[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.
2. 
Modifications and Exceptions. See § 22-102 of this chapter.
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:
(1) 
A public street (which may be required to be improved as necessary under this section).
(2) 
A private street constructed to the same standards as a public street and that has a permanent system to ensure adequate maintenance, except as provided below.
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:
(a) 
The street will be suitable for access by emergency vehicles, after any improvements that the applicant may agree to make.
(b) 
Minimum sight distance will be available where the private street meets a public street.
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.
(3) 
The applicant shall demonstrate to the Township Engineer that the driveway will:
(a) 
Meet Subsection 13D pertaining to emergency vehicle access.
(b) 
Have adequate sight distance where it meets a street.
(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.
B. 
Widening. Where a subdivision or land development abuts or contains an existing street of inadequate cartway or right-of-way width, additional right-of-way and/or cartway width shall be required conforming with Subsection 6.
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.)
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:
(a) 
The total parking area required for built out project is available and reserved on the site for parking use only.
(b) 
The portion needed in the initial phase is developed and may be expanded, at such time as is specified by the Board of Supervisors or the Zoning Officer.
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.
A. 
Minimum public and private street design standards shall be as shown in the following table, unless PennDOT establishes a more restrictive requirement:[1]
[1]
Editor’s Note: Said design standards are included as an attachment to this chapter.
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:
(1) 
The grade of the through street at the point of intersection of the center lines of the two streets shall not exceed 8%.
(2) 
The grade of the connecting street(s) shall not exceed 4% within the right-of-way lines of the through street, and within 25 feet approaching the right-of-way.
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.
H. 
See Subsection 11 regarding street widening and right-of-way reservations.
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.
E. 
Drainage of streets shall comply with § 22-308 of this chapter.
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.
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:
(1) 
Preparation of the subgrade.
(2) 
Installation of the subbase.
(3) 
Installation of the base course.
(4) 
Completion of the surface or wearing course. The Township Engineer may require core borings as needed to conform compliance prior to acceptance of an offer of dedication by the Township.
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:
(a) 
PennDOT Design Manual, Part 2, "Highway Design."
(b) 
PennDOT Design Manual, Part 4, "Structures."
(c) 
PennDOT Roadway Construction Standards.
(d) 
PennDOT Specifications Publication 408.
(e) 
PennDOT Traffic Standards Series TC 7600, 7700 and 7800.
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.
O. 
Stormwater Facilities. Refer to § 22-308 of this chapter regarding required improvements.
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:
(1) 
Enters onto street, the first 30 feet from the cartway shall have a maximum slope of 8%, with a maximum grade differential of 8%.
(2) 
Serves a commercial or industrial use, which shall have a maximum slope of 12%.
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
H. 
Driveway Locations. The following minimum setbacks shall apply from the edge of a new driveway:
(1) 
Five feet from a fire hydrant, catch basin or inlet.
(2) 
Five feet from a property line, unless otherwise approved by the Township as part of the subdivision or land development plan.
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.
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.
D. 
See also drainage easement provisions in § 22-308 of this chapter.
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.
(1) 
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.
(2) 
See Stroud Township Ord. 209 [Chapter 26] that mandates connections to the public water system.
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.
(3) 
A developer in such case shall only be required to install:
(a) 
Such lines that would be needed to be located within the right-of-way of a newly constructed or reconstructed street(s).
(b) 
Such other lines that would be needed within the boundaries of the subdivision or land development.
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.
(1) 
See the Township Mandatory Sewer Connection Ordinance (Ord. 185) [Chapter 18] that mandates connections to the public sewage system, and Township Ord. 180, that establishes standard construction specifications for sewage systems.
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:
(1) 
A level or gradually sloped open area parallel to a street be provided and be required to be kept open for pedestrian use.
(2) 
The shoulder of the road be paved to allow use by bicyclists, with striping or line painting to designate the edge of the vehicle travel way.
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:
(1) 
Payment of recreation fees.
(2) 
Construction of recreation facilities.
(3) 
Dedication of recreation land or preserved open space to a homeowner association or other responsible entity pre-approved by the Township.
(4) 
A combination of these alternatives.
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:
(1) 
Twenty feet of any building (other than a noncommercial recreation building).
(2) 
Includes vehicle parking areas (other than parking areas specifically developed to only serve the common open space for noncommercial recreation).
H. 
Sewage Facilities in Common Open Space. See § 22-305, Subsection 2E.
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:
(1) 
Information required for preliminary and final plans within Part 2 of this chapter and within any applicable Township Stormwater Management Ordinance [Chapter 23].
(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.
F. 
See also the easement requirements in § 22-303 of this chapter, including provisions in § 22-303, Subsection 2J, regarding maintenance and obstructions.
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:
A. 
Continue the name of any street with the same or similar alignment.
B. 
Not duplicate or be closely similar to the name of another street within the Township, the same fire company or ambulance service district, and/or the same five-digit zip code area.
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:
(a) 
Ilex opaca - American Holly.
(b) 
Picea - all varieties of Spruce.
(c) 
Pinus - all varieties of Pine.
(d) 
Pseudotsuga taxifolia - Douglas Fir.
(4) 
Quality of Trees.
(a) 
Trees shall be of symmetrical growth, free of insect pests and disease and durable under the maintenance contemplated.
(b) 
Trees, which have died or have become diseased or pest-ridden within 18 months from the time of planting, shall be replaced by the developer.
(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].
C. 
Preservation of Existing Trees. See 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.
F. 
Markers shall consist of either:
(1) 
Solid steel rods not less than two inches in diameter or less than 24 inches in length.
(2) 
Steel pipes not less than 3/4 inches in diameter or less than 24 inches in length.
(3) 
Such other markers as the Township Engineer may approve.
G. 
Markers normally shall be set two inches above the surrounding grade.
H. 
Markers shall be set as follows:
(1) 
At all points where lot lines intersect street right-of-way lines.
(2) 
At all interior corners.
(3) 
At such other lot corners as the Township Engineer may direct.
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.
A. 
Bulk waste dumpsters shall not be placed within a required minimum front yard setback, within a required buffer yard, nor between a principal building and a street.
B. 
Suitable containers and locations shall also be provided for collection of recyclables.
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.
A. 
See Zoning Ordinance [Chapter 27].
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.
D. 
Driveways. See also driveway slope provisions in § 22-302, Subsection 13.
9. 
Wetlands.
A. 
See Zoning Ordinance [Chapter 27].
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.
10. 
Setbacks from Waterways, Lakes and Ponds. The provisions of § 27-606 of the Zoning Ordinance [Chapter 27] shall apply.
11. 
High Water Table Soils. The provisions of § 27-606 of the Zoning Ordinance [Chapter 27] shall apply.
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:
(a) 
No more than 15 lots shall be contiguous to each other without a centrally located access point meeting the following standards:
1) 
The width of the access strip shall not be less than 20 feet.
2) 
The access strip shall extend the full depth of the adjacent lots.
(b) 
Access to greenway land used for agriculture or horticulture may be restricted or prohibited for public safety and to prevent interference with agricultural operations.
(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:
(a) 
Implementation of the Township Comprehensive Plan, Open Space Plan, trail map or Official Map.
(b) 
Trails integral to children's access to schools and parks.
(c) 
Impact on woodland and stream corridors.
(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.