Township of Nockamixon, PA Article V General Design Standards

§ 196-501 Application.

A. The following principles, standards and requirements will be applied by the Township to evaluate plans for proposed subdivision or land developments. The standards and requirements outlined herein shall be considered minimum standards and requirements for the promotion of the public health, safety, morals and general welfare. Where literal compliance with the standards herein specified is clearly impractical, the Board of Supervisors may modify or adjust the standards to permit reasonable utilization of property while securing substantial conformance with the objectives of this chapter.

B. Whenever Township or other applicable regulations impose more restrictive standards and requirements than those outlined herein, such other regulations shall control.

§ 196-502 General standards.

A. All portions of a tract being subdivided or developed shall be taken up in lots, streets, public lands or other proposed uses so that remnants and landlocked areas shall not be created.

B. Reserve strips controlling access to lots, public rights-of-way, public lands or adjacent private lands shall be prohibited unless their control is placed with the Township under conditions of the Board of Supervisors.

C. In general, lot lines shall follow Township boundary lines rather than cross them.

D. Subdivisions and land developments shall be laid out so as to avoid the necessity for excessive cut or fill.

E. Land subject to flooding or other hazards to life, health, or property shall not be platted for residential occupancy or for such other uses as may increase danger to health, life, or property, or aggravate erosion until all such hazards have been eliminated or unless adequate safeguards against such hazards are provided by the subdivision plans. Such land within the subdivision or land development shall be set aside on the plan for uses which shall not be endangered by periodic or occasional inundation and shall not produce unsatisfactory living conditions.

F. Every possible means shall be provided to preserve trees, groves, waterways, scenic points, historic spots, or other community assets and landmarks that are located within a proposed subdivision or land development.

G. All discarded materials including, but not limited to: waste paper, rags, metal, bottles, cans, building materials, house furnishings, machinery, and vehicles or parts thereof, shall be removed from land proposed to be subdivided or developed, and disposed of properly.

H. Proposed subdivisions or land developments shall be coordinated with existing nearby neighborhoods so that the community as a whole may develop harmoniously.

I. Where the preliminary plan includes a portion of a tract which could be further subdivided or developed under the standards of the Zoning Ordinance [Chapter 234], the applicant shall submit a prospective street/lot layout for the entire tract which shall respect the environmental performance standards included in Article V of the Zoning Ordinance [Chapter 234]. This shall include subsequent phases of residential and nonresidential development.

J. Name of the subdivision/land development is subject to review and approval by the Township. Names which conflict with, or are similar to, existing developments shall not be approved. During construction, the development name shall be in accordance with the approved plan.

K. Existing stub streets on contiguous parcels shall be extended into new developments where deemed appropriate by the Township.

§ 196-503 Community facilities.

A. In reviewing subdivision plans, the Planning Commission will consider the adequacy of existing or proposed community facilities to serve the additional dwellings proposed by the subdivision.

B. Where deemed essential by the Board of Supervisors upon consideration of the particular type of development proposed and especially in large-scale planned residential developments, the Board of Supervisors may require the dedication or reservation of such areas or sites of an extent and location suitable to the needs created by the development for schools, parks and other purposes.

C. Areas provided or reserved for such community facilities shall be adequate to provide for building sites, landscaping, and off-street parking as appropriate to the use proposed.

§ 196-504 Blocks and lots.

A. The length, width, shape, and design of blocks shall be determined with due regard to the provision of adequate site for buildings of the type proposed, land use and/or zoning requirements of the Township, topography of the land being subdivided, and requirements for safe and convenient vehicular and pedestrian circulation.

B. Unless the topography of the land being subdivided or the existing pattern of development in the immediately adjacent area shall be otherwise than herein required, the following minimum standards for the design and size of blocks and lots shall prevail:

(1) Blocks shall not exceed 1,600 feet in length, nor be less than 500 feet in length. Block length shall be measured along the center line of a street between center lines of intersecting streets.

(2) Residential blocks shall generally be of sufficient depth to accommodate two tiers of lots, except where reverse frontage lots bordering an arterial or collector street are used, or where due to the contour of the land, or the necessary layout of the subdivision, there is insufficient depth between streets for such two-tier design.

(3) Blocks for commercial and industrial areas may vary from the elements of design contained in this section if the nature of the use requires other treatment. In such cases, off-street parking for employees and customers shall be provided along with safe and convenient limited access to the street system. Space for off-street loading shall also be provided with limited access to the street system. Extension of streets, and utilities shall be provided as necessary.

(4) Lot lines intersecting street lines shall be substantially at right angles or radial to street lines from the street line to the rear lot line.

(5) Lots shall front on a street which has already been dedicated to the Township, or which the subdivider or developer proposes to dedicate to the Township in connection with approval of the final plan.

(6) The Township shall assign house numbers to each lot within a subdivision.

(7) Minimum lot sizes shall be in accordance with the Township Zoning Ordinance [Chapter 234].

(8) Remnants of land, smaller than required for a lot, shall not be permitted within any subdivision. Such remnants shall be incorporated into existing or proposed lots, or dedicated to public use if acceptable to the Board of Supervisors.

(9) Double frontage lots are prohibited except in accordance with Subsection B(2) above.

(10) Residential lots within a major subdivision shall not be created which front upon an arterial street, as defined in § 196-506 herein.

(11) Residential lot depth shall not be less than one nor more than three times the lot width. Lot depth shall be measured as the average distance from the ultimate right-of-way line to rear property line. Lot width is the distance between side property lines measured at the required minimum building setback line.

(12) Minimum lot width required by the Nockamixon Township Zoning Ordinance [Chapter 234] must be continuous along an existing or proposed street upon which the lot abuts.

(13) Existing structures. The subdivision or land development of a tract which creates side and/or rear yards for existing buildings in violation of the Zoning Ordinance [Chapter 234] shall not be permitted. Existing nonconforming front yards may be approved only if necessary to obtain proper alignments with existing streets.

§ 196-505 Streets — general.

A. Proposed streets shall be properly related to such street plans or parts thereof as have been officially prepared and adopted by the Township and shall be coordinated with existing or proposed streets in adjoining subdivisions or land developments.

B. Any developer subdividing or developing a parcel which fronts a State highway or proposes access thereto shall be required to obtain a PennDOT highway occupancy permit for any access, improvement, and encroachment within the roadway right-of-way. No plat which will require access to a highway under the jurisdiction of the Department of Transportation shall be finally approved unless the plat contains a notice regarding permit requirements. (Refer sample in Appendix "B.") Additionally, whenever a subdivision or land development proposes access to a State highway designated as an arterial or collector street, the Township may require that applicant to obtain a Township highway occupancy permit, consistent with all applicable regulations; and may restrict access to the street by means of reverse frontage lots or service streets abutting along the rear of the abutting lots.

C. Proposed streets shall further conform to such County and State road and highway plans as have been prepared, adopted or filed as prescribed by law.

D. Streets shall be related to topography so as to produce usable lots and acceptable grades.

E. Center lines of proposed streets must coincide with center line of right-of-way.

F. Access shall be given to lots and portions of the tract in the subdivisions or land development and to adjacent unsubdivided property unless the topography clearly indicates that such connection is not feasible. Streets giving such access shall be improved to the limits of the subdivision or land development to Township specifications. Reserve strips and landlocked areas shall not be created.

G. Streets shall be laid out to preserve the integrity of their design. Local access streets shall be laid out to discourage their use by through traffic and, where possible, collector streets shall be designed for use by through traffic.

H. Where the proposed subdivision or land development contains or is adjacent to an existing or proposed arterial street, provision shall be made for marginal access streets. The Township may also require rear service areas, reverse frontage, or such other treatment as will provide protection for abutting properties, reduction in number of intersections with arterial streets, and separation of local and through traffic.

I. Screening through the use of appropriate plant materials, fences, or berms subject to site plan review shall be provided along the rear property line of lots with reverse frontage to buffer lots from the higher order street.

J. Half or partial streets will not be permitted in new subdivisions or land developments.

K. Dead-end streets shall be prohibited, except as stubs to permit future street extension into adjoining tracts, or when designed as culs-de-sac. Temporary stub streets shall be permitted only if the street is less than 200 feet in length and provides access to two or less dwelling units.

L. Street names shall be coordinated with existing or platted street names, and shall be reviewed by the Postmaster. If a new street is a continuation of or is aligned with an existing or platted street, it shall bear the same name as the existing or platted street. Street names shall be subject to approval of the Board of Supervisors. All street regulatory signage shall be in accordance with Title 67, Pa. Code, PennDOT Publications 236 and 68 (Chapter 211), and shall be installed on standard PennDOT approved breakaway posts.

M. No street shall be laid out or opened which extends to or crosses any boundary between the Township and any other municipality except with the specific approval of the Board of Supervisors and upon such condition as the Township may impose.

N. All streets shall have a uniform width throughout their respective lengths except where otherwise required by the Board of Supervisors pursuant to § 196-506.

O. All lots, public lands, open space, or other proposed uses within subdivisions shall be served by paved public streets.

P. Where a subdivision or land development abuts an existing street, drainage improvements shall be made to the existing street. Required improvements must be extended as necessary to provide positive drainage to existing storm drainage facilities or drainage channels. Additionally, existing cartways shall be reconstructed where necessary to establish minimum construction standards of § 196-506. Where reconstruction is not required, leveling with ID-2 binder and wearing course material may be required to improve the cartway surface.

Q. No new street will be permitted which will cause an existing principal structure to become non-conforming to front yard requirements of the Township Zoning Ordinance [Chapter 234].

§ 196-506 Street standards.

A. Street classification. Four functional classifications are hereby established for the streets and roads in Nockamixon Township:

(1) Expressway. This classification includes highways designed for large volumes of high-speed traffic with access limited to grade-separated intersections. Future rights-of-way shall be as determined by the Pennsylvania Department of Highways.

(2) Arterial. This classification includes highways which provide intra-county or intermunicipal traffic of substantial volumes where the average trip lengths are usually five miles or greater. Generally, these highways should accommodate operating speeds of 35 to 55 miles per hour.

(3) Collector. This classification is intended to include those highways which connect primary and local access streets to arterial highways. They may serve intra-county and intramunicipal traffic. They may serve as traffic corridors connecting residential areas with industrial, shopping, and other service. They may penetrate residential areas. Generally, these highways will accommodate operating speeds of 35 to 45 miles per hour.

(4) Primary. This classification is intended to include streets which connect collector streets with local access streets. Traffic volumes are generally less than collector highways. Generally, these streets will accommodate operating speeds of 35 to 45 miles per hour.

(5) Local access. This classification is intended to include streets and roads that provide direct access to abutting land and connections to higher classes of roadways. Traffic volumes will be low and travel distances generally short. These streets and roads should be designed for operating speeds of 25 to 35 miles per hour or under.

B. Right-of-way widths. Minimum widths for each type of public street shall be as follows:

Type of Street	Right-of-Way Width
Expressway	Determined by PennDOT
Arterial	100 feet*
Collector	70 feet
Primary	50 feet
Secondary (local access)	50 feet or greater depending on development type/on-street parking requirements as determined by the Board of Supervisors.

*	Unless greater width is required by PennDOT.

(1) Where a proposed subdivision abuts or contains an existing public street or road having a right-of-way width less than would be required if said street or road were created under this chapter, sufficient additional width for right-of-way shall be provided and dedicated to meet the foregoing standards.

(2) Additional right-of-way and cartway widths may be required by the Board of Supervisors to promote public safety and convenience when required by special conditions and to provide parking space in areas of intensive use.

C. Street classification. Streets within Nockamixon Township are classified as follows:

(1) Expressway: (Reserved).

(2) Arterial: Route 412, Route 611, Route 563, and Route 32.

(3) Collector: Center Hill Road, Church Hill Road, Gallows Hill Road, and Marienstein Road.

(4) Primary: Beaver Run Road, Chestnut Lane, Frogtown Road, Ealer Hill Road, Kintner Hill Road, South Park Road, Traugers Crossing Road, Byers Road, and Quarry Road.

(5) Secondary (local access): All other roads not classified above as arterial, collector, or primary.

D. Cartway width.

(1) Minimum width of paving on existing streets shall not be less than the following:

Type	Cartway Width (feet)
Arterial	44 feet (2-12-foot lanes plus 2-10-foot shoulders)
Collector	28 feet
Primary	28 feet
Secondary (local access)	24 feet (28 feet if curb required)*

*	Unless greater width is required by PennDOT, or on-street parking is required pursuant to this chapter.

(2) Residential streets. Proposed residential streets shall be constructed in accordance with the following requirements:

Minimum Requirements*
Minimum Lot Size	Row (feet)	Cartway (feet)
One acre or greater	50	24 (28 when curb required)
Less than one acre (Parking permitted one side)**	56	32
Less than one acre (Parking permitted both sides)**	60	36

*	The Township reserves the right to require additional cartway width.
**	On-street parking requirements shall be required on both sides of all streets unless waived by the Board of Supervisors.

(3) Nonresidential streets. Nonresidential streets shall have a minimum right-of-way width of 56 feet. Minimum cartway width shall be 34 feet.

E. Design standards. Design of streets shall conform with PennDOT Design Manual, Part 2, Highway Design (PDT Pub. 13), and all applicable PennDOT RC standards, unless specifically modified by this chapter.

F. Pavement design.

(1) All components of the pavement structure shall be designed and constructed in accordance with Pennsylvania Department of Transportation Specifications, Form 408 and shall be noted as such on the plan.

(2) Minimum requirements. The following shall be considered to be minimum standards for local access street construction:

Section		Type	Min. Depth (compacted)
(a)	Surface	ID-2 Wearing Course	1 1/2 inches
	Base	BCBC	4 1/2 inches
	Subbase	3A Modified Stone	6 inches
Or
(b)	Surface	ID-2 Wearing Course	1 1/2 inches
	Base	ID-2 Binder Course	2 inches
	Subbase	AASHTO #1 Stone w/2-inch Screenings	8 inches

Note: AASHTO #1 stone subbase (Option (2)) required on new streets constructed without curb. Subgrade shall be compacted and crowned with the required street crown and shall be prepared to PennDOT Specifications, Form 408. Structural fabric will be required in locations deemed necessary by the Township Engineer.

(3) Pavement design for nonresidential streets shall be subject to approval of the Township Engineer dependent upon anticipated traffic type and volume.

(4) Minimum requirements for cartway widening cross sections along existing roadways shall be in accordance with Subsection F(2)(a).

(5) Minimum requirements for storm sewer and utility trench pavement restoration within existing roadways shall be in accordance with standards as contained in Appendix "A."

G. Roadside barriers. Roadside barriers and guide rail shall be required in accordance with PennDOT Design Manual, Part 2, Highway Design, Chapter 12. (PDT Pub. 13) Construction and materials shall be in accordance with applicable PennDOT RC standards.

H. Traffic control. Vehicular traffic control in work zone areas on and along streets open to the public shall be in strict accordance to requirements of PennDOT Publication 203, Work Zone Traffic Control (67 Pa. Code, Chapter 203).

§ 196-507 Cul-de-sac streets.

A. Cul-de-sac streets shall be designed to permit future extension into adjacent undeveloped property. Unless future extension is clearly impractical or undesirable, as determined by the Township the turnaround right-of-way shall be placed adjacent to a property line and contained within an easement area. A right-of-way of the same width as the street shall be carried to the property line in such a way as to permit future extension of the street into the adjoining tract. At such time as such a street is extended, the overage created by the turnaround outside the boundaries of the extended street shall revert in ownership to the property owners fronting on the cul-de-sac turnaround.

B. Permanent cul-de-sac streets shall be kept to a minimum length. However, the minimum length of a cul-de-sac shall be 250 feet. For the purpose of this chapter, cul-de-sac streets shall be measured from the intersection of the right-of-way line with the future right-of-way line of the existing street to the center of the turnaround area.

C. A single cul-de-sac street, network of cul-de-sac streets, P-loop street, or other configuration of streets which provides only one point of access to an existing public street shall serve as access to no more than 15 dwelling units.

D. Cul-de-sac streets, whether permanent or temporary, shall be provided with a turnaround at the closed end having a minimum radius to the edge of the finished street or curb line of not less than 45 feet. Permanent cul-de-sac streets shall be provided at the terminus with a right-of-way radius of 60 feet.

E. Commercial and industrial culs-de-sac shall be reviewed for adequacy by the Township Engineer. When deemed necessary by the Township, additional cartway and/or right-of-way radius may be required.

F. A snow storage area shall be provided along the right-of-way of the turnaround. The snow storage area shall be contained within an easement not less than 15 feet measured from the right-of-way line, and of sufficient length as deemed necessary by the Township to provide adequate snow storage area.

§ 196-508 Street alignment.

A. Whenever street lines are deflected in excess of 1 1/2°, connection shall be made by horizontal curves. Long radial curves shall be used rather than a series of short curves and tangents.

B. The minimum radius at the center line for horizontal curves on collector and arterial streets shall be 300 feet, and for local streets the minimum radius shall be 150 feet.

C. On local access streets, the minimum tangent between reverse curves shall be at least 100 feet; on collector and arterial streets, the minimum tangent shall be at least 250 feet.

§ 196-509 Street grades.

A. The minimum center line grade on all streets shall be three quarters of 1% on streets with curbs, 1% on streets without curbs.

B. The maximum grade on collector or arterial streets shall be 7% and on local access streets 10%.

C. Vertical curves shall be used in changes of grade exceeding 1% and shall provide proper sight distance.

D. Minimum vertical sight distance shall be in accordance with PennDOT [67 Pa. Code] Chapter 441, as amended.

E. Maximum grade of proposed street within 50 feet of the ultimate right-of-way of an existing or proposed street shall not exceed 3%.

§ 196-510 Street intersections.

A. Local streets shall not intersect with collector or arterial streets on the same side at intervals of less than 800 feet as measured from center line to center line.

B. The distance between center lines of streets opening onto the opposite side of a proposed or existing street shall be not less than 150 feet unless the streets are directly opposite each other.

C. Multiple intersections involving the junction of more than two streets shall not be permitted.

D. Proposed street intersections shall be designed at right angles. The intersection of a new street with an existing street shall not be at an angle of less than 75°, except that all intersections with an arterial or collector street shall be at 90°.

E. Horizontal curves will not be permitted on a proposed street within 50 feet of the ultimate right-of-way of an existing or proposed street.

F. Minimum curb radius at the intersection of two local streets shall be at least 20 feet; and minimum curb radius at an intersection of a local street and a collector or arterial street shall be at least 30 feet.

G. A clear sight triangle of 75 feet in all directions shall be provided and maintained at all intersections measured along the center line from the point of intersection. Nothing which obstructs the vision of a motorist shall be permitted in this area.

H. Minimum horizontal and vertical sight distances shall be established in accordance with PennDOT [67 Pa. Code,] Chapter 441, as amended.

I. Streets accessing arterial and collector roads shall be designed in accordance with the following additional regulations.

(1) Acceleration and deceleration lanes must be constructed along the arterial road.

(2) A separate left turn lane shall be constructed along the arterial road at all proposed street entrances in accordance with PennDOT regulations.

(3) Signalization may be required if traffic volumes or geometric conditions meet warrant requirements as established by PennDOT. The applicant shall be responsible for all costs associated with signalization including traffic studies, plan preparation, permit application, and installation.

(4) Paving radii at street entrance for nonresidential uses shall be increased to accommodate anticipated truck traffic as deemed necessary by the Township.

§ 196-511 Driveways.

A. General.

(1) Driveways shall be located no less than 60 feet from any street intersection (measured from the intersection of the ultimate right-of-way lines). Sight distance requirements for all residential and nonresidential driveways shall be in accordance with PennDOT [67 Pa. Code,] Chapter 441.

(2) Driveways to corner lots shall gain access from the street of lower classification when a corner lot is bounded by streets of two different classifications as described herein. A corner lot created by a proposed street and an existing street shall gain access to the proposed street.

(3) All driveways serving single-family dwellings, except shared driveways, shall be at least five feet from any side or rear lot line.

(4) All driveways serving single-family dwellings shall be a minimum of 12 feet wide (not including return radii) within road right-of-way and a minimum of 10 feet in width over the remaining length with a grade not to exceed 15%. Maximum change in grade at any location on the driveway shall not exceed 8%. Driveway in excess of 8% shall be provided with a stopping area of 4%, a minimum 20 feet in length, at the driveway entrance.

(5) All single-family residential driveways shall be paved from the edge of cartway to the ultimate right-of-way, or for a length of 20 feet, whichever is greater using the following minimum standards:

(a) A crushed aggregate base course with a compacted depth of six inches.

(b) A bituminous binder course (ID-2) with a compacted depth of 1 1/2 inches.

(c) A bituminous wearing course (ID-2) with a compacted depth of one inch.

(d) In the case where sidewalks are provided, a concrete driveway apron shall be required.

(6) Where an existing roadside drainage swale is too shallow to permit installation of a driveway pipe, a concrete trench box with grate may be required to be installed. Grates must be recessed below edge of cartway to establish a minimum 2% slope from the cartway to the grate. Trench boxes must extend beyond edge of driveway paving a minimum five feet.

(7) Concrete trench box with grate is required to be installed within driveways which have on average slope in excess of 4%, to intercept stormwater runoff from discharging onto the cartway.

(8) Driveway pipes.

(a) Driveway pipes must include flared end sections.

(b) End of pipes must extend a minimum of four feet beyond edge of paving.

(c) Minimum pipe length is 20 feet.

(d) Minimum pipe size shall be fifteen-inch round or 14 inches by nine inches arch.

(e) Pipe must be corrugated metal except when reinforced concrete pipe is required by the Township.

(f) Minimum nine inches of cover must be maintained between top of pipe and finished paving elevation.

(9) Intersection of single-family driveways with cartways shall be installed with minimum paving radii of five feet at both sides.

(10) Where curb and sidewalk are required, concrete aprons shall be poured with a minimum thickness of six inches on a minimum four-inch thick bedding of PennDOT 2B stone. All concrete shall be PennDOT Class "AA" 3750 psi mix. One-half inch expansion shall be placed between apron and curb. One-quarter inch score contraction joints shall be installed at one-third intervals.

B. Shared residential driveways.

(1) Minimum driveway width shall be 18 feet within the street ultimate right-of-way.

(2) Entrance must be paved in accordance with Subsection A(5) within the ultimate right-of-way or for a minimum length of 20 feet (whichever is greater).

(3) Intersection of driveways with cartways shall be installed with minimum paving radii of 10 feet at both sides.

(4) Driveways must be centered on property lines.

C. Nonresidential driveways.

(1) Design requirements shall be in accordance with PennDOT [67 Pa. Code,] Chapter 441.

(2) Driveways shall be paved. Design of paving section shall be in accordance with expected loading and frequency of loading. Minimum paving specification shall be in accordance with Subsection A(5), except that minimum compacted depth of the coarse aggregate base course must be eight inches.

(3) One primary entrance/exit drive shall be provided. Secondary entrance and/or exit shall only be allowed pursuant to recommendation by the Planning Commission and approved by the Board of Supervisors.

D. Driveways accessing arterial and collector roads for uses other than single-family residential dwellings shall be designed in accordance with the following additional regulations:

(1) Acceleration and deceleration lanes must be constructed along the arterial road.

(2) A separate left turn lane shall be constructed along the arterial road at all proposed driveway entrances except driveways classified as minimum use in accordance with PennDOT [67 Pa. Code,] Chapter 441 regulations.

(3) Signalization may be required if traffic volumes or geometric conditions meet warrant requirements as established by PennDOT. The applicant shall be responsible for all costs associated with signalization including traffic studies, plan preparation, permit application, and installation.

(4) Paving radii at driveway entrance for nonresidential uses shall be increased to accommodate anticipated truck traffic as deemed necessary.

§ 196-512 Curbs.

A. Curbs shall be installed on all streets and parking areas located within multi-family and apartment building developments. Curbs shall also be required on new residential streets in subdivisions or land developments in which the minimum lot size is less than one acre, where on-street parking is required by the Township, and all new nonresidential streets. Curbs may also be required on all streets in any subdivision in which the lot areas exceed the above minimum, when the center line street grade of any street exceeds 6%; and along all existing streets where deemed necessary by the Township. In such cases curbs or other drainage improvements shall be installed to properly control surface drainage and protect the streets from erosion. The requirement of the curbs may be waived at the discretion of the Board of Supervisors.

B. All curbs shall be depressed at intersections and at other locations as determined by the Township to sufficient width to accommodate wheelchairs and shall be in accordance with the latest PennDOT and Americans with Disabilities Act (ADA) standards.

C. Curbing shall be plain cement concrete curb, 18 inches in depth placed and finished in accordance with requirements set forth in the latest edition of PennDOT Specifications, Form 408. Material shall consist of cement concrete Class "AA" with a minimum seven-day design compressive strength of 3,000 psi and a minimum twenty-eight-day design compressive strength of 3,750 psi. After completion of the bituminous paving, Class BM-1 asphalt shall be applied to the joint between the curb and bituminous paving for a distance of one foot from the curb toward the center of the road to seal the joint between the curb and bituminous paving.

D. As an alternate to vertical concrete curb, Belgian block or rolled concrete curb may be used where authorized by the Township. All curb must be installed in accordance with the construction detail included in Appendix "A."

E. Curb cuts (driveway depression) shall be a maximum of 1 1/2 inches above roadway surface, a minimum of one inch above the roadway surface, and a minimum of 14 feet in width.

F. Profile of curb design along existing streets shall be shown on the plan. Profiles shall be smooth and designed with vertical curves where there is a change in grade. Breaks in grade shall not be permitted. Existing edge of road and bottom of curb elevations shall be identified every 50 feet and at locations specified by the Township Engineer. Minimum cross-slope for cartway widening sections shall be three-eighths inch per foot to establish positive drainage from the existing edge of road to the curbline.

§ 196-513 Sidewalks, pedestrian path, bikeways.

A. Sidewalks are required along both sides of all existing streets and proposed streets.

B. Sidewalks shall be located within a public right-of-way, public easement, or common open space area. Any such system shall be interconnected and not disjointed.

C. All sidewalks located within the street right-of-way shall be located in such a manner as to provide sufficient area for street trees.

D. Sidewalks shall be a minimum of four feet in width.

E. Sidewalks shall be all weather and constructed of four-inch thick, Class "AA" cement concrete (3,750 psi) on a four-inch PennDOT 2B stone base. At driveways, sidewalks shall have a minimum depth six inches of concrete and be reinforced with wire mesh.

F. Sidewalks shall not exceed a 10% grade. All sidewalks shall be finished using methods that will provide a skid-resistant surface.

G. Curb depressions designed to accommodate wheelchairs shall be provided at street and other crossings and shall be in accordance with the latest PennDOT and Americans with Disabilities Act (ADA) standards.

H. Sidewalks shall be laterally pitched at a slope of one-fourth inch per foot to provide for adequate surface drainage.

I. Pedestrian/bike paths shall be required to be installed along and/or through all subdivisions and land developments when such facilities are proposed on official plans duly adopted by the Township. Additionally, links to existing or proposed paths shall be installed as deemed necessary by the Township.

J. Pedestrian/bike paths may be required to be installed in replacement of sidewalks as required above, as deemed necessary by the Township.

K. Pedestrian and bike paths within open space and recreational facilities shall be concrete, asphalt, wood chips or stone, subject to approval by the Board of Supervisors. Width and design of cross sections shall be subject to approval by the Township Engineer. Maximum center line grade of pedestrian paths shall be 7%, unless the path is constructed within the right-of-way of a public road. Design center line profile of pedestrian paths shall be shown on the plan. Vertical curves must be designed for changes in grade. Breaks in grade are not permitted. Horizontal curves must be designed for changes in direction. Location of the pedestrian path center line must be defined by detailed bearing and distance information. Where pedestrian paths are designed for combined use with bicycles, width, center line grades, and curves shall be designed as specified by the Township Engineer, and in accordance with AASHTO guide for the development of bicycle facilities, 1999, as amended.

§ 196-514 Nonresidential developments.

A. Subdividing of individual lots for nonresidential developments shall be avoided in favor of a comprehensive design of the land to be used for such purposes.

B. The density, parking, lot areas, and building requirements shall in all respects conform to the Township Zoning Ordinance [Chapter 234].

C. Access to and circulation between buildings and other important project facilities for vehicular and pedestrian traffic shall be comfortable and convenient for the owner, employee, and customers.

D. Access and circulation for fire trucks and other emergency equipment, fuel trucks, garbage, and trash collection, deliveries, and snow removal shall be planned for efficient operation and convenience.

E. Additional width of streets adjacent to areas proposed for nonresidential use may be required as deemed necessary to assure the free flow of through traffic with vehicles entering or leaving parking areas.

F. When adjacent lots proposed for nonresidential uses front on a collector or arterial street, the owner may be required to provide a service road for ingress and egress or in lieu thereof, the owner may be required to provide an area adjacent to the proposed lots for off-street parking purposes.

G. Streets carrying nonresidential traffic shall not normally be extended to the boundaries of the adjacent existing or potential residential areas nor connected to streets intended for predominantly residential traffic.

H. Parking areas shall be located or designed in such a manner that they are visibly secluded from eye level from surrounding residential areas through grading, landscaping, berms, or fencing.

I. Street sidewalks and on-site walks shall be provided for convenient and safe access to all buildings from streets, driveways, parking areas, or garages and for convenient circulation and access to all facilities.

Width, alignment, and gradation of walks shall provide safety and convenience for the type and amount of pedestrian traffic anticipated. Additionally, walks shall be coordinated with the grading plan to prevent the passage of concentrated surface water on or across the walk and prevent the pocketing of surface water by walks.

J. Outdoor collection stations shall be provided for garbage and trash removal, and shall be visually screened.

§ 196-515 Landscaping and street trees.

A. Street trees and landscaping.

(1) Street trees shall be planted along all existing and proposed streets within any land development or major subdivision where suitable street trees do not exist.

(2) Street trees shall be planted at intervals of not more than 35 feet and must be coordinated to provide adequate separation from overhead and underground utilities.

(3) Street trees shall not be planted opposite each other, but shall alternate.

(4) Street trees shall be planted within the street right-of-way unless otherwise approved by the Township.

(5) At the time of installation, the minimum trunk diameter of canopy trees measured at a height of six inches above finished grade shall be 2 1/2 inches.

(6) Any plant material which does not survive shall be replaced by the developer. Financial security shall be posted with the Township in an amount equal to the estimated cost of trees and plantings, to be released 18 months from Township acceptance of the installation and satisfactory replacement of all dead plantings.

(7) The following plant material is permitted for use as tree plantings when placement is within four feet of curb, sidewalk, or asphalt surface:

Acer campestre — Hedge Maple.

Acer plantanoides 'Erectum' — Erect Norway Maple.

Acer rubrum — Red Maple (many cultivars).

Acer x freemanii 'Armstrong' — Armstrong Freeman Maple.

Carpinus caroliniana Tree Form — American Hornbeam.

Fraxinus pennsylvania — Green Ash (seedless cultivars only).

Prunus sargenti 'Columnaris' Tree Form — Columnar Sargent Cherry.

Gleditsia triacanthos — Honeylocust (thornless cultivars only).

Tilia cordata — Littleleaf Linden.

Zelkova serrata — Japanese Zelkova.

(8) The following plant material is permitted for use as tree plantings when placement is greater than four feet from curb, sidewalk, or asphalt surface:

Acer rubrum — Red Maple (many cultivars).

Acer saccharum — Sugar maple (many cultivars).

Fraxinus americana — White Ash (many cultivars).

Fraxinus pennsylvania — Green Ash.

Ginko biloba — Ginko (male only).

Platanus x acerifolia — London Planetree.

Quercus acutissima — Sawtoothi Oak.

Quercus imbricaria — Shingle Oak.

(9) In addition to plant material included in subsections A(7) and A(8) above, the following may be utilized where required for buffer yards, detention basins, parking areas, open space planting, etc. (not all following trees are appropriate for all locations):

SMALL TREES

Acer buergeranum tree form — Trident Maple

Acer ginnala tree form — Amur Maple

Acer griseum tree form — Paperback Maple

Acer tataricum tree form — Tatarian Maple

Amelanchier laevis tree form — Serviceberry (many cultivars)

Carpinus betulus — European Hornbeam

Cercis canadensis tree form — Eastern Redbud

Cornus kousa tree form — Kousa Dogwood

Crataegus (many species) — Hawthorn (thornless only)

Magnolia x loebneri 'Merrill' — Merrill Magnolia

Malus 'Centzam' tree form — Centurion Crabapple

Malus 'Hargozam' tree form — Harvest Gold Crabapple

Malus 'Snowdrift' tree form — Snowdrift Crabapple

Malus 'Spring Snow' tree form — Springsnow Crabapple

Malus x zumi 'Calocarpa' tree form — Redbud Crabapple

Prunus serrulata tree form — Kwanzan oriental cherry

Pyrus betulifolia — Birchleaf Pear

Sorbus (many species/hybrids) — Mountain Ash

Syringa reticulata 'Ivory Silk' — Ivory Silk Japanese Tree Lilac

LARGE TREES

Acer nigrum — Black Maple

Acer saccharum — Sugar Maple (all cultivars)

Aesculus hippocastanum 'Baumannii' — Bauman Horse Chestnut

Aesculus x carnea 'Briotii' — Ruby Red Horse Chestnut

Betula nigra — River Birch

Liquidambar styraciflua — Sweetgum

Liriodendron tuliptree — Tuliptree

Magnolia acuminata — Cucumbertree

Ostrya virginiana tree form — American Hophornbeam

Quercus macrocarpa — Bur Oak

Quercus palustris — Pin Oak

Quercus phellos — Willow Oak

Quercus rubra — Northern Red Oak

Tillia americana — American Linden

Tillia tomentosa — Silver Linden

EVERGREENS (4.5 FEET HIGH MINIMUM)

Ilex opaca — American Holly

Picea abies — White Spruce

Picea pungens — Colorado Spruce

Pinus strobus — White Pine

Pseudotsuga menziesli — Douglas Fir

HEDGE (4 FEET HIGH MINIMUM)

Crataegus intricata — Thicket Hawthorn

Forsythia intermedia — Border Forsythia

Rhamnus frazula columnaris — Tallhedge Buckthorn

Syringa chinensis — Chinese Lilac

Syringa vulgaris — Common Lilac

HEDGEROW (4 FEET HIGH MINIMUM)

Crataegus crus — galli — Cockspur Thorn

Crataegus phaenopyrum — Washington Hawthorn

Elaeagnus angustifolia — Russian Olive

Viburnum sieboldii — Siebold Viburnum

Viburnum tomentosum — Doublefile Viburnum

SHRUBS (3 FEET HIGH MINIMUM)

Juniperus virginiana — Upright Juniper

Phracantha lalandi — Laland Firethorn

Taxus capitita — Upright Yew

Taxus hicksi — Hicks Yew

Thuja occidentalis — American Arborvitae

SHRUBS (4 FEET HIGH MINIMUM)

Euonymus alatus — Winged Euonymus

Hamamelis vernalia — Vernal Witch Hazel

Hamamelis virginiana — Common Witch Hazel

Ilex verticillata — Winterberry

Rhamnus frangula — Glossy Buckthorn

Viburnum dentatum — Arrowwood Viburnum

Viburnum lantana — Wayfaring tree Viburnum

(10) Additional trees and other plant material and cultivars may be utilized when approved by the Township.

(11) Plant material specifications.

(a) Name of plants. Shall agree with the nomenclature of "Standard Plant Names" as adopted by American Joint Committee on Horticulture Nomenclature, 1942 edition, as amended; size and grading standards shall conform to those specified by the American Association of Nurserymen in the latest edition of the "U.S.D.A. Standards for Nursery Stock." No substitutions shall be permitted except by written permission of the Township.

(b) Quality. All plants shall be typical of their species or variety; and shall have normal, well-developed branches and vigorous fibrous root systems. All plants shall be nursery-grown unless otherwise stated; they shall have been growing under the same climate conditions as the municipality for at least two years prior to date of planting. All plants which are found unsuitable in growth or condition or which are not true to name shall be removed and replaced with acceptable plants.

(c) Preparation of plants. All precautions customary in good trade practice shall be taken in preparing plants for moving. All balled and burlapped plants shall be dug to meet or exceed the "U.S.D.A. Standards for Nursery Stock."

(d) Delivery. Plants shall be packed, transported and handled with utmost care to insure adequate protection against injury.

B. Landscaping of off-street parking areas.

(1) Within the parking facility there shall be planted at least one tree of 2 1/2 inch caliper minimum for every five parking spaces in single bays and one tree of 2 1/2 inch caliper minimum for every 10 parking spaces in double bays. Trees shall be planted in such a manner to afford maximum protection from the sun for parked vehicles.

(2) A minimum of 10% of any parking lot facility over 2,000 square feet in gross area shall be devoted to landscaping, inclusive of required trees.

(3) The perimeter of all parking facilities shall be landscaped with one or any combination of the following buffers in order to visually screen the vehicles.

(a) One eighteen-inch to twenty-four-inch tall shrub per each three feet of buffer.

(b) One four-four and one-half foot high berm.

(c) One five-foot high wooden or stockade type fence.

(4) All plantings shall be able to survive soot, gas fumes and salt. Trees which have low growing branches, gum or moisture which may drop on vehicles; blossoms, thorns, seeds or pods which may clog drainage facilities shall be avoided. The plantings chosen should be of sufficient size to be effective the first year they are planted.

(5) All landscape planting areas shall be raised in order to prevent road salts from seeping into the planting area.

C. Detention basin landscaping.

(1) Within any detention basin not design with wetland/naturalized plantings, one of the following seed mixtures shall be used:

(a) Crownvetch Establishment (legume).

[1]	Crownvetch, plus	20 lbs/acre
[2]	Tall fescue, plus nurse grass (use one)	25 lbs/acre
[3]	Annual ryegrass, or	20 lbs/acre
[4]	Perennial ryegrass	20 lbs/acre

(b) Birdsfoot Trefoil Establishment (legume).

[1]	Birdsfoot trefoil, plus	8 lbs/acre
[2]	Tall fescue, plus nurse grass (use one)	25 lbs/acre
[3]	Annual ryegrass	20 lbs/acre
[4]	Perennial ryegrass, or	20 lbs/acre

(c) Deertongue Grass Establishment (legume).

[1]	Deertongue grass, plus companion, (use one)	10 lbs/acre
[2]	Tall fescue, or	25 lbs/acre
[3]	Birdsfoot trefoil, plus nurse grass, (use one)	6 lbs/acre
[4]	Annual ryegrass or	20 lbs/acre
	Perennial ryegrass	20 lbs/acre

NOTE: Deertongue grass establishment may be maintained as a turf grass and used for recreational purposes. Crownvetch shall be permitted for use in nonresidential developments only.

(2) Preferred varieties.

(a) Deertongue grass — Tioga.

(b) Tall fescue — Ky. 31.

(c) Perennial Ryegrass — Pennfine or Manhattan.

(d) Crownvetch — Penngift.

(e) Birdsfoot trefoil — 50-50 mixture of Empire and either Maitland or Viking.

Since other seed varieties may be equally suited to perform the purpose of the mixture stated in this chapter, or the preferred seeds may not always be readily available, other seed varieties of equal quality will be acceptable upon approval by the Township.

(3) On the perimeter of any detention basin, one tree shall be planted per each 40 lineal feet of perimeter arranged in an informal manner. Trees shall not be installed on fill embankment areas of the berm.

D. Buffer yards. Buffer yards shall be provided in accordance with the Township Zoning Ordinance [Chapter 234] requirements.

(1) Where Zoning Ordinance [Chapter 234], Article IV, provides buffer/planting requirements for individual uses in addition to provisions of this section, the more restrictive requirements shall apply.

(2) Width of buffer yards established for industrial uses shall be 50 feet. All other uses shall provide a thirty-foot wide buffer yard.

(3) Required planting for thirty-foot wide buffer yards shall include one canopy tree per 40 lineal feet of boundary plus one evergreen per 30 lineal feet of boundary. Evergreens may be replaced by a hedge planted three feet on center or a mix of evergreen and flowering trees.

(4) Required planting for a fifty-foot wide buffer yard shall include one evergreen per 25 lineal feet of boundary plus one shrub per eight lineal feet of boundary. Shrubs may be replaced by a hedge planted three feet on center or a berm averaging four feet in height.

(5) Existing vegetation should be maintained in buffer yard areas and may be used to meet or supplement planting requirements herein if deemed acceptable by the Township.

(6) Plantings are not required to be aligned on property or right-of-way boundaries but should be sited informally within the buffer yard, unless otherwise directed by the Township to provide a visual screen.

(7) The buffer plantings shall be maintained permanently, and any plant material which does not live shall be replaced within six months. A financial arrangement shall be negotiated with the Township in an amount equal to the estimated cost of trees and plantings, to be released only after the passage of the third growing season following planting, unless waived by the Township Board of Supervisors. Failure to maintain the required buffer shall be considered a violation of this chapter.

(8) Nothing shall be permitted to be planted with the area of any easement/right-of-way that will interfere with the intended use of the easement/right-of-way, the facilities for which the easement/right-of-way and/or facilities. Nor shall any planting encroach upon a required clear sight triangle or interfere with line of sight along a street. For streets, right-of-way shall be considered the ultimate right-of-way.

(9) No structure, processing activity, storage of materials, parking area, driveway, retention/detention basin, or other activity which interferes with the buffer yard shall be permitted in the buffer yard, except residential accessory structures in accordance with the provisions of Zoning Ordinance, § 234-24. Additionally, signs may be placed in buffer yards along street rights-of-way, subject to conformance with sign regulations of Zoning Ordinance [Chapter 234], Article IX.

E. Screening of dumpsters. All dumpsters shall be screened by use of plants or fences so that they are not visible from the street or from neighboring properties.

F. Existing vegetation. In cases where natural features existing on the site duplicate or essentially duplicate the requirements of the street tree, buffering, or landscaping provisions of this chapter, these requirements may be waived by the Board of Supervisors.

G. Protection of existing plant material.

(1) All subdivisions and land developments shall be laid out in such a manner so as to preserve healthy trees and shrubs on the site.

(2) The following trees, shrubs, plants, and specific areas are considered priority for protection and shall be left in an undisturbed condition unless the applicant has demonstrated, to the satisfaction of the Board of Supervisors, that reasonable efforts have been made to protect them and the plan cannot be reasonably altered:

(a) Trees, shrubs, and plants located in sensitive ecological areas such as steep slopes, riparian buffers, one-hundred-year floodplain, floodplain soils, streams, watercourses, Waters of the Commonwealth, Waters of the United States, lakes, ponds, wetlands, wetland margins, and critical habitats.

(b) Trees, shrubs, or plants determined to be rare, threatened, or endangered under the Federal Endangered Species Act of 1973 in 16 U.S.C. §§ 1531 through 1544 and in 50 CFR Part 17 or placed upon the Pennsylvania Threatened Species List or the Pennsylvania Endangered Species List (34 Pa.C.S.A. § 2101 et seq.)

(c) Trees that are part of a historic site; associated with a historic structure; or have been designated as a national, state, or county champion tree.

(d) Any tree having a caliper or 24 inches or more, or at least 75% of the diameter of a designated national, State, or county champion tree of that species.

(3) During the construction of any site, trees and shrubs to be preserved shall be protected by snow fencing or safety fencing to insure that there is no encroachment within the area of their dripline by changing grade, trenching, stockpiling of building materials or topsoil, or the compaction of the soil and roots by any motor vehicle unless the following regulations are met:

(a) Tree wells are to be constructed of uncemented stone, or any other suitable material. Such walls shall be a minimum of three feet in diameter or one foot in diameter for each inch in caliper measured 12 inches above natural ground level, whichever is greater; and shall be a maximum of three feet deep.

(b) Retaining walls are to be constructed around each tree or group of trees outside the tree protection zone immediately after any grade is lowered within the area of the dripline. This retaining wall is to be constructed of eight inch by eight inch pressure treated landscape ties or any other suitable material. Retaining walls must be designed and constructed to withstand overturning and frost heave.

(4) Damage/removal of any trees during construction activities which are designated to be preserved, or removal/clearing of trees/vegetation beyond the limits identified on a plan approved by the Township must be mitigated by the developer in a manner satisfactory to the Township.

(5) If any plant material is to be moved, it must be done in accordance with specifications set forth by the American Nursery and Landscape Association.

(6) All diseased or dead trees shall be promptly removed from the site. All trees to be preserved shall be pruned when necessary to remove dead limbs.

(7) No equipment is to be driven over tree protection zone area and no building materials are to be stacked against the trees or within the area of the tree protection zone.

(8) No tree is to support any scaffolding, signs, temporary utilities, surveying spikes, or any other device.

(9) If topsoil is to be stockpiled, it shall be located in an area outside the tree protection zone, for trees designated to remain, and shall in no case be removed from the site without Township approval.

(10) Those trees whose removal will damage other trees which are to remain must be removed by hand. The resulting stumps must be carefully removed to minimize damage to roots and trunks of other trees.

(11) Trees damaged during construction.

(a) Tree trunks and exposed roots damaged during construction shall be protected from further damage. Damaged branches shall be pruned according to National Arborist Association standards. All cuts shall be made sufficiently close to the trunk or parent limb but without cutting into the branch collar of leaving a protruding stub. All necessary pruning cuts must be made to prevent bark from being torn from the tree and to facilitate rapid healing.

(b) All trees which have been disturbed or have experienced damage to their roots or branches shall be fertilized in early fall or mid-spring. Fertilizer grade shall have approximately three parts nitrogen to one part phosphorus and potassium (3-1-1 ratio). Fertilizer shall be broadcast over the soil surface in an area twice the size of the tree protection zone at a rate of one pound of nitrogen per 1,000 square feet.

(c) Within four hours, all tree roots that have been exposed and/or damaged shall be trimmed clearly and covered temporarily with moist peat moss, burlap, or other biodegradable material to keep them from drying out until permanent cover can be installed.

(12) Stumps, branches and other wood debris shall not be buried on site. Where trees are removed outside of an area to be excavated, it is preferred that stumps be removed by grinding to a point six inches below existing grade.

(13) Cut trees shall not be pushed or pulled into an area where trees are to be retained.

§ 196-516 Stormwater Management.

All subdivisions and land developments shall comply with the Nockamixon Township Stormwater Management Ordinance [Chapter 190], Ord. No. 106, dated September 18, 2002, as amended. Requirements of the Stormwater Management Ordinance [Chapter 190] shall be in addition to, and not in lieu of, requirements set forth within § 196-514 of this chapter.

A. General requirements.

(1) Lots shall be laid out and graded with a minimum slope of 2% to provide positive drainage away from buildings. The Township may require a grading and drainage plan for individual lots indicating a buildable area within each lot, complying with the setback requirements, for which positive drainage is assured.

(2) On-lot drainage swales shall be designed to provide positive conveyance of surface water from the individual lot. Each swale lot shall convey stormwater from the lot to a storm sewer system, street, open space area, or stormwater management easement without crossing or combining with stormwater from more than the adjacent lot.

(3) Drainage swales necessary to control surface drainage between lots shall be centered about the common property line.

(4) No person, corporation, or other entity shall block, impede the flow, alter, construct any structure, or deposit any material or thing, or commit any act which will affect normal or flood flow in any stream or watercourse without having obtained prior approval from the Township and/or Department of Environmental Protection, whichever is applicable.

(5) Whenever a watercourse, perennial stream or intermittent stream is located within a development site, it shall remain open in its natural state and location, and shall not be piped (except for road crossings). It is the responsibility of the developer to stabilize existing eroded stream/channel banks.

(6) Where a subdivision or land development is traversed by a natural watercourse, there shall be provided a drainage easement or right-of-way conforming substantially with the line of such watercourse. The width of the easement shall be adequate to provide for unimpeded flow of stormwater runoff from the one-hundred-year return storm event. Terms of the easement shall prohibit excavation, the placing of fill or structures, and any alterations which may adversely affect the flow of stormwater runoff within any portion of the easement. Periodic maintenance of the easement to ensure proper runoff conveyance shall be required by the landowner.

(7) Existing points of concentrated drainage discharge onto adjacent property shall not be altered without written approval of the affected property owner(s). Modification of discharge location; addition of new discharge location; as well as modification of the discharge rate, volume, and/or quality shall be considered as alteration of existing point of concentrated discharge.

(8) Areas of existing diffused drainage discharge onto adjacent property shall be managed such that, at a minimum, the peak diffused flow does not increase in the general direction of discharge, except as otherwise provided in this section. If diffused flow is proposed to be concentrated and discharged onto adjacent property, the developer must document that there are adequate downstream conveyance facilities to safely transport the concentrated discharge or otherwise prove that no harm will result from the concentrated discharge.

(9) Any drainage facilities required by this section that are located on, or discharge to, a State highway rights-of-way shall be subject to approval by the Pennsylvania Department of Transportation.

(10) Storm drainage facilities and appurtenances shall be so designed and provided as to minimize erosion in swales, watercourse channels and at all points of discharge.

(11) Minimization of impervious surfaces and infiltration of runoff through seepage beds, infiltration trenches, etc., are encouraged, where soil conditions permit, to reduce the size or eliminate the need for retention/detention facilities.

(12) Roof drains and sump pumps shall be discharged to a natural watercourse, drainage swale, or stormwater easement. Roof drains and sump pumps shall not be connected to a storm sewer or street unless designed as part of a stormwater management facility within a proposed development. In no case shall roof drains or sump pumps be connected to a sanitary sewer.

B. Storm drainage system requirements.

(1) Any proposed storm drainage plans which affect the drainage basin in any stream or watercourse shall be approved by the Division of Dams and Waterway Management of the Pennsylvania Department of Environmental Protection in accordance with the Title 25 [Pa. Code], Chapter 105, as amended.

(2) Easements shall be dedicated to the Township along all natural or man-made streams and watercourses and/or stormwater management facility areas within a subdivision or land development. These easements shall be of sufficient width to convey a one-hundred-year design storm. Easements shall be provided where storm drainage swales, culverts, or other structures traverse, enter or discharge onto private property. On private property, the entire easement area and fencing and landscaping (if any) shall be maintained by the property owner. The Township shall not maintain and/or repair any improvements within that easement unless stormwater runoff from public roads or public land crosses through the easement. If stormwater runoff from public roads or public lands cross through the easement, the Township shall, upon satisfactory installation of improvements as specified in a developer's improvement agreement and maintenance agreement, maintain and repair only the structural stormwater management improvements within the easement such as:

(a) Piping.

(b) Inlets.

(c) Outlet, headwalls.

(d) Energy dissipation structures or facilities.

(e) Stormwater management facility control structures.

(3) The landowner shall be responsible for all other maintenance and repairs within this easement. For example, the landowner must:

(a) Mow the lawn.

(b) Repair or replace fencing.

(c) Repair or replace landscaping.

(d) Control vermin and repair damage from animals.

(e) Keep the area free of obstructions, structures, vegetation, or accumulated sediment that may block or hinder the function and purpose of the easement.

(f) Keep the area free of litter or garbage.

(g) Repair erosion and restore vegetation as necessary to keep the easement in good repair.

(4) Storm sewers, culverts, and related installations shall be provided to permit the flow of natural watercourses, to ensure the drainage of all low points (except in protected "wetlands") on the subdivided lots or developed land areas and along the line of streets, and to intercept stormwater runoff along the streets at intervals related to the extent and grade of the area drained. The system shall also be designed to accommodate or receive and discharge all runoff from adjacent upstream properties. Where adequate existing storm sewers are readily accessible, the developer must connect new stormwater facilities to the existing system.

(5) Flood protection. No stormwater runoff or natural drainage water shall be so diverted as to overload existing drainage systems, or create flooding or the need for additional drainage structures on other private properties or public lands, without proper and approved provisions being made to address these conditions.

(6) Whenever the location of concentrated runoff from a site is changed due to development, the developer must secure written approval from any adjacent downstream property owners. The developer shall indemnify and/or hold harmless the Township against any claim of damage from any downstream property owners that may result from the proposed development.

(7) Scour and erosion prevention. In areas in which the street curbs are not required by either this chapter or by the Township, drainage may be accomplished by natural or artificial swales and culverts. Special structures such as check dams, drop-outlets, concrete flow channels, or other energy dissipating structures, rip-rap or non-degradable geotextile linings, may be required to prevent scour or erosion in locations with large runoff quantities or steep slopes. Bituminous paved swales will not be permitted.

(8) All proposed streets shall be designed so as to discharge surface water from their rights-of-way. Storm drainage improvements as deemed necessary by the Township shall be required along all existing streets on which a subdivision or land development abuts.

(9) Design criteria. Unless a more conservative design is required by another regulation, or is required because of conditions particular to an individual development, the following storm criteria shall be used to design storm collection and conveyance systems:

Design Storm Return
	(Years)
Fixed Pipe	25
Total Conveyance	100

(10) Design preparation. Designs of storm drainage systems shall be prepared by a licensed professional engineer. Complete detail calculations shall be submitted to the Township for review. Calculations shall cover the entire drainage basin involved, including consideration of areas outside the proposed subdivision or developed land areas.

(11) Setback to boundaries. No piped storm sewer system outlet, detention basin, or energy dissipation structure shall discharge closer than 20 feet from any property boundary or the boundary of any drainage easement under the control of the developer or which may be utilized by the developer, so as to allow for adequate space for stormwater dissipation in vegetated land areas controlled by or available to the developer and/or to allow adequate space for equipment access for future maintenance.

C. Collection system design.

(1) The collection system shall be designed by the rational method of design in accordance with American Society of Civil Engineers Manual No. 37 except where noted, using the formula Q = CiA, unless otherwise approved by the Township.

(a) Capacity. "Q" is the required capacity in cubic feet per second for the collection system at the point of design.

(b) Runoff coefficient. "C" is the runoff coefficient applicable to the entire drainage area. It shall be based on consideration of soil conditions, average slope of the drainage area and the ultimate development of the entire drainage area according to comprehensive plans. For the various types of ultimate development, the runoff coefficient shall be taken from the table in Appendix "C" unless sufficient engineering data has been presented to the Township Engineer by the developer which information in the judgment of the Township Engineer is sufficient to warrant the use of an alternate runoff coefficient.

(c) Rainfall intensity formula. "i" is the rainfall intensity in inches per hour and shall be determined from rainfall intensity charts for this area, based on time of concentrations, including overland flow time, Manning's formulae for channelized flow time and pipe flow time. The design rainfall frequency shall be taken from the PennDOT Intensity-Duration-Frequency Field Manual, Region 4, as presented in Appendix "C."

[1] A five-minute storm duration shall be used if the duration does not result in a maximum expected discharge that exceeds the capacity of a thirty-inch pipe.

[2] If a five-minute storm duration results in a pipe size exceeding 30 inches, the time of concentration approach shall be used in determining storm duration.

[3] If a five-minute storm duration results in a pipe size exceeding 30 inches, within any run of pipe, the time of concentration approach may be used for sizing of pipes from that point on by adjusting the time of concentration.

(d) Drainage area. "A" is the drainage area, in acres, tributary to the point of design, and shall include areas tributary from outside sources as well as from within the subdivision or developed land area itself.

(2) Collection system standards.

(a) Curb inlets. Curb inlets shall be located at curb tangents on the uphill side of street intersection, and at intervals along the curb line to control the maximum amount of encroachment of runoff on the roadway pavement so that same does not exceed 1/2 of the traveled lane width during the design storm event. Design and location of curb inlets shall be approved by the Township.

(b) State approvals. Drainage structures that are located on State highway rights-of-way shall be approved by the Pennsylvania Department of Transportation, and a copy of the highway occupancy permit shall be submitted to the Township.

(c) Pipe materials. All storm piping shall be Class III reinforced concrete pipe, except when pipe class and strength is required to be increased in accordance with PennDOT Specifications. Piping shall be saw-cut at ends, as needed, and not hammered or broken. All pipe joints and lift holes must be mortared.

(d) Minimum pipe size. Minimum pipe size shall be 18 inches.

(e) Inlet and manhole construction. Inlet and manhole castings and concrete construction shall be equivalent to Pennsylvania Department of Transportation design standards.

(f) Roof drainage. Stormwater roof drains and pipes shall not discharge water over sidewalks or walkways.

(g) Open end pipes must be fitted with concrete endwalls or wing walls in accordance with PennDOT standards.

(h) Open culvert endwalls or wing walls for pipes larger than 18 inches in diameter and longer than 60 feet in length shall be fitted with durable protective grates. Design of protective grates is subject to approval by the Township.

(i) Flow velocity. Storm drains shall be designed to produce a minimum velocity of three feet per second when flowing full. The maximum permissible velocity shall be 15 feet per second. However, in no case shall the pipe slope be less than 1/2%.

(j) Inlets and manholes shall be spaced at intervals not exceeding 300 feet, and shall be located wherever branches are connected or sizes are changed, and wherever there is a change in alignment or grade. For drainage lines of at least 36 inches diameter, inlets and manholes may be spaced at intervals of 400 feet. Manholes shall be equipped with open grate lids.

(k) Storm sewer bedding/backfill requirements shall conform to the construction details included in Appendix "A."

(l) Inlets shall be located to intercept concentrated runoff prior to discharge over public/private rights-of-way, sidewalks, streets, and driveways.

(m) The capacity of all inlets shall be based on a maximum surface flow to the inlet of four cfs, calculated based on the design storm event. The maximum flow to inlets located in low points (such as sag vertical curves) shall include the overland flow directed to the inlet as well as all bypass runoff from upstream inlets. The bypass flow from upstream inlets shall be calculated using inlet efficiency curves included in PennDOT Design Manual Part 2, latest edition. If the surface flow to in inlet exceeds four cfs, additional inlets shall be provided upstream of the inlet to intercept the excessive surface flow.

(n) A minimum drop of two inches shall be provided between the inlet and outlet pipe invert elevations within all inlets and manholes. When varying pipe sizes enter an inlet or manhole, the elevation of the crown of all pipes shall be matched.

(o) Storm sewer pipes shall have a minimum of 12 inches of cover over the bell of the pipe, and in no case shall any part of the pipe project into the road subbase or curb. Where cover is restricted, equivalent pipe arches may be specified in lieu of circular pipe.

(p) The capacity of all storm sewer pipes shall be calculated utilizing the Manning equation for open channel flow as applied to closed conduit flow. The Manning's roughness coefficient shall be 0.13 for all concrete pipe. In cases where pressure flow may occur, the hydraulic grade line shall be calculated throughout the storm sewer system to verify that at least one foot of freeboard will be provided in all inlets and manholes for the design storm event.

(q) Culverts shall be designed based on procedures contained in Hydraulic Design of Highway Culverts, HDS #5, U.S. Department of Transportation, Federal Highway Administration.

(r) Storm sewer structures (i.e., endwalls, inlets, end sections, etc.) may not be located on top of or within 10 feet of electric, water, sanitary sewer, and gas services and/or mains, unless approval is received from the Township, and from the authority or utility having jurisdiction over same.

(s) Storm sewer pipes must be oriented at right angles to electric, water, sanitary sewer, and gas utilities when crossing above or beneath same. Crossing angles of less than 90° will only be permitted at discretion of the Township Engineer. When skewed crossings are permitted, interior angles between alignment of the storm sewer pipe and utility may not be less than 45°. Vertical and horizontal design of storm sewer must be linear.

(t) Where a public storm sewer system is not located within a right-of-way, or dedicated public property, a twenty-foot wide easement shall be established to encompass the storm sewer system. For multiple pipes or utilities, the width of the easement shall be a minimum of 30 feet.

(3) Open swales and gutters. Open swales shall be designed on the basis of Manning's formula as indicated for collection systems with the following considerations:

(a) Roughness coefficient. The roughness coefficient shall be 0.04 for earth swales.

(b) Bank slopes. Slopes for swale banks shall not be steeper than one vertical for three horizontal.

(c) Flow velocity. Design velocity in grass or vegetated swales shall not exceed four feet per second.

(d) To minimize sheet flow of stormwater across lots located on the lower side of roads or streets, and to divert flow away from building areas, the cross-section of the street as constructed shall provide for parallel ditches or swales or curbing on the lower side which shall discharge only at drainage easements, unless otherwise approved by the Township.

(e) Gutters and swales adjacent to road paving shall be permitted to carry a maximum flow of five cubic feet per second prior to discharge away from the street surface, unless it is proven to the satisfaction of the Township by engineering calculations that the road slopes or other factors would allow higher gutter or swale capacity.

(f) Flows larger than those permitted in gutters and roadside swales may be carried in swales outside the required road right-of-way in separate drainage easements, or may be carried in pipes or culverts inside or outside the required road right-of-way.

(g) Swales shall be stabilized with vegetation or other materials, approved by the Township, to prevent erosion.

(h) Swales shall be provided with underdrains as deemed necessary by the Township should overland seepage result in potential maintenance problems for same. Underdrains must discharge into a natural drainage channel or storm sewer system.

(4) Bridges and culverts. Bridges and culverts shall be designed in accordance with Pennsylvania Department of Transportation construction standards. Separate design plans and specifications shall be required for each bridge and culvert which plans and specifications shall be subject to review and approval of the Township.

§ 196-517 Excavation and grading.

All construction wherein excavation, placement of fill, and/or grading activities are performed shall conform with the following general requirements:

A. No excavation or fill shall be made with a face steeper than three horizontal to one vertical, except under one or both of the following conditions:

(1) The material is sufficiently stable to sustain a steeper slope. A written statement to that effect from a professional engineer licensed in the Commonwealth of Pennsylvania and experienced in erosion control shall be submitted to the Township. The statement shall affirm that the site has been inspected and the deviation from the slope restriction shall not result in injury to persons or damage to property. A detail of the treatment of the slope (proposed grade, seeding, erosion protection, etc.) shall be submitted with the application.

(2) A concrete, masonry, or other approved retaining wall is designed by a registered professional engineer licensed in the Commonwealth of Pennsylvania constructed to support the face of the excavation or fill.

B. Edges of slopes shall be a minimum of five feet from property lines or right-of-way lines of existing streets in order to permit the normal rounding of the edge without encroachment on abutting property.

C. Adequate provision shall be made to prevent surface water from damaging the cut face of excavation and the sloping surfaces of fills.

D. No person, corporation, or other such entity shall block, impede the flow of, alter, construct any structure, or deposit any material or thing or perform any work that will affect the normal or flood flow in any stream or watercourse without having obtained prior approval from the Township and/or Department of Environmental Protection, whichever is applicable.

E. All lots, tracts, or parcels shall be graded to provide positive drainage away from buildings and dispose of it without ponding, except where ponding (detention basins, swales, etc.) is part of the stormwater management plan for the site.

F. Concentration of surface water run-off shall be permitted only in swales, watercourses, or detention basins.

G. All plans wherein a sump pump or basement drain is proposed to be installed, shall provide for discharge of the sump pump/drain to a natural watercourse, drainage swale, stormwater easement, or storm sewer system.

H. In no case shall grading be done in such a manner as to divert water onto the property of another landowner unless part of a stormwater management plan.

I. During grading operations, necessary measures for dust control must be exercised.

J. No track type grading equipment shall be permitted to be loaded and/or unloaded on a public street, without protection of the street surface, and no grading equipment shall be permitted to travel on or across a public street unless licensed for operation on public thoroughfares.

K. Grading equipment shall not be permitted to cross live streams. Temporary crossings shall only be permitted where application is made, and approval received, from DEP (where applicable), Bucks County Conservation District, and Nockamixon Township.

L. Prior to any excavation or grading activities, existing topsoil shall be stripped from the surface and be stockpiled on site and be maintained for reuse on the site. Topsoil shall not be removed from the site without Board of Supervisors approval.

M. All disturbed/grading areas of a site which are not covered by impervious surface shall be restored by replacement of a minimum six-inch depth of topsoil and be stabilized by fertilizing, seeding, and mulching in accordance with applicable provisions of this chapter.

§ 196-518 Erosion and sedimentation control.

A. An erosion and sedimentation control plan shall be submitted with all applications wherein excavation, placement of fill, and/or grading activities are proposed. The plan shall include a construction staging narrative indicating the sequence of earthmoving activities, and proposed erosion and sedimentation control procedures. Measures used to control erosion and reduce sedimentation during construction activities shall strictly conform to the standards and specifications of the Bucks County Conservation District and Pennsylvania Department of Environmental Protection, and sequence of earthmoving activities. At a minimum, the following measures shall be included where applicable:

(1) Stripping of vegetation, regrading, or other activities shall be done in a way that will minimize erosion and resulting sedimentation.

(2) Cut and fill operations shall be kept to a minimum. Wherever feasible, natural vegetation shall be retained, protected and supplemented.

(3) All erosion and sedimentation control measures shall be installed per the approved plan prior to any earthmoving activities. Where a stormwater management basin is involved, the basin shall be constructed, functional, and stabilized prior to any additional site activity. An as-built plan of the facility prepared by a registered professional land surveyor or engineer, licensed in the Commonwealth of Pennsylvania, shall be submitted to the Township for review to verify adequate stage/storage capacity prior to commencement of other site activity. Plan must include note stating the same.

(4) Disturbed earthen areas and duration of exposure shall be kept to a practical minimum. All disturbed areas shall be temporarily stabilized within 72 hours of when activities cease. All disturbed soils and topsoil stockpile areas shall be stabilized as quickly as possible and, if necessary, seeded with temporary vegetation and mulched. If stockpile areas are located on sloping ground or near waters of the Commonwealth, same shall be enclosed with silt fencing.

(5) Permanent vegetation shall be installed as soon as practical on all sites.

(6) All runoff from project areas shall be collected and diverted to facilities for removal of sediment.

(7) Runoff from a project area shall not be discharged into the waters of the Commonwealth without means to prevent sedimentation.

(8) Sedimentation in the runoff water shall be trapped and filtered until the disturbed area is stabilized by the use of debris basins, sediment basins, silt traps, or similar measures.

(9) Sediment barriers shall be properly installed with silt fencing trenched and haybales staked.

(10) Tire cleaning areas constructed of AASHTO # 1 stone with geotextile underlayment and at least 50 feet in length shall be provided at each point of access to the site and individual lots (once internal streets are constructed).

(11) During construction activities, necessary measures for dust control must be exercised.

(12) It shall be the responsibility of each person, corporation or other entity performing grading and/or building activities to install and maintain erosion and sedimentation controls until the site is stabilized. In the event any mud and/or debris is transported from the site onto a public roadway, the debris shall be removed and the roadway swept and/or washed as deemed necessary by the Township at the owner's expense.

B. Design of energy dissipation for high volume and/or high velocity discharge from storm sewer pipes and channels shall be in accordance with Hydraulic Engineering Circular No. 14, "Hydraulic Design of Energy Dissipaters for Culverts and Channels," as published by Department of Transportation, FHA, when deemed necessary by the Township Engineer, and as approved by the Bucks County Conservation District.

C. Design of Reno mattress and gabions shall be in accordance with any of the following publications:

(1) "Flexible Linings In Reno Mattress and Gabions for Canals and Canalized Water Courses" (as amended) published by Maccaferri.

(2) "Flexible Gabion Structures in Earth Retaining Works" (as amended) published by Maccaferri.

(3) Any other similar technical publication as prepared by a manufacturer or which has been prepared based on engineering study.

D. Improvements shall be made to drainage channels, roadside swales, and areas of shallow concentrated or sheet flow to eliminate existing erosion.

E. Applicant must obtain approvals/letters of adequacy from Bucks County Conservation District and/or Pennsylvania Department of Environmental Protection for required erosion and sedimentation control measures in accordance with Title 25 Pa. Code, Chapters 92, 101, and 102 and the Clean Streams Law.

§ 196-519 Water supply, distribution systems and fire protection.

A. Water supply. All lots and leased units in a subdivision or land development shall be provided with adequate water supply by means of one of the following methods:

(1) Connection to a centralized or public water supply.

(2) On-lot water supply.

B. Water impact study must be prepared for all applications with greater than 10 dwelling units proposed or land developments with a total estimated water usage of 1,000 gallons per day or greater. Study shall be prepared in accordance with Township Ord. No. 62[1] and codified as Chapter 228 in the Code of Nockamixon Township.

[1] Editor's Note: Ord. No. 62, 12-27-1990 [Chapter 228], was superseded and replaced by Ord. No. 133, 4-20-2008 [Chapter 228].

C. Public and centralized water supply and distribution systems.

(1) All buildings requiring water service located within 150 feet of the right-of-way of a public water main shall be required to make connection to said public water main and pay applicable connection fees and rental rates to the authority having ownership of the public water main, in the following instances:

(a) All new construction requiring water supply.

(b) All new building lots.

(c) All existing structures wherein the structure is enlarged or changed in use to require increased water capacity. This does not include residential additions which do not increase the number of dwelling units.

(d) All conversions of buildings from a principal residential use to a principal nonresidential use.

(2) If water is to be provided by means other than by private wells owned and maintained by the individual owners of lots within the subdivision or development, applicants shall present evidence to the Board of Supervisors that an adequate supply of potable water is to be supplied by a certified public utility, a bona fide association of lot owners, or by a municipal corporation, authority, or utility. A copy of a Certificate of Public Convenience from the Pennsylvania Public Utility Commission or an application for such certification, a proposed declaration creating a homeowners association to serve the area, or an agreement with an authority or other municipal body, providing for such water supply, shall be submitted. Determination as to whether there is a sufficient supply of potable water shall be made in accordance with the Nockamixon Township Water Supply Ord. No. 62.[2]

[2] Editor's Note: Ord. No. 62, 12-27-1990 [Chapter 228], was superseded and replaced by Ord. No. 133, 4-20-2008 [Chapter 228].

(3) Water quality requirements for a proposed centralized water system shall conform to applicable standards of the Pennsylvania Department of Environmental Protection and Bucks County Department of Health.

(4) Water mains shall be constructed by the developer in such a manner as to make adequate water service available to each lot, building or dwelling unit within the subdivision. A minimum pressure of 35 pounds per square inch shall be provided at each house or other building to be connected to the water supply main. The water supply must comply with regulations and standards of the Pennsylvania Department of Environmental Protection, and when applicable, the Delaware River Basin Commission.

(5) The system shall also be designed with adequate capacity and appropriately spaced fire hydrants for fire fighting purposes as determined by the Township. Hydrant locations shall be reviewed by the Fire Marshall and Fire Company servicing the area, and approved by the Township.

(6) Water impact study. A water impact study pursuant to Township Ord. No. 62[3] shall be required for all centralized water supply and distribution systems wherein a new water supply source is proposed to be developed.

[3] Editor's Note: Ord. No. 62, 12-27-1990 [Chapter 228], was superseded and replaced by Ord. No. 133, 4-20-2008 [Chapter 228].

D. Individual on-lot wells.

(1) Where individual on-lot wells are proposed within a new subdivision or land development, wells shall be drilled, installed, and tested for adequate water supply to serve the proposed use prior to final plan approval unless a water impact study is required and completed in accordance with Township Ord. No. 62[4] and subsections D(2) through (5). Where existing wells are proposed to be abandoned, well closure must be in accordance with DEP well abandonment procedures.

[4] Editor's Note: Ord. No. 62, 12-27-1990 [Chapter 228], was superseded and replaced by Ord. No. 133, 4-20-2008 [Chapter 228].

(2) Well certification.

(a) The well yield shall be determined by a pumping test of not less than four hours duration conducted at a rate of not less than 150% of the intended long-term withdrawal from the well. The four-hour test shall be conducted at a constant pumping rate that should not deviate greater than + 5% during the test.

(b) In the event the well does not yield a minimum of three gpm, the proposed water system shall be designed to be able to provide sufficient storage via oversize tanks and/or storage in the well bore for the length of time it would take for the expected peak demand to empty a standard pressure tank being supplied by a well pumping three gpm.

(c) All well drillers shall, upon completion of the well, provide the Township with a copy of the report submitted to the Commonwealth of Pennsylvania and sufficient data and documentation to verify compliance with Subsection D(1).

(d) A minimum of one water sample shall be collected for the following tests [1] through [9] (except as noted). Samples must be collected 10 minutes prior to the end of the pump test. All test results must meet established maximum contaminant levels (MCLs) for Pennsylvania. Water samples must be tested by a state certified water laboratory.

[1] Coliforms. A minimum of three water samples shall be collected during the pump test for analysis of coliform bacteria. The first sample shall be collected 15 minutes prior to the end of the test with the remaining two samples collected at five-minute intervals.

[2] PH.

[3] Iron.

[4] Nitrates.

[5] Total dissolved solids.

[6] TCE, PCE, and 1-1-1 trichlorethane.

[7] Detergents (MBAS).

[8] Benzene, toluene, xylene.

[9] Total petroleum hydrocarbons.

(3) Well construction. Each well shall be provided with a water tight casing. The minimum length of the casing to be 40 feet or 10 feet into bedrock, whichever is greater. The material of the casing shall be steel with a weight of 18.97 lbs. per linear foot. All joints between sections of casing shall be made by continuous welding. Where a pump section or discharge pipes enter or leave a well through the side of the casing, the circle of contact shall be water tight. All casing shall extend at least 18 inches above final grade. The annular space between the earth and outside of the casing shall be filled with cement grout or Bentonite to a distance of at least six feet below the ground surface. Unconsolidated or carbonate water bearing formations will require special consideration.

(4) Permit required. Prior to commencement of well drilling operation, owner shall be required to make application to, and receive approval from, Nockamixon Township. (Refer Township Ord. No. 95.)

Issuance of a permit to drill well shall not be made until payment of a permit fee in the amount established by resolution of the Board of Supervisors.

E. Applicant shall submit design plans to the servicing fire company, Township emergency management coordinator for comment regarding access and water supply for firefighting purposes.

§ 196-520 Sanitary sewage disposal.

A. The developer shall install the most effective type of sanitary disposal consistent with the Township's Official Plan for Sewage Facilities prepared in accordance with the Pennsylvania Sewage Facilities Act (Act 537), the Township Sewage Facilities Plan, and [25 Pa. Code,] Chapter 71, of the Pennsylvania Department of Environmental Protection regulations, for the subdivision or development.

B. Connection to public or community sanitary sewer system shall be required where such a system is proposed by the Township's Official Plan for sewage facilities, and where such a system can feasibly be provided to the proposed subdivision. Additionally, the applicant shall provide means satisfactory to the Township to assure long term operation, maintenance, repair, and replacement of such system.

C. When connection to public or community sewer is proposed, the applicant shall insure that sufficient capacity is legally available to the Township and owner to serve all of the proposed lots or units of occupancy within the site. If the Township and/or the owner does not have sufficient capacity, the Township shall not be required to approve a final subdivision or land development plan. If the applicant is unwilling to grant an extension of time within which the Township may consider the application, the Township shall deny approval of the final plan due to unavailability of sewage disposal service.

D. In subdivision/land developments where connection to public or community sewage system is not proposed, on-lot sewage disposal systems shall be installed by the property owner in accordance with the Pennsylvania Sewage Facilities Act, [25 Pa. Code,] Chapter 73, of DEP regulations and the requirements of applicable Township regulations.

E. Sanitary sewer systems shall be located and/or designed to prevent flood damage and to eliminate infiltration of floodwaters into the system, or discharges from the system into flood waters.

F. On-lot sewage disposal systems shall be located and/or designed to avoid impairment to them, or contamination from them, during flooding.

G. The developer shall be responsible for the completion of the appropriate planning module for land development components as required by the Department of Environmental Protection, including alternatives analysis and feasibility studies. (Refer § 196-407 of this chapter.)

H. All final plans shall contain a notice regarding sewage disposal systems (refer sample in Appendix "B").

(1) On-lot sewage disposal. All subdivision and land development plans shall contain a plan note specifying that approval of the plan does not guarantee permit issuance for sewage disposal.

(2) Public or centralized sewers. All subdivision and land development plans shall contain a plan note specifying that connection to public sewer is required.

I. Design standards and specifications for public and centralized sanitary sewer systems shall conform to requirements of the applicable servicing municipal authority and PADEP.

§ 196-521 Utilities.

A. Easements for utility distribution and service lines shall have a minimum width of 20 feet.

B. To the fullest extent possible, easements for public utilities shall be centered on or adjacent to rear or side lot lines.

C. Telephone, electric, T.V., cable, and such other utilities shall be installed underground and shall be provided within right-of-way easements to be dedicated for such utilities, and in accordance with plans approved by the Board of Supervisors and the applicable utility company. Underground installation of the utility distribution and service lines shall be completed prior to final street paving and sidewalk installation.

D. All public and/or private facilities such as towers, pump stations, sanitary sewer or water treatment plants, and similar facilities shall meet all applicable Zoning Ordinance [Chapter 234] regulations.

§ 196-522 Monuments and markers.

A. Any existing monument, iron pipe, pin, or marker determined and identified to be existing found property corners are to remain undisturbed.

B. Permanent stone or concrete monuments shall be accurately placed by a registered surveyor at the intersection of all lines forming angles and at changes in directions of lines in the boundary (perimeter) of the property subdivided. Monuments shall be pre-manufactured and not field constructed.

(1) Monuments shall be a minimum 24 inches in length.

(2) Monuments less than 24 inches in length may only be utilized when obstructions are encountered and use is approved by the Township.

C. All streets shall be monumented on the ultimate right-of-way lines, at the following locations:

(1) At least two monuments at each intersection.

(2) At changes in direction of street lines, excluding curb arcs at intersection.

(3) At each end of each curved street line, excluding curb arcs at intersection.

(4) Where one of the above locations along the street line is a point common to a property corner, the concrete monument shall be installed in lieu of an iron pin.

(5) At intermediate points, wherever topographical or conditions make it impossible to sight between two otherwise required monuments.

(6) At such other places along the lines of streets as may be determined by the Township Engineer to be necessary so that any street may be readily defined in the future.

D. All monuments shall be placed so that the scored point shall coincide exactly with the point of intersection of the line being monumented.

E. Monuments shall be set with their top level at the finished grade of the surrounding ground, except as follows:

(1) Monuments which are placed within the lines of existing or proposed sidewalks shall be so located that their tops will not be affected by lateral movement of the sidewalks.

(2) Where sidewalks are existing, a stone point-a four inch square chisel cut in the sidewalk with a drill hole and nail in the center-may be substituted for a monument. Where bituminous paving is existing, a railroad spike may be substituted for a monument or iron pin where required.

F. Permanent reference marker pins of one-half inch O.D. solid iron rod, at least 24 inches long shall be set at the following points:

(1) At all lot corners not requiring concrete monuments as specified above.

(2) At all points where lot lines intersect curves, either front or rear.

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

(4) At all points where easements intersect property lines.

(5) At all other changes in direction of easement boundaries not located within future lawns.

G. All outboundary monuments shall be installed and certified as to their accuracy and conformance to plan information by the responsible surveyor prior to plan recordation.

H. All property pins and monuments shall be installed and certified as to their accuracy and conformance to plan information by the responsible surveyor prior to issuance of a building permit for the subject lot. In the event it is determined by the Township that installation prior to construction start is not practical due to future grading operations, temporary wood stake corners shall be set by a licensed surveyor to permit stakeout inspection of proposed construction activities relative to required setbacks. Permanent property pins and monuments shall then be required to be installed prior to issuance of a use and occupancy permit for the parcel.

I. All monuments along right-of-way being dedicated to the Township, and pins delineating easements being granted to the Township, shall be installed and certified as to their accuracy and conformance to plan information by the responsible surveyor. Installation and certification shall be provided prior to execution and acceptance of public improvements.

J. Any pre-existing or new property markers/monuments of a property under construction, or properties surrounding the subject property under construction, which are disturbed by construction activity are required to be reset and recertified by a licensed surveyor. Property owner and/or developer of the property under construction resulting in the disturbance shall be held responsible for proper replacement and re-certification of disturbed property markers/monuments.

K. If required monument location conflicts with an existing structure, utility, tree, or other object type or location of monumentation may be altered upon approval by the Township.

§ 196-523 Parking facilities.

A. Off-street parking facilities shall be provided in compliance with the parking requirements of the Zoning Ordinance [Chapter 234] and the regulations contained herein.

B. Angled or perpendicular parking shall not be permitted along public streets.

C. General parking lot standards.

(1) Parking shall not be permitted along driveways which serve as the entrance(s) or exit(s) to parking areas.

(2) Parking areas shall be set back from boundary lines and ultimate right-of-way lines in compliance with the requirements of the Township Zoning Ordinance [Chapter 234]. In any case not regulated by zoning, parking areas shall not be located closer than 15 feet from any tract boundary line or ultimate right-of-way line. These setback areas shall be landscaped in accordance with the requirements of § 196-515 of this chapter.

(3) Where the edge of an existing parking area is located close to a street, driveway, or other parking area and the property is proposed for subdivision and/or land development, a minimum separation of 10 feet shall be provided between these features where feasible. This spacing shall consist of a raised landscape area, preferably curbed, with planting in conformance with § 196-515, herein.

(4) Dead-ended parking areas shall be discouraged when the required parking capacity can be accommodated in a layout that permits more convenient vehicular movements. However, extraneous through-traffic flow should be avoided.

(a) Up to 30 parking spaces may also be located in a dead-ended parking area if there is no more desirable alternative feasible, and sufficient back-up areas are provided for the end stalls.

(b) More than 30 parking spaces may be located in a dead-ended parking area only if a turnaround area is provided at the closed end, suitable for passenger car turning.

(5) Handicapped parking stalls shall be installed in all parking lots as close and convenient to building entrances as is reasonable. The specific number and location of handicapped stalls shall be determined by the Board of Supervisors in accordance with current standards of ADA and with the advice of the Township Planning Commission and Engineer.

(6) All signage for parking facilities shall be as specified within § 196-505.L.

(7) All parking lots shall be provided with adequate lighting to assure safe maneuverability of vehicles, and to promote safety for pedestrians. Lighting shall be so arranged that no glare affects abutting residences or streets.

(8) All nonresidential parking facilities, and all multi-family residential parking facilities and access driveways shall be paved. Minimum requirements for residential and institutional parking facilities will be eight inches of 3A modified stone, 1 1/2 inches of ID-2 binder, and one inch of ID-2 wearing course. Commercial and industrial parking facility design requirements shall be subject to approval by the Township Engineer based upon expected traffic loads. Driveway entrances will be paved in accordance with same requirements.

(9) Outdoor garbage collection facilities must be screened from view by landscaping and/or fencing.

(10) Parking facilities must be screened in such a manner that vehicle headlights are not intrusive to adjacent residential properties. Grading to recess the parking facility, raised berms, landscaping and fencing are acceptable methods to screen the parking facility.

D. Residential parking lots.

(1) Parallel rows of parking spaces, which are not separated by a driveway, shall be separated by a raised and/or curbed planting strip, a minimum of 10 feet wide, landscaped in accordance with § 196-515 herein.

(2) A single row of parking spaces located parallel to and between two driveways, shall be separated from one of the driveways by a raised and/or curbed planting strip, a minimum of five feet wide, landscaped in accordance with § 196-515, herein.

(3) Parking lots shall be divided into sections of not more than 36 cars each, with the sections separated by raised and/or curbed planting strips, a minimum of 10 feet wide, landscaped in accordance with § 196-515, herein.

(4) The entire parking lot perimeter shall be landscaped in compliance with § 196-515, herein.

E. Nonresidential parking lots.

(1) Parking lots with a capacity of 15 to 100 cars shall require a raised and/or curbed planting strip, a minimum of 10 feet wide, landscaped in accordance with § 196-515, herein, around the entire perimeter except where the buildings, driveways, and walkways are located.

(2) Parking lots for more than 100 cars shall be divided into sections by raised and/or curbed planting strips, a minimum of 10 feet wide, landscaped in accordance with § 196-515, herein.

(a) These planting strips shall be located parallel to the rows of parking, to serve the following purposes:

[1] To separate main access (entrance-exit) driveways from rows of parking spaces.

[2] To separate other major driveways from rows of parking spaces (service drives, general internal circulation).

[3] To separate large parking areas into smaller units at intervals of not more than four rows of parking stalls with each unit capacity not greater than 100 cars.

[4] Refer Appendix "C" for an illustration of appropriate locations and use of these planting strips.

(b) The ends of rows of parking shall be marked as islands by means of painted lines or the use of different paving materials such as paving blocks, bricks, or round stones.

[1] Each row of spaces shall contain a marked end island equal in size to one parking space.

[2] Parking shall be prohibited on these islands.

[3] The first parking space abutting the end of each island shall be reserved and marked for handicapped parking, at the end of the row closest to the building unless more convenient locations are possible and reasonable. Ramps shall be provided at convenient intervals for access between parking surface and sidewalks.

(c) For parking areas with an ultimate capacity greater than 500 cars, the requirements of Subsection E(2)(a) may be modified by the Supervisors to provide separation into units at intervals of six rows of parking stalls, with each unit capacity no greater than 150 cars.

(d) The applicant may request the Township to permit an alternative design which achieves the purposes of these parking area requirements as well or better than the requirements herein. The final decision to permit an alternative design shall be made by the Board of Supervisors.

(3) The primary plant materials used shall be shade or canopy trees, chosen from the list of plant materials in § 196-515. These trees shall be planted in the planting strips at a spacing equal to the minimum spacing recommended for the type of tree.

(4) Additional planting is encouraged and may include a variety of ornamental trees, shrubs, and ground covers, chosen from the list of plant materials in § 196-515, provided that:

(a) At the ends of planting strips at driveway intersections, driver's visibility shall be maintained by limiting planting for the end 35 feet.

(b) At the ends of planting strips between rows of parking spaces, visibility shall be maintained by limiting planting for the end 20 feet.

(c) Limiting planting shall mean:

[1] Not more than one shade or canopy tree within the area.

[2] No shrubs or ground cover plants exceeding two feet in height.

[3] No evergreen trees.

(5) The specific purposes to be served by these requirements are:

(a) To add visual character and improve the appearance of large parking areas by reducing their massiveness into smaller units.

(b) To provide shade for parked cars.

(c) To reduce random vehicular flow across parking areas.

(d) To permit a high level of visibility for these uses (stores, offices) for which visibility is an important factor.

(e) To facilitate snow removal and storm drainage, and to conserve energy in construction and resurfacing operations, by permitting relatively large units of paving surface, not obstructed by numerous, small, barrier island areas.

(6) Nonresidential parking facilities must be located or designed in such a manner that they are visibly secluded from eye level to adjacent residential properties.

F. Driveways/access aisles. The following requirements apply to all driveways/access aisles within all sites proposed for land development, as well as to other sites proposed for development which will provide parking capacity for 50 or more cars:

(1) A smooth transition shall be provided between the driveway section required for access to a public street and the driveway(s) required for internal site circulation.

(2) The width of entrance and exit drives shall be:

(a) A minimum of 12 feet for one-way use only.

(b) A minimum of 24 feet for two-way use.

(c) A maximum of 35 feet at the street line and 54 feet at the curb line.

(3) Storefront driveways in shopping centers shall have a minimum paved width of 35 feet, to allow one lane in each direction and a drop-off/pick-up lane along the sidewalks.

(4) Driveways along other nonresidential buildings shall have a minimum paved width of 26 feet, except where a drop-off/pick-up lane is proposed, the width shall be 35 feet.

Wherever feasible, internal circulation driveways shall extend from access drives in locations which permit and encourage entering traffic to turn and enter the parking aisles without first traveling along a building-front driveway. This feature is intended to reduce the volume of vehicular traffic along building front driveway to make it safer for pedestrian traffic. Refer Appendix "C" for illustration of this concept.

(5) Parking lots or areas shall have not more than one accessways to any public street or highway. Where practical, access to parking areas shall be provided by a common service driveway or minor street to avoid direct access on a major street or highway.

(6) Points of vehicular egress or ingress from nonresidential parking areas shall not be closer than 200 feet from any intersection.

G. Parking space and driveway dimensions.

(1) Parking space and parking aisle driveway dimensions shall be in compliance with the following standards:

	Parking Space		Aisle Width
Angle of Parking	Depth	Width	One-Way	Two-Way
90°	19'	9.5'	20'	24'
60°	21'	10'	18'	20'
45°	19'	10'	16'	20'

(2) Where appropriate, parallel parking may be provided utilizing a stall width of eight feet and a minimum length of 22 feet.

(3) A minimum of 20 feet of open space shall be provided between the outside wall of any multiple family dwelling or nonresidential building and any parking space to provide access for firefighting equipment, unless waived by the Township.

(4) All paved parking stalls must be delineated with four-inch wide line striping along their entire length. When curb is not installed along perimeter of parking areas and paving is not required, parking stall locations must be delineated with concrete tire stops, bollards, or by other means acceptable to the Township.

(5) No less than a five-foot radius of curvature shall be permitted for all curb lines in all parking areas.

§ 196-524 Alleys.

A. Alleys may be permitted upon approval of the Board of Supervisors in townhouse developments as a means of providing direct off-street parking and access for narrow lots.

B. Alleys are intended to provide access to the rear of residential lots for services and on-lot parking.

C. Frontage on an alley shall not be construed to satisfy the requirements of the Zoning Ordinance [Chapter 234] for frontage on a street.

D. No parking shall be provided for, or permitted within, the cartway of the alley.

E. Street systems which contain alleys shall be designed to discourage through traffic on the alleys.

F. Any portion of an alley located between two points of ingress and egress shall provide rear access to no more than 50 dwelling units.

G. Alleys may only intersect secondary or primary streets.

H. Alley length shall not exceed a distance of 660 feet as measured between two points of ingress and egress.

I. Alleys shall be centered on a rear or side lot line and shall be designed with a twenty-foot wide easement and a paved cartway width of 12 feet. Except where specifically approved by the Board of Supervisors, all alleys shall be designed for one-way traffic. Where two-way traffic is permitted by the Board of Supervisors, a cartway width of 20 feet shall be provided.

J. Parking shall be limited to a distance not to exceed 30 feet from the alley center line.

K. Alley construction must be in accordance with street construction standards of § 196.506.F.

L. Alleys not accepted for dedication to the Township shall provide permanent easement rights of access to all properties served by the alley and adequate funds or financial guarantees to insure snow plowing, maintenance, and repair by property owners served by the alley.

§ 196-525 Recreational facilities.

[Amended 6-17-2008 by Ord. No. 135]

A. Nockamixon Township requires the public dedication of land suitable for the use intended; and upon agreement with the applicant or developer, the construction of recreational facilities, payment of fees in lieu thereof, private reservation of land, or a combination, for park or recreation purposes as a condition precedent to final plan approval; or as the governing body selects and prefers for developments in accordance with the provisions of § 234-37.F of the Zoning Ordinance [Chapter 234].

B. General requirements.

(1) For all residential subdivisions requiring dedication of recreation lands, recreational facilities shall be provided by the developer.

(2) Recreation facilities shall be constructed on recreation land within detached clustered subdivisions and performance standard developments.

(3) Recreation facilities shall be readily accessible to all development residents; or in the case of recreation facilities dedicated to the Township, shall be easily and safely accessible to the general public. At least one side of the recreation area shall abut a street for a minimum distance of 50 feet for access of emergency and maintenance vehicles, and parking facilities where deemed necessary by the Township.

(4) The configuration of recreation areas must be able to accommodate recreation activities proposed by the development plans. Required minimum area shall not include narrow or irregular pieces of land which are remnants from plotting and/or street and parking areas.

(5) Recreation areas shall not be traversed by utility easements unless said utilities are placed underground and no part of them or their supportive equipment protrudes above ground level.

(6) Active recreation areas shall be located such that the use of recreational facilities will not be a nuisance to the residents of nearby dwelling units. Adequate buffering/fencing as determined by the Township shall be constructed-to-separate-recreational-facilities from private-properties.

(7) The developer shall be required to improve the recreation land so that it is usable for the intended activity, including necessary facilities and equipment. Proposed improvements, including facilities and equipment, shall be acceptable to Nockamixon Township.

(8) A public water fountain shall be installed within active recreation areas, if a public or centralized water system is not available, a well should be developed as a water source. Well shall meet applicable Township regulations.

(9) Nockamixon Township may, but shall not be required to, accept any portion(s) of the recreational land/facilities provided. Recreational facilities not dedicated to, or accepted by Nockamixon Township, shall be owned and maintained by a homeowner's association or other method acceptable to the Township.

(10) Proposed recreation areas and facilities may be reviewed by the Nockamixon Township Park and Recreation Board pursuant to § 196-308 of this chapter as deemed necessary by the Board of Supervisors.

C. Minimum recreation facility requirements. The following table lists facilities required by this section:

Total No. of Lots/Dwelling Units	No. of Playfields		No. of Playgrounds*		No. of Basketball or Tennis Courts
0 to 25	1	and	0	and	0
25 to 49	1	and	1	and	0
50 to 99	2	and	2	and	0
100 to 149	3	and	3	and	1
150 to 199	4	and	4	and	2
200 to 249	5	and	5	and	2
250 to 299	6	and	6	and	3
300 to 349	7	and	7	and	3
350 to 400	8	and	8	and	4

*	Where more than one playground is required, they may be combined to provide a larger faculty with additional play events at a single location, when approved by the Township.
	In addition, for over 300 lots/dwelling units, the applicant shall install one swimming pool.

D. Playground requirements.

(1) Use of tot lots shall be limited to daylight hours only; no lighting shall be installed.

(2) Low maintenance play equipment and structures shall be included and confined by a gated fence, a minimum of three feet high. The gate shall be self-closing and self-latching.

(3) Playground shall include a coordinated commercial "play structure" with a minimum of 10 play events designed to serve a minimum of 20 children aged 12 and under. All equipment shall be installed over a resilient-safety surface. All equipment and surface-shall comply with all applicable municipal, State, and Federal safety guidelines, including the International Play Equipment Manufacturers Association (IPEMA).

(4) Sitting areas, including a minimum of two benches and a trash receptacle, shall be provided for the convenience of persons supervising the children.

(5) A minimum of four shade trees shall be provided for sitting and play areas; gazebo or picnic-type shelters may be used in addition to shade trees.

(6) Where a playground is placed adjacent to a playfield, practical measures, such as fencing and orientation of facilities, shall be used to reduce hazards, especially from balls, frisbees, or other flying objects.

(7) Minimum dimensional standards shall be as follows:

(a) Minimum area: 2,500 square feet within the fenced area.

(b) Minimum horizontal dimension: 35 feet.

(c) Minimum setbacks:

[1] From lot lines: 10 feet.

[2] From the ultimate right-of-way of local streets: 25 feet.

[3] From the ultimate right-of-way of collector/arterial streets: 50 feet.

(d) A landscaped buffer shall be provided between the proposed tot lot and any proposed or existing dwelling located within 100 feet of the tot lot.

(8) Locations at convenient, centralized intervals, not longer than a 1,000 foot walk from any dwelling unit.

E. Playfield requirements.

(1) Playfields required by this chapter shall be used only during daylight hours, unless use of lighting is approved by the Township Board of Supervisors, and is installed in accordance with § 234-29 of the Zoning Ordinance [Chapter 234].

(2) Playfields are intended for informal, neighborhood use. Playfields shall not be used for formalized programs such as Little League baseball, soccer, or midget football unless located, designed, and intended for use by the entire community.

(3) Playfields shall consist of a lawn area, unobstructed by trees, shrubs, benches, and other playground equipment. Trees and shrubs shall be installed along the perimeter of a playfield to define its limits, enhance its appearance, and filter noise generated by activities.

(4) Playfields shall be gently sloped, not less than 1% nor more than 2% grade, and shall be well-drained so that they are suitable for use in good weather.

(5) Playfields must be fenced unless waived by the Township.

(6) Sitting areas must be provided along the perimeter unless waived by the Township.

(7) Minimum dimensional standards shall be as follows:

(a) Minimum area: 25,000 square feet.

(b) Minimal horizontal dimension: 150 feet.

(c) Minimum setbacks to the edge of a playfield.

[1] From any dwelling unit: 100 feet.

[2] From any property line: 50 feet.

[3] From the ultimate right-of-way of local streets: 50 feet.

[4] From the ultimate right-of-way of collector/arterial streets: 100 feet.

(8) Locations at convenient, centralized intervals.

F. Basketball and tennis court requirements.

(1) Courts shall be constructed in accordance with specifications approved by the Township Engineer, and shall be oriented in a north-south direction.

(2) Minimum dimensional standards shall be as follows:

(a) Court areas shall be of standard size. (Basketball courts shall be at least 50 feet by 84 feet with a minimum of five feet clearance on all sides; tennis courts shall be at least 36 feet by 78 feet with 12 feet clearance on both sides and 21 feet clearance on both ends.)

(b) Minimum setbacks to the edge of paving:

[1] From any dwelling unit: 125 feet.

[2] From any property line: 50 feet.

[3] From the ultimate right-of-way of local streets: 50 feet.

[4] From the ultimate right-of-way of collector/arterial streets: 100 feet.

(3) Tennis courts shall be fenced around the entire perimeter with minimum 10 feet high fencing.

(4) Basketball courts shall be fenced with a minimum six-foot high fencing when the edge of pavement is less than 30 feet from an area with a downward slope exceeding 8%.

(5) Lighting may be provided for nighttime use of courts, so arranged that no glare affects abutting residences or streets, on a demand-activated basis, until no later than 10:00 p.m.

(6) Locations at convenient, centralized intervals.

G. Swimming pool requirements.

(1) Minimum pool surface area shall be 3,000 square feet (i.e., 40 feet by 75 feet).

(2) A toddler's pool shall be provided with a minimum pool surface area of 300 square feet.

(3) All pools shall be surrounded by a paved, non-slip surface, a minimum of eight feet wide.

(4) Lawn area of not less than 4,000 square feet shall be provided around the pool, at a slope not exceeding 6%.

(5) A permanent building shall be provided for bathrooms and lifeguard/supervisor room.

(6) The entire facility shall be surrounded by a minimum six-foot high fence with a lockable gate.

(7) Minimum setback to edge of paving, pool building, and perimeter fencing shall be as follows:

(a) From any dwelling unit: 200 feet.

(b) From any property line: 100 feet.

(c) From any street right-of-way: 100 feet.

(8) Lighting may be provided for nighttime use, so arranged that no glare affects abutting residences or streets, until no later than 10:00 p.m.

H. Consolidation of facilities. Applicants are required to provide the numbers and types of facilities as required in this section, spaced for convenient access by the residents. However, applicants are encouraged to consolidate several facilities in fewer locations to better serve the residents' needs in the following possible ways:

(1) By locating all required tennis or basketball courts in one area, thereby restricting noise and light to one area, and precluding the need to search the neighborhood for a free court.

(2) By combining two 25,000 square foot playfields into one 50,000 square foot area to permit larger fields for softball, football, soccer, or other fields sports, while maintaining the neighborhood use character.

(3) By creating one or more park-like facilities rather than simply several sets of scattered facilities.

(4) By locating some playgrounds and tot lots in combined areas while retaining others on individual sites to guarantee short walking distances to tot lots.

§ 196-526 Lighting.

[Amended 6-17-2008 by Ord. No. 135]

A. Lighting shall be provided along public streets, within parking facilities and recreation facilities as required by the Township Board of Supervisors. Outdoor lighting installation and glare control shall be in accordance with § 234-29 of the Zoning Ordinance [Chapter 234].

B. Lighting plan shall be prepared in accordance with § 196-403I.

C. Suggested values for average horizontal footcandles (HFC) of roadway illumination for midblock segments are:

(1) Commercial Areas (high pedestrian activity): 2.0 HFC (22 lux).

(2) Intermediate Areas (moderate pedestrian traffic): 1.4 HFC (15 lux).

(3) Residential Areas (low pedestrian activity): 1.0 HFC (11 lux).

D. Typically 5,800 lumen lights spaced at 250 feet will establish an average illumination of 1 1/2 HFC pending mounting height and obstructions such as street trees.

E. Illumination within intersection areas (considered all pavement within the inner crosswalk lines) should be equal to the sum of the recommended levels of the two intersecting streets as listed in the following table:

Predominant Land Use	Arterial Route	Collector Street	Local Street
Single-Family Area	2.0 HFC	1.6 HFC	1.4 HFC
Multiple-Family Area	2.8 HFC	2.3 HFC	2.0 HFC

F. Intensity of illumination for parking facilities and recreational facilities shall be determined by Nockamixon Township on a case by case basis pending actual needs to accommodate the facility.

G. Lighting shall be installed at developer's expense. The developer shall also be responsible for all costs involved in lighting public facilities/streets until such time that public facilities/streets are accepted or condemned as public facilities/streets by the Township. All lighting shall be energized when 50% of the dwellings or buildings in a given subdivision or land development have been occupied.

H. Any other outdoor lighting such as building and sidewalk illumination, driveways with no adjacent parking and ornamental lighting, shall be shown on the lighting plan in sufficient detail to allow determination of the effects to adjacent properties, traffic safety, and overhead sky glow. The objective of these specifications is to minimize undesirable off-premises effects. No use shall produce glare off the premises by illumination originating on the premises. No bare or direct light source shall be visible beyond the lot lines. Only diffused or reflected lights shall be visible beyond the lot line. Illumination from light originating on the site shall not exceed one-half foot candles at the lot line. No light shall shine directly into windows or onto streets and driveways in such manner as to interfere with or distract drive vision.

§ 196-527 Easements.

A. Easements for storm sewer, sanitary sewer, utilities and drainage shall be a minimum 20 feet wide.

B. Easements for site access and driveways shall be a minimum 25 feet wide.

C. To the fullest extent possible, easements shall be adjacent to or centered on rear and side lot lines.

D. Nothing shall be permitted to be constructed, placed, planted, set or put within the area of any easement that will interfere with the intended use of the easement, the facilities for which the easement was established, or maintenance of the easement and/or facilities.

E. Driveways shall be centered within access easements unless topographic conditions do not permit same.

F. No easement or right-of-way for any purpose whatsoever shall be recited or described in any deed unless the same has been shown on an approved subdivision or land development plan.

§ 196-528 Regulatory and street signage.

A. Regulatory and street signage shall be installed in accordance with PennDOT Publication 68, Official Traffic Control Devices, Publication 236, Handbook of Approved Signs, and Publication III, Traffic Control Signing Standards.

B. All signs shall be mounted on breakaway post in accordance with current PennDOT specifications.

C. Street name signs shall be installed at each intersection and shall include the names of both streets. Lettering shall be six inches high.