C.
Whether the proposed land would meet the objectives and requirements
of this section and any relevant policies of the Township Comprehensive
Plan, Stroud Area Regional Open Space and Recreation Plan or Brodhead-McMichael-Pocono
Greenway.
D.
Whether the area surrounding the proposed development has sufficient
existing recreation and open space land, and whether it is possible
for pedestrians and bicyclists to reach those lands.
E.
Any recommendations that may be received from the Planning Commission,
the Township Engineer, any regional Open Space Committee, the Stroud
Township Environmental Advisory Council, the local School Board or
School District staff and the Township Parks and Recreation Committee.
7.
Common Open Space and Recreation Land to Be Dedicated.
A.
Suitability land required to be dedicated shall be suitable for its
intended purpose, in the determination of the Board of Supervisors.
The applicant shall state what improvements, if any, he/she intends
to make to the land to make it suitable for its intended purpose,
such as grading, landscaping, or development of trails.
(1)
Such land shall be free of construction debris at the time of
dedication.
(2)
Lands intended for active recreation shall be well-drained,
less than 6% slope, and free of wetlands.
(3)
To the maximum extent feasible, common open space shall be linked
with existing or future open space in the vicinity.
(4)
To the maximum extent feasible, common open space shall be linked
with homes within the development by paths, trails or easements.
(5)
Recreation facilities shall be designed to meet applicable regulations
under the Americans With Disabilities Act, 42 U.S.C. § 12101
et seq.
(6)
On areas that are not intended for active recreation, where
existing attractive natural vegetation does not exist and/or will
not be retained, the applicant shall plant trees and shrubs on the
common open space according to a landscaping plan submitted with the
final plan.
(7)
Common open space shall meet the definition of "Open Space,
Common" in Part 5.
(8)
An applicant shall not be permitted to dedicate an amount of
common open space that is too small to be useful for recreation, even
in combination with recreation fees.
B.
Ownership. Required common open space shall be dedicated to the Township,
unless the Board of Supervisors agree to accept a dedication to any
of the following: the School District, Monroe County, the Pennsylvania
Bureau of State Parks, the Pennsylvania Fish and Boat Commission,
the Pennsylvania Game Commission, a homeowner association, a single
property owner in the case of agricultural land or an environmental
organization acceptable to the Board of Supervisors. In the case of
a rental development, the Township may permit the common open space
to be retained by the owner of the adjacent buildings.
(1)
If required common open space is to be owned by a homeowner
association, the developer shall be required to establish such association
in a form that requires all property owners within the development
to annually contribute to the maintenance of the common open space.
(2)
Any homeowner association agreements regarding required common
open space shall be subject to acceptance by the Board of Supervisors,
based upon review by the Township Solicitor. The provisions of § 705(f)
of the State Municipalities Planning Code, 53 P.S. § 10705(f),
should serve as a model for such agreement.
(3)
Where another form of ownership is not practical, the Board
of Supervisors may permit the required open space to be added onto
a privately owned lot, provided a permanent conservation easement
protects the open space from development.
(4)
The Board of Supervisors may require that the required common
open space be dedicated to the Township, as opposed to a private entity.
The Board of Supervisors shall not be required to accept dedication
of any open space.
C.
Deed Restrictions/Conservation Easements. Common open space shall
be protected from future development and subdivision by a permanent
conservation easement or deed restriction enforceable by the Board
of Supervisors. Such restriction may also be enforceable by other
parties. Such restrictions shall prohibit the construction of any
buildings, except buildings for noncommercial recreation or that are
necessary to support maintenance of the open space.
D.
Priority shall be given to dedication of land that would be suitable
for (1) additions to existing public schools and public parks, or
(2) would preserve woods, steep slopes or other important natural
features or land along a creek or river, or (3) that would be suitable
for centralized active recreation, (4) connect to open space areas
through greenways, or (5) serve as passive recreation for hiking and
related activities.
E.
Land that is not suitable for active or passive recreation shall
not be permitted to meet the requirements of this section, including
areas within a stormwater detention basin that are not suitable for
recreation. Portions intended for active recreation shall be well
drained, of less than 4% average finished slope and not require filling
in of a wetland for use.
F.
Access and Contiguousness. Common open space within a subdivision
or land development shall be contiguous, except as may be specifically
exempted by the Board of Supervisors, and shall have adequate access
for maintenance and by pedestrians. If open space is limited to residents
of a development, the Township may still require that a defined trail
easement be open to all pedestrians to provide for a needed link.
G.
Lands Close to Buildings. For the purposes of this section, no land
shall be used to meet the minimum common open space requirements of
this section if such land is within:
I.
Wells. Wells may be located in common open space. Adequate easements
shall be established to clarify rights and responsibilities.
J.
Residual Lands. If only a portion of a larger tract of land is currently
proposed to be subdivided, or the applicant owns one or more adjacent
tracts that are not currently proposed to be subdivided, the applicant
shall provide a sketch of a possible future land dedication on these
adjacent lands in case they would be developed in the future.
K.
Coordination With Future Adjacent Dedication. The Board of Supervisors
may require that a required land dedication within a property currently
being subdivided be placed along an edge of the property so that it
may, in the future, be combined with an open space dedication on the
edge of an adjoining property when that adjoining property is subdivided
or developed.
8.
Combination of Land and Fees. Upon mutual agreement of the Board of Supervisors and the applicant, the Township may accept a combination of common open space and fees-in-lieu of land to meet the requirements of this section for a subdivision or land development. For a residential development, this combination shall be based upon the common open space requirement applying for a certain number of dwelling units and the fee-in-lieu of land requirement applying for the remaining number of dwelling units. See Subsection 7A(8).
9.
Timing of Fees. Fees required by this section for all of the dwelling
units shall be paid prior to the recording of the final plan, except
as follows:
A.
If the required fee would be greater than $2,000, and the applicant
and the Township mutually agree to provisions in a binding development
agreement to require the payment of all applicable recreation fees
prior to the issuance of any building permits within each clearly
defined phase or sub-phase of the development, then fees are not required
to be paid prior to recording of the final plan but may instead be
paid within the requirements of that development agreement. For example,
the development agreement may state that the fees from lots 1 through
5 must be paid before any building permits may be issued for lots
1 through 5.
B.
If the applicant agrees to pay such fees in installments, then all
such fees shall not be considered to be "paid" for the purposes of
any applicable time limitations for utilization under the Municipalities
Planning Code, 53 P.S. § 10101 et seq., until all such fees
are paid in full, including all installments and phases.
10.
Facilities in Place of Land or Fees. An applicant may seek a modification of the requirements of this section under the procedures of § 22-102 by offering to construct substantial permanent recreation facilities within the proposed subdivision or land development or on nearby public open space, if the applicant clearly proves to the satisfaction of the Board of Supervisors that those facilities will be approximately equal in market value to the land or fees that would otherwise be required. Such action must be consistent with Subsection 2A(2) of this section.
[Ord. 2003-1, 1/27/2003, § 3.800]
1.
General Provisions.
A.
Act 167 Ordinances. See the provisions of the Township "Stormwater Management and Earth Disturbance Ordinances" [Chapter 23] for those portions of Stroud Township that are within the McMichaels Creek and Brodhead Creek watersheds. Those two stormwater ordinances, as amended, shall be referenced herein by the term "the Act 167 Stormwater Ordinances."
B.
Consistency With Act 167. The provisions of this section shall apply
except where a specific provision of a Township Act 167 Stormwater
Ordinance supersedes this chapter under a specific provision of the
Pennsylvania Stormwater Management Act, 32 P.S. § 680.1
et seq., such as regarding release rates. In case of any differences
between an Act 167 Stormwater Ordinance and this section where the
Act 167 Stormwater Ordinance does not supersede, then the more restrictive
requirement shall apply.
C.
Velocity Control Measures. The Board of Supervisors, based upon the
recommendations of the Township Engineer, may require specific sizes
or types of stormwater velocity control measures based upon both the
need to control the velocity and upon long-term maintenance concerns.
Energy dissipaters shall be placed at the outlet of all pipes where
flow velocities exceed the maximum permitted velocities of the receiving
swale or watercourse.
D.
Stormwater runoff from any subdivision or land development (including
during construction and earthmoving) shall not occur at a peak rate
(measured in cubic feet per second) that is greater after development
than occurred prior to development.
E.
Runoff from a site shall be controlled using appropriate means of
detention of water on the site and/or other approved types of stormwater
management, within the requirements of this chapter. Underground systems
will be favorably considered.
F.
Runoff that is detained shall be held and released at a pre-determined
controlled rate by appropriately installed devices. The release shall
be in the same manner as the natural or pre-development means of discharge
from a site (such as point discharge or sheet flow).
G.
Stormwater runoff shall not be increased or redirected in such a
way that it results in hazards to persons or property or interferes
with the normal movement of vehicles.
H.
All stormwater management methods are subject to approval by the
Township Engineer, including all outlet locations.
I.
All lots shall be laid out and graded to prevent cross lot drainage,
to provide positive drainage away from proposed building locations
and any primary or alternate septic system locations. Stormwater shall
also not be redirected towards buildings or on-lot septic systems
off of the site.
J.
All stormwater management plans shall take into account and provide
for existing flow from upstream areas within the entire watershed.
K.
The existing points of natural drainage discharge onto adjacent property
shall not be altered to increase flows nor shall the concentration
of water runoff be increased because of development without the written
approval of all affected landowners.
L.
No stormwater runoff or watercourse shall be diverted in a way that
overloads existing drainage systems, or creates flooding or the need
for additional drainage structures on other private properties or
public lands, without Township approval of provisions to be made by
the developer for properly handling such conditions, including water
runoff impoundments, if necessary.
M.
An adequate storm sewer system consisting of inlets and underground
drainage pipes with approved outlets shall be constructed where the
runoff of stormwater and the prevention of erosion cannot be accomplished
satisfactorily by surface drainage facilities, as determined by the
Board of Supervisors, based upon the recommendation of the Township
Engineer. Such determination shall be based upon the expected velocity
and depth of the stormwater flows (including depths in the street)
and the proximity of dwellings.
(1)
Underground Flows. Any diverted or affected underground water
flows shall be properly dissipated or controlled to prevent velocities
or concentrations that could harm a street or cause erosion within
the right-of-way. Appropriate methods of control may include, but
are not limited to: perforated pipe or other methods to slow the discharge
of the water.
N.
Sequence of Construction. No substantial grading shall occur and
no building permits shall be issued for any building and no street
or parking lot construction shall be allowed unless any detention
basin, siltation basin or improved major swale approved to handle
the resulting runoff is in place. Any detention basin shall be seeded
and stabilized and have an installed outlet structure prior to the
construction of any streets or buildings within that drainage basin.
O.
Phasing. The phasing of a development shall ensure that all stormwater
facilities needed to manage runoff from a phase are in place and functioning
adequately prior to and after the construction of buildings and other
improvements in that phase. This shall, for example, include the extension
of the main outfall line. This may require the use of temporary structures,
which shall be shown on submitted plans. If the development occurs
in phases, the entire system shall be shown as part of the preliminary
plan submission.
P.
Innovative Methods. Under § 22-102, the Supervisors may approve or require innovative alternative methods of stormwater management, based upon review and recommendation of the Township Engineer.
Q.
Wellhead Protection. Care shall be used in directing stormwater runoff
that may include pollutants away from wellhead areas around central
well sites and other public water supplies.
R.
Best Management Practices (BMP), Infiltration and Stormwater Quality.
Methods of stormwater management that encourage groundwater recharge,
minimize impervious coverage and filter pollutants from runoff shall
be required by the Board of Supervisors where determined by the Township
Engineer to be feasible. Stormwater infiltration measures may be required
where hydrological group A or B exists.
(1)
BMP devices include seepage beds, seepage trenches, infiltration
trenches, underground detention basins and similar devices (see definitions
in Part 5). These types of devices or their equivalent shall be used
where soil conditions are suitable. These devices may allow smaller
detention facilities.
(2)
See the manual entitled "Best Management Practices for Developing
Areas in Pennsylvania" that is available through the County Conservation
District. Stormwater infiltration shall meet the standards of such
manual or an alternative standard acceptable to the Township Engineer.
(3)
To increase the effectiveness of infiltration devices, the following
shall apply:
(a)
Areas proposed for infiltration devices shall be protected from
sedimentation and compaction during the construction phase, in order
to maintain their maximum infiltration capacity.
(b)
Infiltration devices shall not receive runoff until the entire
contributory drainage area to the devices has been stabilized.
(4)
Where groundwater recharge measures are proposed, the Township
Engineer may require a geologic study to determine the suitability
of the site for such facilities Such study should address soil permeability,
depth to bedrock, susceptibility to sinkholes, and subgrade stability.
(5)
Where pervious surfaces are proposed to encourage groundwater
recharge, pavement construction specifications shall be stated on
the plan and be subject to approval of the Township Engineer.
(6)
Within new major subdivisions and land developments, the Township
may require that a one-year twenty-four-hour design storm (using the
SCS Type II distribution) be detained so that it takes a minimum of
24 hours to drain from the facility from a point where the maximum
volume of water from the one-year storm is capture (in other words,
where the maximum water surface elevation is achieved in the facility).
The release of water can begin at the start of the storm (in other
words, the invert of the water quality orifice is at the invert of
the facility). The design of the facility shall consider and minimize
the chances of clogging from sediment.
(7)
The use of alternative best management practices shall consider
the following:
(a)
The total contributing area.
(b)
The permeability and infiltration rate of the soils.
(c)
The slope and depth of bedrock.
(d)
The seasonally high water table.
(e)
The proximity to building foundations and wellhead areas.
(f)
The erosion potential of soils.
(g)
The land availability and topography.
(8)
The Township may require the installation of oil separators
and similar devices to help separate pollutants from stormwater runoff.
(9)
The Township may require the planting of thick vegetation along
waterways to filter pollutants from runoff.
2.
Calculations of Stormwater Runoff. The methods and design storms
described in the Act 167 ordinances shall apply.
A.
The stormwater calculations shall include the following:
(2)
Pre- and post-development drainage maps showing existing and
proposed grades and including any off-site tributary area, and flow
paths used to determine the time of concentration.
(3)
Pre- and post-development runoff calculations.
(4)
Detention basin design calculations (as applicable).
(5)
Pipe and swale sizing calculations.
(6)
Such information as the Township Engineer determines is needed
to determine compliance with this chapter, including but not limited
to, slopes, proposed elevations, typical cross sections and details.
B.
Where crop farming or disturbed earth exists on the site prior to
development, meadow in good condition shall be used as the starting
base for the pre-development calculation.
3.
Stormwater Design Submission.
A.
Within the one-hundred-year floodplain, any stormwater management
structures and systems shall be designed to handle a one-hundred-year
storm. A twenty-four-hour Type II storm shall be used if using the
soil complex method.
B.
The stormwater management plan shall show that a one-hundred-year,
twenty-four-hour storm can be safely conveyed without jeopardizing
any principal building on or adjacent to the site.
C.
All plans showing the proposed storm drainage construction must be
accompanied by a complete design stamped and signed by a Pennsylvania
registered engineer, landscape architect or surveyor.
D.
Within the Brodhead and McMichaels Creek watersheds, the regulations
in the Act 167 ordinances pertaining to pre-development versus post-development
peak stormwater release rates shall apply.
E.
Within areas not regulated by an adopted Act 167 ordinance, if a
subdivision or land development will result in an increase of 5,000
or more square feet in the total amount of impervious coverage, then
based upon a two or 2.33 and a fifty-year storm (considered individually),
the applicant shall prove to the satisfaction of the Township Engineer
that no increase in peak stormwater discharge will leave the tract
after development than occurred prior to development.
4.
Methods of Detention and Flow Delay. The following methods of detention
or flow-delay devices may be found to be acceptable by the Township
Engineer:
A.
Wet or dry ponds and detention basins, including underground basins.
B.
Roof storage and increased roof roughness (provided a professional
engineer certifies the structure strength of the roof).
C.
Parking lot detention (which shall be limited to the least used portions
of the parking lot and shall not obstruct driveways and access aisles).
D.
Infiltration trenches.
E.
Grassed channels and vegetated strips.
F.
Cisterns, underground reservoirs or covered ponds.
G.
Increasing the roughness coefficients on the developments surface
area.
H.
Decreasing the percentage of impervious area.
I.
Promoting groundwater recharge.
J.
Routing flow over lawns in swales within stormwater easements.
K.
Detention storage within the storm sewer.
L.
Another method approved by the Township Engineer.
5.
Groundwater Recharge. In general, all runoff control measures should
be designed to encourage groundwater recharge, if suitable subsurface
conditions are present. However, in any such recharge, proper precautions
shall be taken to prevent pollution of the groundwater and the formation
of sinkholes and to promote safety. See also Subsection 1R.
6.
Detention Basins Standards.
A.
Perforated risers, staggered orifices, V notch weirs, or other outlet
structures as approved by the Township Engineer, may be required for
outlet control.
B.
All detention basins shall be designed with an emergency spillway.
(1)
All stormwater detention facilities shall provide a minimum
1.0 foot of freeboard above the maximum pool elevation associated
with the two-year through fifty-year runoff events. An emergency spillway
shall be designed to pass the one-hundred-year runoff event with a
minimum 1.0 foot of freeboard.
(2)
The downstream slope of the spillway shall as a minimum extend
to the toe of the berm embankment. The edge of the basin grading shall
be within the subject property.
(3)
All detention basin outflow structures shall be designed with
trash racks over the outflows.
C.
The emergency spillway and the outfall of the detention basin shall
be lined with rip rap or other suitable lining approved by the Township
Engineer and shall meet requirements of PennDOT Publication 408, or
its successor publication.
D.
The Township Engineer shall determine that the minimum top width
of a detention basin berm is sufficient for maintenance and structural
purposes.
E.
In order to provide proper drainage, a minimum grade of 1.0%, directed
toward the outlet structure, shall be maintained across the basic
floor, unless otherwise approved for a retention basin. A lesser grade
may be permissible provided that a concrete low flow channel is provided.
F.
Slopes of Basin. No basin shall exceed four feet in total depth.
The sides shall have a maximum slope of four feet horizontal to one-foot
vertical. Grading shall avoid uniform "engineered appearance" and
use contour-type grading to appear as a natural landform. Any request
for a waiver shall describe the engineering justification, the visual
impact of the proposal and the proposed method of maintenance.
G.
Outfall. Where no existing point of concentration exists, the outfall
from a detention basin shall not discharge closer than 30 feet from
the adjoining property line, unless permission is given, in writing,
by said adjacent property owner.
H.
Where discharge from the detention basin is to be spread into sheet
flow, the allowable flow shall be determined by the pre-development
flow rate for a two-year storm, across the length of the spreader.
I.
Anti-seep collars and a cutoff trench shall be required on basins
having a berm height exceeding five feet. Watertight anti-seep collars
shall be installed around the discharge pipe at intervals not to exceed
24 feet or as approved by the Township Engineer. Such collar shall
extend a minimum of two feet beyond the outside of the pipe.
J.
Basins not having direct access to a public street shall have a fifteen-foot
wide, usable access easement to a public street for the purpose of
maintenance.
K.
Detention basin landscaping shall conform to general requirements
of any applicable Township ordinances. Basins shall be seeded to maintain
a lawn like appearance.
L.
For the purpose of this section, a retention basin shall be required
to meet the same standards as a detention basin.
M.
Maintenance. Areas of stormwater basins that are visible from streets
and dwellings shall be attractively maintained. The applicant shall
submit a written description of the maintenance that will be needed
of any stormwater basins. The Township may require the establishment
of an escrow account to assist in finding the maintenance of any basin
for which the Township may agree to accept responsibility.
N.
All outflow structures from storage facilities shall be equipped
with a regulatory device that will permit modification to regulate
the amount of outflow. Suitable anti-vortex and/or velocity retarders
shall be used.
(1)
Entrances to stormwater pipes, including outflow pipes in detention
basins, shall have childproof grates or similar devices.
O.
Retention Basins. Aeration devices may be required, dependent upon
the quality of the influent, depth and detention time. The above requirements
for seeding and mowing shall not apply to retention basins.
P.
Recreation. When reasonable, efforts should be made to allow suitable
recreational uses of portions of detention areas. This might include
designing a detention basin with a low-flow channel so that only a
portion would be wet after a minor storm, and the remainder would
be well drained during all except the most serious storms. These areas
may be acceptable at the discretion of the Township as part of any
Township requirement to provide recreation land.
7.
Stormwater Construction Standards.
A.
Standards. Construction and materials of storm drainage and control
facilities (including pipes) and erosion control facilities shall
be in accordance with the approved plans and any accompanying specifications.
The construction details and standards of the following publications,
or their successor publications, in their most recent revision shall
be used:
(1)
Standards of the County Conservation District.
(2)
PennDOT, Form 408 Specifications.
(3)
PennDOT, RC Series, Roadway Construction Standards.
(4)
In cases where the above documents conflict with Township specifications,
the Township's specifications shall supercede, except in areas
of PennDOT jurisdiction.
B.
Design and installation of culverts and storm sewers shall conform
to the requirements of PennDOT Publication 408. However, any corrugated
steel pipe shall be galvanized and be fully coated with bituminous
material.
C.
The ends of culverts or storm sewers shall terminate with prefabricated
endwalls or concrete endwalls or drainage structures designed in accordance
with PennDOT Roadway Construction standards and installed in accordance
with PennDOT Publication 408.
8.
Drainage Pipe, Culvert and Catch Basin Design.
A.
Open pipe ends must be fitted with concrete endwalls, prefabricated
end sections, rip-rap and/or energy dissipaters, as deemed appropriate
by the Township Engineer. Inlets, culverts and drainage pipes shall
be sized to accommodate passage of flow rates resulting from the twenty-five-year
design storm.
B.
Drainage pipes shall have a minimum slope of 0.25%. At a minimum,
the tops of all pipes should be at the same elevation when changing
pipe sizes.
C.
Manholes or inlets shall be used at all changes in horizontal alignment,
at changes of vertical grade and at all pipe intersections. No run
of pipe shall exceed 400 feet in length, without appropriate measures
to allow cleanout. Trash racks shall be placed on all stormwater entrance
structures.
D.
Bridges and culverts shall meet PennDOT Construction Standards. DEP
shall be contacted to determine if a dams and waterways permit is
required.
E.
Grating. Appropriate safety grates shall be attached to all catch
basins, stormwater inlets, pipe openings and other stormwater receiving
structures, as needed, to ensure that maximum openings do not exceed
25 square inches. Along streets and pedestrian areas, bicycle safe
grates shall be used within all street rights-of-way and as needed.
F.
Storm Sewer Outfall. Storm sewer out-falls shall be designed, with
respect to the elevation of the invert or other features, that when
the receiving watercourse is within a twenty-five-year storm, the
storm sewer will continue to drain the area it is designed to serve.
G.
"V" shaped swales shall not be permitted.
H.
Pipe Materials.
(1)
RCP (reinforced concrete pipe) shall be required to be installed
within any public right-of-way. Smooth lined HDPE pipe may also be
approved by the Township Engineer where appropriate.
(2)
Pipe thickness and reinforcement shall be in accordance with
approved engineering calculations.
(3)
Pipe sizes shall be in accordance with that shown on the approved
plans. Minimum pipe sizes for drainage facilities shall be 15 inches
in diameter for on-site collection.
I.
All inlets shall have weep holes covered with geotextile fabric placed
at the appropriate elevations to completely drain the subgrade prior
to placing the base course and surface course.
J.
At all low points in curbed sections, swales and easements shall
be provided behind the curb and through the adjacent properties to
channel and direct any overflow of water away from structures and
buildings. The swale should be grass-line and designed to accommodate
a flow equal to that being collected by the inlets at the low point
plus any additional drainage that may be directed to or collected
by the swale itself.
K.
Inlets over five feet in depth shall have ladder rungs.
L.
Inlet boxes shall be sized such that the corners of all boxes remain
with clearances in accordance with PennDOT RC standards.
9.
Stormwater Easements.
A.
The Township may require the establishment of a drainage easement
where a watercourse traverses a subdivision or land development. The
width of the easement shall be adequate to provide for unimpeded flow
of storm runoff based on calculations of the fifty-year return period
runoff.
B.
The drainage easements required by the above subsection are intended
to preserve the unimpeded flow of natural drainage and to provide
for future possible widening, deepening, relocating, improving or
protecting of such drainage facilities. The Township Engineer may
require up to a 0.5-foot freeboard and/or an additional ten-foot building
setback if deemed necessary along newly constructed watercourses.
C.
If a major man-made drainage channel would pass within close proximity
to homes and possibly threaten the safety of persons, the Board of
Supervisors, based upon the advice of the Township Engineer, may require
such certain lengths of such channel to be placed within appropriate
underground pipes.
D.
It shall be the responsibility of the applicant to obtain all stormwater
easements on, over or through other properties that are needed to
carry out the proposed storm management plan.
E.
Areas where stormwater easements have or will be granted shall not
be obstructed during or after construction, other than for construction
of stormwater conveyance facilities.
10.
Surface Waters.
A.
All natural streams, channels, swales, drainage systems and/or areas
of concentration of surface water shall be maintained in their existing
condition, unless alterations are approved by the Township Engineer.
The applicant shall be responsible to obtain all necessary Pennsylvania
DEP permits (see 25 Pa. Code, Chapter 105, of the state regulations)
and any applicable Army Corps permits.
B.
Creek Alignments. Any change to the alignment of a watercourse, or
any blocking, impeding or redirecting of a watercourse shall only
occur with written approval of Pennsylvania DEP and the Township Engineer,
and the Army Corps if applicable.
11.
Ownership and Maintenance of Stormwater Facilities.
A.
A system for the ownership and maintenance responsibilities of all
temporary and permanent stormwater facilities and erosion and sedimentation
control facilities that is satisfactory to the Board of Supervisors
shall be established prior to final plan approval 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
for maintenance.
B.
The Township shall accept only offers of dedication for stormwater
facilities located in the public right-of-way. If the Township accepts
ownership and maintenance responsibilities for stormwater facilities,
the applicant may be required by the Board of Supervisors to fund
a dedicated account to fund the first 20 years of such maintenance.
This funding shall be based upon a reasonable estimate by the Township
staff or the Township Engineer.
C.
Stormwater facilities shall be designed to require minimal maintenance.
D.
All storm drainage facilities shall be properly maintained by the
party designated as responsible on the final subdivision plan, unless
the Board of Supervisors agree to accept a change in the party responsible
or the party owning the facility. The developer shall notify the Township
in writing if a change in such party is planned. This matter may be
required to be added as a note on the plan.
E.
Should a facility not be maintained in proper working order, the
Board of Supervisors may, after due notice to the responsible party,
arrange for the needed maintenance to be accomplished with all such
expenses charged to the responsible party. These expenses shall be
collectible as municipal claims are now collected by law.
F.
The Township Engineer and Code Enforcement staff shall have the right
to enter private property to inspect storm drainage facilities, after
making reasonable efforts to contact the property owner prior to any
such inspection.
12.
Erosion Control and Grading.
A.
Ground Cover and Topsoil. After completion of construction on a lot,
all exposed ground surfaces that are not paved and that are not covered
by approved gravel areas or decorative stones or similar material
shall be covered by a minimum of four inches of topsoil and an attractive
non-poisonous vegetative ground cover that will prevent soil erosion
and the raising of dust.
B.
Erosion Control.
(1)
Any earth disturbance shall be controlled by proper measures
to prevent soil erosion and sedimentation, following DEP regulations
and standards of the County Conservation District.
(a)
A soil erosion and sedimentation control plan is required to
be submitted to the Township prior to earth disturbance. If over 20,000
square feet of earth disturbance will be involved, such plan shall
be required to be submitted to and found to be adequate by the County
Conservation District.
(b)
Compliance with such plan shall be an automatic condition of
any approval or permit under this chapter.
(c)
Township permits may be suspended if earth disturbance does
not comply with such approved plan.
(2)
Both the owner of the property at the time of any earth disturbance
and the person(s)/company accomplishing the work shall be responsible
to ensure that adequate erosion control measures are used.
[Ord. 2003-1, 1/27/2003, § 3.900; as amended by
Ord. 2010-12, 11/15/2010, § 5; and by Ord. 2012-2, 2/23/2012,
§ 3]
1.
Lighting.
A.
Provision of Street Lighting.
(1)
Streetlights shall be placed along streets within and abutting
a proposed subdivision or land development. Unless specifically approved
otherwise, streetlights shall be installed in the following situations:
(a)
At intersections of two or more public streets.
(b)
At an intersection of a principal commercial, industrial or
institutional use driveway with a public street (such light fixtures
shall be privately owned and maintained).
(c)
At curves in a street with a three-hundred-foot horizontal curve
or a sharper curve.
(2)
Such lights shall meet lamp and wiring standards established
by the applicable electric company. Pole types shall be acceptable
to the Township and shall be shown on the submitted plan.
(3)
Where streetlights are required, the developer shall be responsible
to complete all installation that is not undertaken by a utility at
its own cost.
(4)
A system acceptable to the Board of Supervisors shall be established
to fund maintenance and electricity costs of streetlights. This may
include, but not be limited to, assessing property owners in the development
for the operating and maintenance costs of the lighting. In any case,
the developer shall be responsible for the costs of streetlighting
along a proposed public street until such time as a street is dedicated.
(5)
Where streetlighting is provided, it should be in accordance
with the Illuminating Engineering Society of North America's
National Standards for Roadway Lighting.
B.
On-Site Lighting (Not Including Street Lighting).
(1)
On-site outdoor lighting shall be required for safety and personal
security in areas of public assembly and traverse, including, but
not limited to, multifamily dwelling units, commercial, industrial,
public recreational and institutional uses In addition to the minimum
placement requirements, the Board may require lighting to be incorporated
for other uses or locations as they deem necessary, including major
pedestrian crossings. The glare control requirements herein contained
apply to all lighting installations, including residential.
(2)
Design Criteria.
(a)
Illumination Levels. Illumination, where required by this chapter,
shall have intensities and uniformity ratios in accordance with the
current recommended practices of the Illuminating Engineering Society
of North America (IESNA) All proposed lighting, including wall-mounted
fixtures shall be included in the calculation of these standards.
(b)
Fixture Design.
1)
Fixtures shall be of a type and design appropriate to the lighting
application, and aesthetically acceptable to the Planning Commission
for recommendation to the Board of Supervisors.
2)
Flat lens, sharp cutoff type fixtures shall be used.
3)
Fixtures shall be equipped with or be capable of being back
fitted with light directing devices such as shields, visors or hoods
when necessary to redirect offending light distribution.
(3)
Directional fixtures such as floodlights, spot lights and sign
lights shall be installed or aimed so that they do not shine directly
into the windows of neighboring residences, directly into a roadway
or skyward.
(4)
Unless otherwise permitted by the Board of Supervisors, lighting
shall be controlled by automatic switching devices such as timers,
motion detectors and/or photocells, to extinguish offending sources
between 11:00 p.m. and dawn, to mitigate glare and sky-lighting consequences.
(5)
Vegetative screens shall not be employed to serve as the primary
means for controlling glare. Rather, such control shall be achieved
primarily through the use of sharp cutoff fixtures.
(6)
Maintenance. Lighting fixtures shall be maintained so as to
always meet the requirements of this chapter.
(7)
All lighting shall be properly directed, reflected and/or shielded
to avoid glare, to avoid shining light directly into the eyes of motorists
and to direct lighting away from neighboring dwellings. Shields, visors,
hoods and careful aiming shall be used as necessary to control the
direction of lighting. Luminaires that are near residential areas
shall utilize cut-off type fixtures that direct lighting away from
neighboring properties. Signs shall not have a lighting intensity
that creates glare or nuisances for residents of dwellings.
(8)
Lighting shall not cause a nighttime spillover of light that
exceeds 0.5 horizontal footcandle on a lot occupied by an existing
primarily residential use. This light level shall be measured 10 feet
inside the residential lot line between the hours of 10:00 p.m. and
6:00 a.m.
(9)
No light fixture shall use blinking, flashing or fluttering
lights visible from the outdoors, other than routine Christmas season
lighting.
(10)
Light fixtures under canopies (such as over gas pumps) shall
be placed so the lens cover is recessed or flush with the bottom surface
of the canopy and/or shielded by the edge of the canopy so that light
is restrained to no more than 85° from vertical.
(11)
Lighting fixtures shall not have a height exceeding 20 feet,
unless the applicant proves to the Township Engineer that a taller
height would reduce nuisances for neighbors. In addition, building
mounted lights shall not exceed a height of 15 feet above the ground
surface.
(12)
Neon tube lighting is prohibited.
2.
Street Names. Street names are subject to the approval of the Board
of Supervisors after consultation with the Monroe County 911 coordinator,
and shall:
3.
Regulatory and Street Name Signs.
A.
All traffic regulatory signs shall meet current standards of PennDOT.
The developer shall reimburse the Township for the cost of providing
and installing all necessary street regulatory signs, unless the Township
agrees to allow the developer to install signs.
B.
The developer shall provide and install street name signs at the
intersection of all streets, unless the Township agrees to the installation
at the developer's expense. Such signs shall be consistent with
the standard Township street name sign design, unless an alternate
design is pre-approved.
C.
Developers shall provide an engineers report indicating that all
signs are installed in accordance with PennDOT standards.
4.
Landscaping, Street Trees and Tree Preservation.
A.
Street Trees. Within and abutting all land developments and major
subdivisions, along any existing or proposed street or any access
drive serving more than one commercial, industrial or institutional
principal use or any access drive serving five or more dwelling units,
street trees are required to be planted. However, street trees shall
not be required: (1) along a single-family detached residential lot
or agricultural lot with a lot area of greater than three acres, or
(2) where the Township determines that existing healthy trees proposed
to be preserved will serve generally the same function.
(1)
The Board of Supervisors may approve other species of trees
than those listed below if the applicant proves to the satisfaction
of the Supervisors that the trees would be sturdy, attractive and
resistant to disease and road salt. Use of native plants, for revegetation
purposes and as street trees where applicable, is preferred.
(2)
A tree required by this § 22-309, Subsection 4, shall be of one of the following species. This list shall not regulate types of trees that are not required to be planted by this chapter.
(a)
Acer rubrum - American Red Maple.
(b)
Acer saccharum - Sugar Maple.
(c)
Carpinus - Hornbeam.
(d)
Celtis occidentalis - Common Hackberry.
(e)
Fagus sylvatica - European Beech.
(f)
Fraxinus Pennsylvania - Green Ash.
(g)
Fraxinus americana - White Ash.
(h)
Ginko biloba fastigiata - Maiden Hair Tree (male only).
(i)
Gleditsia triacanthos - Thornless Locust or Honey Locust.
(j)
Liriodendron tulipifera - Tulip Poplar.
(k)
Prunus sargentii - Sargent Cherry.
(l)
Quercus - all varieties of Oak.
(m)
Sorbus aucuparia - Mountain Ash.
(n)
Sophora japonica - Japanese Scholar tree.
(o)
Tilia americana - American Linden.
(p)
Tilia petiolaris - Silver Linden.
(q)
Tilia euchlora - Crimean Linden.
(r)
Tilia cordata - Little Leaf Linden.
(s)
Ulmus - hybrids: Homestead or Sapporo Autumn Gold.
(t)
Ulmus parviflora - Chinese or Lacebark Elm, not including Siberian
Elm.
(u)
Zelkova serrata - Zelkova.
(3)
In certain cases where evergreen trees would provide a buffer
between a street and dwellings, or be more consistent with native
vegetation, then the Township may permit the planting of evergreen
trees instead of deciduous trees. In such case, the trees are intended
to be planted immediately outside of the right-of-way. Such trees
shall be of one of the following species:
(5)
Minimum Sizes and Standards.
(a)
The trunk diameter (measured at a height of 4.5 feet above the
finished grade level) of deciduous shade trees required by this chapter
shall be a minimum of 2.5 inches. The minimum height above the ground
level at the time of planting of evergreen trees required by this
chapter shall be eight feet.
(b)
All required trees shall conform to the standards of the American
Association of Nurserymen and shall have been grown in the same hardiness
zone as Monroe County.
(6)
Planting and Maintenance.
(a)
Trees shall be planted and staked in conformance with good landscaping
practices.
(b)
Trees adjacent to or within parking areas shall be properly
protected from damage by vehicles by raised curbs, raised earth, similar
devices and/or sufficient setback.
(c)
Required trees shall be properly maintained and shall not be
removed without being replaced by another tree that meets the requirements
of this section. Replacement of any dead or damaged tree is the responsibility
of the owner and must occur within three months.
(d)
A covenant running with the land, or other method acceptable
to the Township, shall be placed on the plan. Such covenant shall
stipulate that the responsibility for maintenance and replacement
of street trees shall be borne by the owner of record of the land
on which the trees are placed or who owns the land immediately adjacent
to the right-of-way.
(7)
Required Number and Spacing of Street Trees.
(a)
Along streets and access drives where street trees are required, an average of one street tree shall be required for every 50 feet of distance along the street right-of-way line on each affected side of the street. Where a right-of-way does not exist, an average of one street tree shall be required for every 50 feet of length of cartway. This spacing requirement shall replace the street tree spacing requirement in § 27-603, Subsection 1, of the Zoning Ordinance [Chapter 27].
(b)
Spacing. The trees required under this section shall be spaced
throughout the development along the street, but are not required
to be planted at exact intervals and may be clustered following an
approved plan. Trees shall be located so that they do not restrict
sight distance at driveway and street intersections.
(8)
Location of Street Trees. The trunks of required street trees
shall be planted within a street right-of-way, unless an alternative
location is specifically approved by the Township or required by PennDOT.
Street trees when planted shall be at a minimum of (a) three feet
from any established curbline or sidewalk, (b) 10 feet from the cartway
if there will be no curbing, or (c) a greater distance along a state
road is required by the clear zone width requirements of PennDOT Publication
13, DM-2, § 12.
(9)
Parking Lot Trees. If an off-street parking lot includes 10 or more parking spaces, then one deciduous shade tree shall be planted for each parking space. Such trees shall meet the requirements of this Subsection 4, including, but not limited to, Subsections 4A(5) and 4A(7)(b). Such trees shall be planted within or immediately adjacent to the parking area. Requirement of such trees may be waived by the Board of Supervisors if existing trees immediately adjacent to the parking area will remain and serve the same purpose.
(10)
Other Requirements. The street trees required under this section shall be in addition to any trees required under other Township regulations, unless otherwise stated in this chapter. See § 27-603 of the Zoning Ordinance [Chapter 27], and § 27-704, Subsection 3D(2), of the Zoning Ordinance for the EP District.
B.
Buffer Yards. See the requirements for buffer yards in the Township Zoning Ordinance [Chapter 27].
D.
Solar Access, Trees and Landscaping. The location and species of
trees and other landscaping elements on the subject property shall
be such that when grown to full maturity shall not impede solar access,
and neighboring structures or such trees and landscaping elements
on the subject property shall be pruned and maintained to not impede
solar access and neighboring structures.
5.
Monuments and Lot Pins.
A.
Monuments and markers shall be placed so that the center or a scored
or marked point shall coincide exactly with the intersection of the
lines to be marked.
B.
Monuments shall consist of either:
(1)
Solid steel rods not less than two inches in diameter or less
than 24 inches in length, centered in a cylinder of concrete, not
less than 12 inches in diameter or less than nine inches in depth,
poured in place.
(2)
Steel pipes not less than 3/4 inch in diameter or less than
24 inches in length, centered in a cylinder of concrete not less than
12 inches in diameter or less than nine inches in depth.
(3)
Disc monuments or other monuments as the Township Engineer may
approve.
C.
Monuments, including the rod or pipe and the concrete, shall be placed
flush with the ground.
D.
Monuments shall not be placed until road grading has been completed.
E.
Monuments shall be set as follows:
(1)
One in each quadrant of a street intersection. In the instance
of a "T" intersection, one shall also be placed at the lot corner
most nearly opposite the intersecting street.
(2)
One at a corner on each side of the street approximately midway
through the block when the distance between intersecting streets exceeds
800 feet.
(3)
One at the intersection of street right-of-way lines with exterior
lot lines.
(4)
All exterior property corners where permanent corners do not
exist at the time of the perimeter survey. Existing corners shall
not be removed.
G.
Markers normally shall be set two inches above the surrounding grade.
6.
Waste Dumpsters. All apartment developments and nonresidential principal
uses shall include conveniently located waste collection facilities
for the occupants. All bulk waste collection dumpsters shall be screened
on three of four sides by decorative walls, solid wood or vinyl post
fences or evergreen landscaping from view of existing dwellings, residential
districts and public streets.
7.
Miscellaneous Utilities. All new electric power (other than high
voltage transmission lines), telephone, cable television (where available)
and natural gas service lines within a new subdivision or land development
shall: (A) be placed underground except where the Board of Supervisors
determines it is not feasible, and (B) be installed in accordance
with the current standards of the utility sewing the subdivision or
land development. Transformer boxes shall be placed in a utility easement
and screened from public view.
8.
Steep Slopes.
B.
A new lot for a single-family detached dwelling shall not be approved
unless a "proposed building area" has an average slope of less than
15% or the building lot has a minimum lot area of two acres. Such
proposed building area shall include a minimum of 1,000 square feet
inside of required building setbacks, and shall be in addition to
any area proposed for any on-lot septic system. Such slope shall be
measured prior to any regrading.
C.
A new lot that is proposed for uses other than a single-family detached
dwelling shall not be approved unless a "proposed building area" has
an average slope of less than 15%. Such proposed building area shall
include the outer boundaries of land intended to be used for the construction
of buildings and shall be inside of required building setbacks. The
proposed building area shall be in addition to any area proposed for
an on-lot septic system. Such slope shall be measured prior to any
regrading.
9.
Wetlands.
B.
If a proposed subdivision or land development includes areas that
are suspected of including wetlands, then a professional wetland delineation
shall be required to be completed and submitted to the Township, the
Planning Commission or Board of Supervisors may require that the applicant
obtain a jurisdictional determination from the Army Corps of Engineers.
Until such time as the Board of Supervisors has approved the land
development plan, the wetland limits shall be visibly identified in
the field.
C.
Any approval under this chapter is automatically conditioned upon
compliance with federal and state wetland regulations. The Township
may refuse to approve a plan for recording or delay the issuance of
permits until an applicant proves compliance with applicable state
and federal wetland regulations.
12.
Sinkhole Prone Areas. The Township Engineer may require an applicant
to provide professional analysis of areas suspected of being prone
to sinkholes. Such analysis shall identify known hazards and recommend
mitigation measures on the site.
13.
Rare, Threatened and Endangered Species Habitats. Part 2 requires
applicants for a major subdivision to identity Natural Heritage Areas,
based upon research by the Nature Conservancy. If a subdivision or
land development includes an identified Natural Heritage Area, the
Planning Commission may require that the applicant provide a written
description of any measures that will be used to mitigate impacts.
14.
Archeological and Historical Sites. Part 2 requires applicants for
a major subdivision or land development to seek information from the
Historical and Museum Commission on known historic or archeological
sites. In excavations, developers shall notify the Township of the
Commission's findings.
15.
Fire Protection. All requirements of the Stroud Township Fire Department
shall be installed, including installation of Knox-type boxes in commercial
buildings.
16.
Greenway Lands Design Standards.
A.
Conservation Design Process. See § 22-203, Subsection 4D, regarding the conservation design process and delineation of Greenway lands and development sites.
B.
Prioritized List of Resources. The design of Greenway lands in any
major subdivision or land development shall respect the prioritized
list of resources to be preserved. These resources will include:
(1)
Slopes of 15 to under 30% and separately, slopes over 30% and
greater.
(2)
Historic structures and sites.
(3)
Mature woodlands, hedgerows, very large specimen trees and other
vegetation representing the site's rural past or natural history.
(4)
Scenic views from inside the site, scenic views from the perimeter
of the site as well as visually prominent topography such as knolls
and ridges.
(5)
Trails and greenways, river and stream corridors.
(6)
Class I, II and III agricultural soils as defined by the USDA
Natural Resource Conservation Service.
(7)
Known wildlife habitat, including areas containing species identified
as endangered, threatened or of special concern, such as those listed
in the Statewide Natural Diversity Inventory.
(8)
Groundwater recharge areas, where topography and soils permit
high rates of infiltration and percolation.
C.
Design Considerations for Configuration of Greenway Lands. In addition
to the following requirements, greenway land shall be laid out in
accord with the map of Composite Proposed Conservation Areas in the
Multi-Municipal Comprehensive Plan adopted May 26, 2005, as may be
amended, to ensure that, over time, an interconnected network of greenway
land will be created:
(1)
Structures. Greenways shall be free of all structures except
historic buildings, stone walls and structures related to greenway
use. The Board of Supervisors may approve location of structures and
improvements related to storm drainage, sewerage treatment and water
facilities within the greenway. However such facilities shall not
be detrimental to the greenway lands.
(2)
Configuration; Size. Greenway lands shall be configured for
efficient use of the land, shall be in the largest blocks possible
and shall be laid out to ensure that an interconnected network of
open space will be provided. Blocks of greenway land shall not be
less than three acres, except when part of a corridor or trail link.
To the extent possible, they shall be undivided by streets or access
ways, except where necessary for traffic circulation or emergency
access.
(3)
Access. Pedestrian, emergency and maintenance access shall be
provided to greenway land in accord with the following requirements:
(4)
Active Recreation. Where greenway lands are designated for active
recreation use, impact on adjacent dwellings, parking areas, driveways
and roads shall be avoided.
(5)
Interconnection. Wherever possible, greenway lands shall be
interconnected to provide a continuous network of open space.
(6)
Buffers for Adjacent Public Park Land. Where the proposed development
adjoins public park, state forest or state game land, a natural greenway
land buffer at least 150 feet in width shall be provided within the
development along its common boundary with such public land, within
which no new structures or other improvements shall be constructed,
nor shall any clearing of trees under story growth be permitted, except
as may be necessary for street or trail construction or for the removal
of invasive plant species.
(a)
Where existing vegetation provides an adequate buffer, as determined
by the Board of Supervisors, the depth may be reduced to 75 feet.
(b)
Where the buffer is unwooded, the Board of Supervisors may require
vegetative screening to be planted, or that it be managed to encourage
natural forest succession through restricted mowing policies and the
periodic removal of invasive plant species.
(7)
Trails. When the Board of Supervisors determines a benefit to
residents of the development in the form of trails or open space links,
the applicant shall provide such linkages. In establishing the need
for such linkages, the Board of Supervisors may consider:
(8)
Exterior Views. Views of dwellings from exterior roads and abutting
properties shall be minimized by the use of changes in topography,
existing vegetation, or additional landscaping which meets the landscaping
requirements of this chapter.
(9)
Existing Vegetation; Landscaping. Existing natural vegetation
in greenway lands shall be retained except for improvements approved
by the Township and any disturbed or developed area, such as in the
case of trails, shall be landscaped according to an approved landscape
plan to protect resources and enhance the natural setting in accord
with landscaping requirements and greenway land management plan standards.
D.
Building Lots. No portion of any building lot may be used for meeting
the minimum greenway land requirement.
E.
Permanent Protection. The required greenway land shall be subject to permanent conservation easements prohibiting future development, prohibiting its use to meet open space requirements for any other development, and defining the range of permitted activities. The greenway land shall be owned and maintained in accord with § 22-208.
F.
Use by Development Residents. In no case shall the amount of land
available for the common use and enjoyment of the subdivision residents
be less than 30% of the total greenway land. No less than 15% of the
greenway land shall be free of wetlands, floodway, and slopes over
15%; and, this minimum percentage shall be included in the greenway
land set aside for the common use and enjoyment of the subdivision
residents.
