Township of Lower Towamensing, PA Article V Design Standards

§ 390-47 Applicability.

A. Plan evaluation. The following principles, standards and requirements will be applied by the Township in evaluating plans for proposed subdivisions and/or land developments.

B. Minimum requirements. The standards and requirements outlined herein are minimum standards and requirements for the promotion of the public health, safety, and general welfare.

C. Other regulations. Whenever municipal or other applicable regulations contain more restrictive standards and requirements than those outlined herein, such other regulations shall control.

§ 390-48 General standards.

A. Conformance. Land shall be developed in conformance with this chapter, Chapter 450, Zoning, the Palmerton Area Comprehensive Plan, and other ordinances, codes, and regulations in effect in Lower Towamensing Township.

B. Reserve strips. All portions of a tract being subdivided or developed shall be taken up in lots, streets, open spaces, or other proposed uses so that remnants and landlocked areas shall not be created. Reserve strips controlling access to lots, public rights-of-way, public lands or adjacent private lands are not permitted.

C. Federal, state and county agency conformance. Land shall be developed in conformance with all pertinent statutes, regulations, rules and codes of federal, state and county agencies concerned with subdivision, land development, construction and improvements or any activity arising out of or related thereto in any way whatsoever.

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

§ 390-49 Access drives.

A. Clear sight triangle.

(1) Zoning compliance. All access drives shall have a clear sight triangle at the intersecting street. The clear sight triangle shall be measured from the center-line intersection of the access drive and street a distance as required within § 450-99 of Chapter 450, Zoning, of the Code of the Township of Lower Towamensing.

(2) The clear sight triangle shall be shown and labeled on the plan.

(3) A note shall be provided on the plan stating:

"Access Drive Clear Sight Triangle Note: No significant obstructions or plantings higher than 30 inches or tree limbs lower than 10 feet shall be permitted within the clear sight triangle area as measured from the center-line grade at the street/access drive intersection."

B. Design speed. A design speed of 15 miles per hour shall be utilized for access drives.

C. Drainage.

(1) All access drives shall be constructed so as not to impair drainage in accordance with Article IX, Streets; Off-Street Parking and Loading, of Chapter 450, Zoning, of the Code of the Township of Lower Towamensing.

(2) Any necessary drainage pipe or culvert shall be shown and labeled on the plan.

D. Grades.

(1) The maximum allowable slope for an access drive is 10%. The minimum allowable slope for an access drive is 0.75%.

(2) All access drives shall provide a stopping or leveling area having a grade of less than or equal to 5% for a distance of 25 feet, measured from the edge of the shoulder of the intersecting street.

(3) A center-line profile shall be provided on the plan for all access drives showing existing and proposed grades.

E. Intersection angle.

(1) Access drives shall intersect streets or other access drives as close to 90° as possible, but in no case shall the intersection angle be less than 75° or greater than 105°.

(2) The intersection angle shall be indicated on the plan.

F. Materials.

(1) Access drives shall be installed using the following materials:

(a) Wearing course, Superpave 9.5 mm, 1.5 inches depth.

(b) Base course, Superpave 25.0 mm, three inches depth.

(c) Subbase course, PennDOT Type 2A aggregate, six inches depth.

(2) A cross-section detail shall be provided on the plan.

G. Permit, PennDOT highway occupancy. A highway occupancy permit (HOP) must be issued by the Pennsylvania Department of Transportation before construction of an access drive onto any state highway can be initiated. Where any such access is proposed as part of a subdivision and/or land development, the developer shall submit a copy of the HOP issued by PennDOT or a letter of verification from PennDOT stating that a permit will be issued.

H. Shared access drives.

(1) An access drive intended to serve up to three lots is permitted. An access drive serving four or more lots is not permitted.

(2) For access drives serving more than one lot, a shared access drive operation and maintenance agreement shall be presented.

I. Sight distances, intersections.

(1) Sight distances shall be provided for all access drive intersections with streets in accordance with Pennsylvania Code Title 67, Transportation, Chapter 441, Access to and Occupancy of Highways by Driveways and Local Roads, latest edition. The required and provided distances shall be indicated on the plan.

(2) The speed limit of the intersecting street shall be labeled on the plan.

J. Sight distances, vertical curves. Sight distances shall be provided for all vertical curves in accordance with PennDOT requirements. The required and provided distances shall be indicated on the profile.

K. Width.

(1) All access drives shall have a width in accordance with Article IX, Streets; Off-Street Parking and Loading, of Chapter 450, Zoning, of the Code of the Township of Lower Towamensing.

(2) The width of access drives shall be indicated on the plan.

§ 390-50 Curbs.

A. Any proposed curbing shall be located outside of street right-of-way areas.

B. All proposed curbing shall be labeled on the plan.

C. A cross-section detail showing construction materials shall also be provided on the plan.

D. Wheel stops shall be installed within parking spaces adjacent to structures or embankments that slope away from the spaces. Wheel stops shall be shown and labeled on the plan and a detail provided.

§ 390-51 Drainage facilities.

A. Hydrology calculation methodology.

(1) The design of all collection and conveyance drainage facilities shall utilize the Rational Method of design in accordance with the American Society of Civil Engineers Manual No. 37, or the US Department of Agriculture Natural Resources Conservation Service Technical Release No. 55 (TR-55), Urban Hydrology for Small Watersheds.

(2) Runoff coefficients (c) to be used with the Rational Method shall be based on the following table:

	Hydrologic Soil Group
Land Use Description	A	B	C	D
Impervious	0.95	0.95	0.95	0.95
Gravel	0.85	0.85	0.85	0.85
Lawns	0.11	0.24	0.30	0.36
Meadow	0.07	0.22	0.27	0.32
Woods	0.07	0.20	0.24	0.28

(3) All agricultural lands shall be considered as "meadow" for drainage design calculations. [Columbia]

(4) Calculations utilizing TR-55 methodology shall follow the design requirements within this chapter under § 390-66.

B. Channels.

(1) Conveyance along streets shall not extend onto the shoulder. All flow shall be contained within a channel adjacent to the shoulder.

(2) Design calculations shall be provided for all channels.

(3) Cross-section details for all proposed channels shall be provided on the plan.

C. Connection to existing facilities/off-site downstream analysis.

(1) Pipes. If the plan proposes to connect proposed drainage pipes to an existing drainage conveyance system, computations shall be provided to verify that the existing system has the capacity to handle the proposed flows. This analysis shall be continued downstream to the outlet of the system.

(2) Channels. If the plan proposes to discharge proposed drainage facilities to an existing channel at the perimeter of the site, computations shall be provided to verify that the existing channel has the capacity to handle the proposed flows. This analysis shall be continued downstream a distance of 100 feet.

D. Design storm.

(1) Drainage collection and conveyance facilities that service areas within the site (channels, drainage pipes, etc.) shall be designed to adequately convey the ten-year-storm event.

(2) Drainage collection and conveyance facilities that convey off-site runoff through the site shall be designed to adequately convey the 100-year-storm event.

(3) Drainage collection and conveyance facilities leading to stormwater management facilities, where storm events greater than the ten-year event would not allow for overland runoff to reach said facilities, shall be designed to adequately convey the 100-year-storm event.

E. Easement, drainage.

(1) Drainage facilities not located within a street right-of-way shall be centered within an easement having outer limits that are a minimum of 10 feet beyond the facility.

(2) Drainage easements shall be shown, labeled and dimensioned on the plan.

(3) The following note shall be provided on all plans proposing drainage easements:

"Drainage Easement Note: No person shall place any structure or fill within any drainage easement area as depicted on this plan."

F. Energy dissipators.

(1) Energy dissipators shall be placed at the outlets of all drainage pipes, culverts and channels. Design computations shall be provided for these facilities.

(2) Construction details for these facilities shall be provided on the plan.

G. Manning n-values.

(1) Manning n-values for all applicable drainage design shall be determined according to accepted engineering practice and manufacturer's recommendations.

(2) Backup data regarding the choice of Manning n-value shall be included within all design computations.

H. Structures.

(1) Culverts.

(a) Culvert design shall consider either inlet/outlet control or a combination of hydraulic losses through the system, whichever is greater.

(b) Design computations for all culverts shall be provided utilizing the United States Department of Transportation, Federal Highway Administration (FHWA) Offices of Bridge Technology and Technical Services HY-8 Culvert Hydraulic Analysis Program.

(2) Endwalls.

(a) Endwalls shall be provided where stormwater runoff enters or leaves the storm sewer horizontally from a natural or man-made channel.

(b) Endwalls shall conform to PennDOT Standards for Roadway Construction RC-31M, "Endwalls," as amended.

(3) End sections.

(a) End sections shall be provided at all pipe inlets and outlets, except where endwalls are required.

(b) End sections shall conform to PennDOT Standards for Roadway Construction RC-33M, "End Sections," as amended.

(4) Inlets.

(a) Grate capacity. Inlet capacity shall be based on design data provided by the manufacturers. Where ponding occurs, inlet capacity shall be based on accepted engineering design practices.

(b) Grate elevation. Inlets shall be depressed two inches below the grade of the street gutter or ground surface. Inlets used in ground areas will have their tops installed level. Inlets used along curbed streets shall have their tops installed at a grade equal to the street or curb grade.

(c) Grate type. All inlets shall have structural steel, bicycle safe grates as per PennDOT Standards for Roadway Construction RC-45M, "Inlet Tops, Grates, and Frames," as amended.

(d) Boxes. Inlet boxes shall conform to PennDOT Standards for Roadway Construction RC-46M, "Inlet Boxes," as amended.

(5) Manholes, storm. Storm manholes shall be concrete cast-in-place or precast and shall conform to PennDOT Standards for Roadway Construction RC-39M, "Standard Manholes," as amended.

(6) Pipes.

(a) Anchors. Where storm sewers exceed 15% slope, properly spaced concrete anchors shall be required. The locations of these items shall be shown and detailed on the plan.

(b) Backfill.

[1] Backfill of pipe trenches shall be performed in accordance with PennDOT Standards for Roadway Construction RC-30M, "Subsurface Drains," as amended.

[2] A backfill pipe trench detail shall be provided on the plan.

[3] Where pipe installation depths exceed 15 feet from ground surface to the crown of the pipe, structural calculations that address the actual design requirements shall be provided.

(c) Bends/curves.

[1] Bends and/or curves in pipes are prohibited. A drainage structure must be provided when there is a proposed change in pipe direction.

[2] Tee-joints, elbows and wyes are also prohibited, except for use in smaller diameter pipes associated with roof drain collection systems and special designs, such as within underground infiltration facilities.

(d) Cover. All storm sewer pipe and culverts shall be placed to provide a minimum depth of one foot from finished subgrade to the crown of pipe in all areas.

(e) Outlet location into basins. Drainage pipes that discharge into a basin shall outlet at the bottom of the basin.

(f) Size, minimum.

[1] Minimum allowable drainage conveyance pipe size shall be 15 inches in diameter.

[2] Smaller diameter pipes may be proposed for roof drain collection systems and special designs, such as within underground infiltration facilities.

(g) Type. Drainage pipes shall consist of reinforced concrete or high-density polyethylene.

(h) Profiles. Profiles for all proposed drainage pipes shall be provided on the plan.

(7) Spacing and location of structures.

(a) Drainage structures shall not be spaced more than 400 feet apart.

(b) Drainage structures shall be placed at points of abrupt changes in the horizontal or vertical direction of drainage pipes.

(8) Standards, conformance with PennDOT. All drainage pipes, culverts, manholes, inlets, endwalls and end sections shall be constructed in accordance with PennDOT Specifications, Publication 408, as amended.

I. Facilities within street right-of-way areas.

(1) All proposed drainage facilities located within a Township street right-of-way area shall become property of the Township. The applicant shall provide to the Township a dollar amount, determined by the Township Engineer, which will provide for sufficient interest income for a period of 10 years to cover annual maintenance of such facilities.

§ 390-52 Driveways.

A. Clear sight triangle.

(1) Zoning compliance. All driveways shall have a clear sight triangle at the intersecting street. The clear sight triangle shall be measured from the center-line intersection of the access drive and street a distance as required within § 450-113 of Chapter 450, Zoning, of the Code of the Township of Lower Towamensing.

(2) The clear sight triangle shall be shown and labeled on the plan.

(3) A note shall be provided on the plan stating:

"Driveway Clear Sight Triangle Note: No significant obstructions or plantings higher than 30 inches or tree limbs lower than 10 feet shall be permitted within the clear sight triangle area as measured from the center-line grade at the street/driveway intersection."

B. Drainage.

(1) All driveways shall be constructed so as not to impair drainage in accordance with Article IX, Streets; Off-Street Parking and Loading, of Chapter 450, Zoning, of the Code of the Township of Lower Towamensing.

(2) Any necessary drainage pipe or culvert shall be shown and labeled on the plan.

C. Grades. Driveways shall be installed according to the profile detail provided within § 450-113 of Chapter 450, Zoning, of the Code of the Township of Lower Towamensing.

D. Intersection angle.

(1) Driveways shall intersect streets as close to 90° as possible, but in no case shall the intersection angle be less than 70° or greater than 110°.

(2) The intersection angle shall be indicated on the plan.

E. Materials. A note shall be provided on all subdivision plans as follows:

"Driveway Paving Note: Driveways shall be paved with bituminous paving for a minimum distance of 50 feet from the edge of shoulder of the intersecting street."

F. Permit, PennDOT highway occupancy. A highway occupancy permit (HOP) must be issued by the Pennsylvania Department of Transportation before construction of a driveway onto any state highway can be initiated. The required PennDOT HOP note as listed within § 390-41A(4) shall be provided on the plan.

G. Sight distances.

(1) Sight distances shall be provided for all driveway intersections with streets in accordance with Pennsylvania Code, Title 67 Transportation, Chapter 441, Access to and Occupancy of Highways by Driveways and Local Roads, latest edition. The required and provided distances shall be indicated on the plan.

(2) For all subdivisions, permissible driveway locations shall be shown on the plan for each lot, demonstrating that sufficient sight distances can be provided at that location.

(3) The speed limit of the intersecting street shall be labeled on the plan.

§ 390-53 Easements (rights-of-way) for access.

A. Copy of existing document. If an access easement or right-of-way exists within any portion of a project site, a copy of the existing recorded document shall be provided.

B. New agreement.

(1) When an existing access easement or right-of-way is to be utilized as a part of any plan, the applicant for the new subdivision and/or land development shall provide a new access easement (or right-of-way) agreement signed by all landowners using the access easement or right-of-way and all landowners on whose property the access easement or right-of-way is located.

(2) This agreement shall be recorded with the final plan and shall prescribe the access easement or right-of-way width and location and set forth arrangements for maintenance. A copy of any such proposed (draft) agreement shall be provided with the final plan submittal. The proposed agreement shall be referenced on the plan.

C. When the total number of users of an access easement or right-of-way is four or greater, a street shall be constructed meeting the design criteria of § 390-67.

§ 390-54 Erosion and sediment control.

A. When earth disturbance activities are proposed as part of a subdivision and/or land development plan, an erosion and sediment (E&S) control plan as outlined and required in the current edition of the PA DEP's Erosion and Sediment Pollution Control Program Manual and Pennsylvania Code Title 25, Environmental Protection, Chapter 102, Erosion and Sediment Control, as amended, shall be prepared by a qualified individual.

B. When such E&S control plan is required, the plan shall be submitted to the Township along with the preliminary plan submittal.

C. The applicant shall submit the E&S control plan to the Carbon County Conservation District for review and approval. A copy of the adequacy letter shall be provided to the Township prior to preliminary plan approval.

D. If required by the Carbon County Conservation District and/or the PA DEP, an NPDES permit for stormwater discharges associated with construction activities must be obtained prior to preliminary plan approval. A copy of the obtained permit and the required PCSM plan shall be provided to the Township.

E. For subdivisions which do not propose or require any earth disturbance activities by the developer to be performed within individual lots, the following note shall be provided on the plan:

"Erosion and Sediment Pollution Control Note: No building permit shall be issued to a Landowner in this subdivision until a copy of an Erosion and Sediment Control Plan is provided with a copy of an adequacy letter of such plan from the Carbon County Conservation District for earth disturbance activities within the lot."

§ 390-55 Fencing.

A. Any proposed fencing shall be shown and detailed on the plan.

B. Zoning compliance. Any proposed fencing shall meet all the requirements contained within Chapter 450, Zoning.

C. Fencing is not permitted within clear sight triangle areas.

§ 390-56 Floodplain management.

A. Zoning compliance. Requirements for floodplain management shall conform to the provisions of this section and the requirements within Article VIII, Environmental Regulations, of Chapter 450, Zoning, of the Code of the Township of Lower Towamensing.

B. Floodplain and floodway delineation lines shall be shown and labeled on the plan for all watercourses as follows:

(1) Where detailed flood mapping is provided by FEMA, floodplain and floodway delineation lines shall be shown and labeled on the plan for all watercourses from the Flood Insurance Rate Maps (FIRMs). The community panel and map number from the FIRM shall be noted on the plan.

(2) Where detailed flood mapping is not provided by FEMA, floodplain delineation lines shall be shown and labeled on the plan for all watercourses as determined by a detailed hydrology and hydraulics analysis utilizing the base flood. A copy of said analysis shall be provided with the preliminary plan submittal. Floodway delineation lines shall be shown 50 feet back from the top of streambank.

C. The following note shall be provided on all subdivision plans which contain a watercourse:

"Floodplain/Floodway Note: This subdivision contains floodplain and floodway areas for an existing watercourse. Any development of lots within this subdivision must occur in accordance with all Federal, State and municipal floodplain management regulations."

D. Permits required. No alteration or relocation of a stream or watercourse may take place without obtaining the required permit from the PA DEP, the US ACOE or FEMA. Copies of all submitted information to these agencies and the obtained permit shall be provided prior to preliminary plan approval.

§ 390-57 Grading.

A. Contour lines. Existing and proposed contour lines at one-foot intervals shall be shown and labeled on the plan.

B. Spot grades. Proposed spot grades shall be provided:

(1) At all corners of buildings.

(2) At all corners of parking lots.

(3) At all corners of accessibility parking spaces and aisles.

(4) At any level landing or pad area.

(5) At any other location necessary to enable a contractor to properly grade the site.

C. Finish floor elevations. Finish floor elevations shall be provided on the plan for all proposed buildings.

D. Channels, where required.

(1) Channels shall be proposed at locations of proposed concentrations of runoff.

(2) Channels may be required along property lines within subdivisions to ensure runoff from upslope drainage areas will be conveyed around building site locations.

E. Ponding. Ponding of runoff is not permitted unless the area is designed to function as a stormwater management facility.

F. Direction of runoff.

(1) Grading shall be proposed in such a way so that runoff is not directed towards buildings.

(2) Grading shall be proposed in such a way so that runoff is not directed onto the property of another landowner.

G. Slopes, limits of cut and fill. The limits of cut and fill slopes shall not be closer than 10 feet to any property line or street right-of-way line.

H. Compaction. The following note shall be provided on all plans showing areas of fill:

"Compaction Note: Fills shall be placed in lifts and compacted in accordance with specifications of PennDOT Publication 408, latest edition."

I. Dust control. The following note regarding dust control shall be placed on the plan:

"Dust Control Note: During grading operations, necessary measures for dust control shall be exercised."

§ 390-58 Guide rail.

A. Steel guide rail and end treatments meeting the specifications pursuant to PennDOT's Publication 408, Construction Specifications, and Publication 72M, Roadway Construction Standards, as amended, shall be provided along streets and access drives when deemed necessary as determined by the requirements within PennDOT's Design Manual, Part 2, Publication 13M, as amended.

B. Guide rail not meeting PennDOT specifications is permitted in other locations.

C. All guide rail locations shall be indicated on the plan.

D. Details for all guide rail shall be provided on the plan.

§ 390-59 Landscaping.

A. General requirement. Landscaping shall be provided for all major subdivisions, land developments, mobile home parks and planned developments, consisting of trees, shrubs and ground coverings.

B. Street trees requirement.

(1) Deciduous trees shall be provided along both sides of all proposed streets, staggered, at 100-foot intervals.

(2) These trees are not required for portions of streets that are located through existing wooded areas.

(3) These trees shall be planted six feet outside of the street right-of-way line.

C. General locations, types and sizes of landscaping. The general locations, types and sizes of landscaping shall be indicated on the plan.

D. Landscaping walls. Any landscaping walls shall be shown and labeled on the plan.

E. Planting details. Planting details for trees and shrubs shall be provided on the plan.

F. The following note regarding landscaping shall be provided on the plan:

"Landscaping Maintenance Note: All landscaping shall be maintained by the Landowner. Dead trees and shrubs shall be replaced at the same location with the same type and size."

G. Screening. Any screening required by Chapter 450, Zoning, shall be shown on the plan.

§ 390-60 Lighting.

Any proposed lighting shall be subject to the following:

A. Locations, types and sizes of lighting. The locations, types and sizes of lighting shall be indicated on the plan.

B. Lighting details. Lighting details for lights affixed to poles shall be provided on the plan.

C. Lighting levels.

(1) Lighting footcandle levels shall be indicated on the plan for all access drives, parking areas, and walkways. A minimum of 0.5 footcandles is recommended within all areas.

(2) Lighting be designed and located so that the light sources are shielded from adjoining properties and streets. No direct beams of light shall be directed toward adjacent properties or streets.

D. The following note shall be placed on the plan when lighting is proposed:

"Lighting Maintenance Note: All lighting shall be maintained by the Landowner. Any light needing to be replaced shall be replaced at the same location with a fixture having the same illumination (footcandle) levels."

§ 390-61 Lots.

A. General layout. The lengths, depths and shapes of lots must be determined with regard to:

(1) The requirements of Chapter 450, Zoning.

(2) Convenient access and circulation of traffic.

(3) Topography.

B. Flag lots.

(1) A proposed flag lot shall be specifically labeled "(Flag Lot)."

(2) No more than two flag lots are permitted within any subdivision.

(3) The pole area of the flag lot shall have a minimum width of 25 feet.

(4) The pole area of the flag lot shall have a maximum length of 300 feet.

(5) The pole area of the flag lot shall originate from a street.

C. Street address. Address numbers, when applicable, shall be assigned to each lot by the Township Zoning Officer and must be noted on the final plan.

§ 390-62 Off-street parking and loading.

A. Zoning compliance. Requirements for off-street parking and loading shall conform to the provisions of this section and the requirements within Article IX, Streets; Off-Street Parking and Loading, of Chapter 450, Zoning, of the Code of the Township of Lower Towamensing.

B. Parking spaces.

(1) The size of all parking spaces shall be indicated on the plan.

(2) The number of required and provided parking spaces shall be noted on the plan. (See Table 450-112 of Chapter 450, Zoning.)

C. Aisles. Widths of all aisles shall be dimensioned on the plan.

D. Materials.

(1) Off-street parking and loading areas, including aisles, shall be installed using the following minimum materials. Alternative designs are permitted based on use of property, traffic volumes, etc.

(a) Wearing course, Superpave 9.5 mm, 1.5 inches depth.

(b) Base course, Superpave 25.0 mm, three inches depth.

(c) Subbase course, PennDOT Type 2A Aggregate, six inches depth.

(2) A cross-section detail shall be provided on the plan.

E. Painting.

(1) Line and traffic arrow painting shall be white and shall be shown and labeled on the plan.

(2) Line and symbol painting for ADA facilities shall be blue and shall be shown and labeled on the plan.

F. Loading areas. Any required loading areas shall be shown and dimensioned on the plan.

§ 390-63 Retaining walls.

A. Any necessary retaining wall shall be shown and labeled on the plan.

B. Construction details for all proposed retaining walls shall be provided on the plan.

C. Design computations signed by a professional engineer shall be provided for all proposed retaining walls with four feet or more of exposed wall height in conjunction with the preliminary plan submittal.

§ 390-64 Sewage facilities.

A. Conformance. Each lot in a subdivision and/or land development shall be provided with sewage treatment facilities in accordance with Pennsylvania Code Title 25, Environmental Protection, Chapter 71, Administration of Sewage Facilities Planning Program, Chapter 72, Administration of Sewage Facilities Permitting Program, and Chapter 73, Standards for On-lot Sewage Treatment Facilities.

B. Soil testing.

(1) When required.

(a) All lots within proposed subdivisions and/or land developments utilizing on-lot sewage treatment facilities shall have appropriate soils testing performed in accordance with PA DEP standards and requirements.

(b) The Township may require suitable locations for replacement on-lot sewage treatment facilities to be tested and shown on the plan if any of the following characteristics exist.

[1] Steep slopes.

[2] Irregular lot configuration.

[3] Small lot size.

[4] Floodplains.

[5] Hydric soils.

[6] Rock outcrops.

[7] Utility easements.

[8] Other features that may prohibit suitable replacement systems to be located.

(2) Locations. The locations of all test pit and percolation test sites shall be shown and labeled on the plan.

(3) Exemptions. Lots may be exempt from soils testing requirements, provided that the site will be served by a preexisting on-lot sewage treatment facility. Documentation must be provided by the Sewage Enforcement Officer stating that they have inspected the system and determined it to be functional and adequate for the proposed use.

C. Allowable location of on-lot sewage treatment facilities.

(1) All on-lot facilities shall be entirely located within the buildable area of the lot.

(2) All on-lot facilities shall be entirely located outside of floodplains.

D. Sewage facilities planning modules.

(1) Submittal to Township. The applicant shall provide the information and a sufficient number of copies of a sewage facilities planning module to properly amend the Township's Sewage Facilities (Act 537) Plan in accordance with the requirements of the PA DEP.

(2) Approval by the PA DEP. Documented approval of a sewage facilities planning module by the PA DEP shall be required for approval of a final plan.

E. Collection system design.

(1) The applicant shall provide the subdivision and/or land development with a complete sanitary collection system, including a collector main installed in the street bed or right-of-way and laterals installed from the collector main to the street right-of-way line.

(2) The collector main shall be of a material and design approved by the Township and shall conform in all respects to the standards and requirements as published in the sewage manual by PA DEP.

(3) Where the potential exists for future extension of service beyond the proposed subdivision and/or land development, the developer may be required by the Township to install oversize facilities to accommodate such future growth.

(4) Laterals.

(a) The lateral shall be of a material and design approved by the Township.

(b) The lateral shall extend from the main to the street right-of-way line.

(c) For residences, the lateral size shall be a minimum of four inches in diameter.

(d) For all other laterals, the size shall be a minimum of six inches in diameter.

(e) All laterals shall be plugged with a watertight seal until a building connection is made.

F. Construction plans and details.

(1) Where extension to an existing sanitary sewer system or construction of a new sewer system, either public or private, is proposed, all proposed sanitary lines and structures shall be shown and labeled on the plan.

(2) Profiles for all proposed sanitary sewer lines shall be provided on the plan.

(3) All necessary details for construction shall be provided on the plan.

G. Design approval by the PA DEP. Approval of the sanitary sewer system shall be obtained from the PA DEP prior to preliminary plan approval. Copies of all necessary water quality permits for the proposed facilities shall also be provided prior to preliminary plan approval.

H. Connection to existing sanitary systems. Where an existing sanitary sewer is to be extended from a system owned and/or operated by a sewer authority, the applicant shall also submit a letter from the authority approving the plans for the proposed extension and indicating their intent to serve the subdivision. This approval shall be provided prior to preliminary plan approval.

I. Operation and maintenance of sanitary sewer systems. Provisions for the operation and maintenance of all private sanitary sewer systems shall be proposed by the applicant and approved by the Board of Supervisors in conjunction with final plan approval.

J. As-built plans. As-built plans are required for all sanitary sewer systems. The following note shall be provided on all applicable plans:

"Sanitary Sewer System As-built Plans Note: As-built plans of the sanitary sewer system as depicted on these plans will be provided to the Township a minimum of three months following construction. These plans shall show the entire system components (pipes and structures) as well as lengths, slopes, elevations, etc., of all facilities. These plans must be prepared by a licensed professional. Contractor "mark-up" plans are not acceptable."

§ 390-65 Signs.

A. Signs, business, development, traffic control, parking and other.

(1) Any proposed business, development, or other sign shall be shown and labeled on the plan.

(2) All signs shall be of a size and location in accordance with Article X, Signs, of Chapter 450, Zoning, of the Code of the Township of Lower Towamensing.

(3) All signs designating traffic circulation control throughout parking lots and access drives, and parking and loading areas, including accessible parking spaces, shall be shown and labeled on the plan.

§ 390-66 Stormwater management.

A. Purpose. The management of stormwater from a site, both during and after any subdivision and/or land development, shall be accomplished in accordance with the standards and requirements of the Pennsylvania Storm Water Management Act (Act 167 of 1978).[1] The provisions in this section are intended to provide protection against uncontrolled stormwater runoff, and to assure that downstream landowners and watercourses are not adversely affected by increases in stormwater runoff resulting from a subdivision and/or land development.

[1] Editor's Note: See 32 P.S. § 680.1 et seq.

B. Plan preparer. A stormwater management plan meeting the criteria outlined in this section shall be prepared by a registered professional engineer, registered professional land surveyor, landscape architect or other qualified individual, for all major subdivisions and/or land developments, campgrounds, mobile home parks and planned developments.

C. PennDOT approval.

(1) Any proposed stormwater management facility that would be located within a state highway right-of-way or that directs runoff into a state highway right-of-way must be approved by the Pennsylvania Department of Transportation (PennDOT) prior to preliminary plan approval of a proposed subdivision and/or land development.

(2) A copy of an approval letter and/or permit from PennDOT shall be provided.

D. Narrative. A narrative shall be provided which describes:

(1) Existing drainage patterns and stormwater runoff characteristics of the site, including cover and soil types and any existing drainage or stormwater runoff problems and facilities;

(2) The anticipated impact that the proposed subdivision and/or land development will have on stormwater runoff and drainage patterns;

(3) The type of structural and nonstructural improvements planned to control post-developed stormwater runoff; and

(4) The delineated (analyzed) watersheds and their corresponding points of analysis (interest).

E. Points of analysis. Points of analysis shall be distinct points where runoff is concentrated and leaves the site. In the case where contour lines are approximately parallel to the property line, the property line itself shall be considered the point of analysis.

F. Watershed plans.

(1) Pre- and post-developed watershed plans shall be provided showing watershed lines, time of concentration paths, contour lines, soil type boundary lines, existing and proposed cover types, points of analysis, etc. [Columbia]

(2) All stormwater runoff flowing over the site within the limits of the project shall be considered in the design of the stormwater management facilities.

G. Locations of stormwater management improvements. The proposed location of both structural and nonstructural stormwater management facilities shall be shown and labeled on the plan.

H. Details.

(1) Separate, detailed specifications, including cross sections, profiles, etc., shall be shown on the plan for all proposed stormwater management facilities.

(2) All details shall be in accordance with those details and specifications found in the latest edition of the Pennsylvania Stormwater Best Management Practices Manual and the current edition of the Erosion and Sediment Pollution Control Manual.

I. Basin embankment requirements.

(1) All basins greater than six feet in depth, as measured from the lowest point within the basin to the top of embankment elevation, shall have a clay core and key trench, each consisting of impervious material.

(2) An embankment detail showing dimensions and materials for the core and trench shall be provided on the plan.

J. Long-term ownership and maintenance.

(1) A proposal for ownership and maintenance of all proposed stormwater management and drainage facilities within a subdivision and/or land development shall be submitted for review and approval as part of the preliminary plan submittal.

(2) Adequate assurances of maintenance, indemnification, liability insurance and security shall be provided for all proposed stormwater management and drainage facilities within a subdivision and/or land development, and shall be submitted for review and approval as part of the final plan submittal.

(3) Specific operation and maintenance notes shall be provided on the plan for all proposed stormwater management and drainage facilities, including inspection schedule, mowing schedule, reseeding, debris and sediment removal, etc. The plan where these notes are provided shall be recorded upon approval of the final plan.

K. Analysis and design standards.

(1) Design storms. Stormwater management facilities shall be designed so that the peak discharge rate of runoff from each watershed within the subdivision and/or land development to its point of analysis shall be no greater than the peak discharge rate of runoff in its predeveloped condition for the two-, ten-, fifty-, and 100-year-storm events.

(2) Methodology. All runoff calculations shall utilize the US Department of Agriculture Natural Resources Conservation Service Technical Release No. 55 (TR-55), Urban Hydrology for Small Watersheds.

(3) Cover types.

(a) All agricultural lands shall be considered as "meadow" in the predeveloped analysis calculations.

(b) All gravel areas shall be considered as impervious in the post-developed analysis calculations, except for gravel noncommercial recreation area parking facilities which can be analyzed as gravel.

(c) Runoff curve numbers (CNs) to be used with TR-55 shall be based on the following table:

	Hydrologic Soil Group
Land Use Description	A	B	C	D
Impervious	98	98	98	98
Gravel	76	85	89	91
Lawns	39	61	74	80
Meadow	30	58	71	78
Woods	30	55	70	77

(4) Rainfall amounts.

(a) Twenty-four-hour rainfall amounts to be used with TR-55 shall be obtained from the United States Department of Commerce, National Oceanic and Atmospheric Administration (NOAA), National Weather Service, Hydrometeorological Design Studies Center, Precipitation Frequency Data Server.

(b) A printout from the Precipitation Frequency Data Server shall be provided as part of the stormwater management plan.

(5) Time of concentration.

(a) The sheet flow portion of the time of concentration path calculations to be used with TR-55 shall utilize the following Manning's n-value:

Cover Type	n-value
Impervious	0.011
Gravel	0.011
Lawns	0.24
Meadow	0.41
Woods	0.80

(b) All agricultural lands shall be considered as "meadow" for the sheet flow portion of the time of concentration path calculations.

(c) The maximum length for sheet flow to be used in determining the time of concentration shall be 150 feet.

(d) For post-developed watersheds where the hydraulically most-distant point (and thus, time of concentration path) originates within pervious areas and where the watershed contains impervious areas surrounding the point of interest, the watershed shall be modeled as two subwatersheds (pervious and impervious) with the impervious subwatershed having a time of concentration of five minutes.

(e) For small impervious watersheds (or subwatersheds), a time of concentration of five minutes can be assumed.

(6) Basin routing. For all proposed basins, a plotting or tabulation of storage volumes with corresponding water surface elevations and the outflow rates for those water surfaces shall be provided. Documentation shall set forth the design hydrology, and the short-cut routing method, or a method of equal caliber, utilized to determine the function of the basin.

(7) Soils evaluation report for infiltration. If infiltration (ground water recharge) facilities are proposed:

(a) A detailed soils evaluation report shall be provided by a qualified professional that contains a narrative with descriptions of probe holes and infiltration test results at the proposed location and bottom elevation of each proposed facility. This report shall follow all requirements and recommendations of the PA DEP as provided in the latest edition of the Pennsylvania Stormwater Best Management Practices Manual.

(b) Locations of all probe holes and infiltration tests shall be shown and labeled on the plan.

(c) Calculations which determine the "design infiltration rate," as per the recommendations of the Pennsylvania Stormwater Best Management Practices Manual, including safety factors and reduction factors as applicable, shall be provided.

(8) Adjacent municipalities. When stormwater runoff is to be directed into an adjacent municipality, all provisions for accommodating such drainage shall be submitted to the governing body of that municipality for review and approval.

L. Basin outlets.

(1) All proposed stormwater management basins shall discharge to an existing watercourse or into an existing storm sewer system.

(a) If neither of these is available, the applicant shall obtain a drainage easement from the downstream landowner to allow for the discharge of stormwater runoff from the 100-year-storm event to be conveyed through the adjacent landowner's property to a natural watercourse or existing storm sewer system.

[1] Where the downstream landowner will not grant such an easement, the stormwater management design for the project shall be revised such that runoff will flow onto the adjacent property in a manner similar to the characteristics of the predeveloped condition.

[2] Where the downstream landowner will grant such an easement:

[a] All existing features within the easement area shall be shown and labeled on the plan.

[b] Drainage easement delineation lines shall be shown and labeled on the plan.

[c] All features of proposed construction shall be shown and labeled on the plan.

[d] A copy of a signed, executed and recorded drainage easement agreement must be provided to the Township as part of the preliminary plan submittal.

(2) No outflow from a stormwater management basin shall discharge directly onto or be conveyed onto a street. Discharge into a culvert under, or storm sewer along a street is acceptable, provided that the applicant provides evidence of adequate capacity in the culvert or storm sewer.

M. Easement for natural watercourses.

(1) When required. Where a subdivision or land development is traversed by any natural watercourse, drainageway, channel or stream, etc., a drainage easement conforming substantially to the line of such conveyance shall be provided.

(2) Dimensions.

(a) The drainage easement shall be such width as will be adequate to preserve the unimpeded flow of drainage; or for the purpose of widening, deepening, relocating, maintaining, improving or protecting such drainageway; or for the purpose of protecting such watercourse for the purpose of stormwater management or installation of a storm sewer or for the protection of adjacent lands from overflows.

(b) The drainage easement shall have a minimum width that extends 10 feet on either side from the top of streambank.

(3) All natural watercourse drainage easement delineation lines shall be shown and labeled on the plan.

(4) The following note shall be provided on the plan:

"Natural Watercourse Easement Note: Areas within the natural watercourse drainage easement as depicted on this plan shall be kept in natural conditions (i.e., not maintained as lawns, and without removal or trimming of existing vegetation)."

N. Easement for stormwater management facilities.

(1) When required. All stormwater management facilities shall have an easement which completely surrounds the facilities.

(2) Dimensions.

(a) The stormwater management easement shall be such width as will be adequate to allow for the maintenance and/or replacement of the facility.

(b) The stormwater management easement shall have a minimum width that extends 10 feet on either side of the facility.

(c) The stormwater management easement shall be extended to a street right-of-way line to allow for access to the facilities.

(3) All stormwater management easement delineation lines shall be shown and labeled on the plan.

(4) The following note shall be provided on the plan:

"Stormwater Management Easement Note: Areas within the stormwater management easement as depicted on this plan shall be maintained in accordance with the operation and maintenance notes. Lower Towamensing Township officials have the right to access the stormwater management easement area to inspect the facilities at any time."

O. Encroachments to watercourses. Any change or encroachment proposed into an existing watercourse, drainageway, channel or stream, wetland etc., shall be approved by the appropriate federal or state agency prior to preliminary plan approval. Copies of all applicable permits obtained shall be provided with the preliminary plan submittal.

P. Deferment. Residential lots can defer the requirement to prepare a stormwater management plan if the lot is part of a minor subdivision. The following note shall be provided on the plan:

"Stormwater Management Plan Deferment Note: A Stormwater Management Plan for Lot(s) _____ is(are) required to be provided to the Township Zoning Officer at the time of any Zoning Permit application. The Plan shall meet all design criteria contained within the SALDO and be reviewed and approved by the Township Engineer prior to the issuance of any Zoning Permit."

Q. Exemption. Certain projects are exempt from the requirement to prepare a stormwater management plan if all of the following criteria are being met:

(1) The lot area is at least five acres.

(2) The proposed impervious area/surface within the entire lot area is less than 10%.

(3) The lot is situated so that runoff flows away from any street.

(4) The following note shall be provided on the plan when the items in Subsection Q(1), (2) and (3) are being met:

"Stormwater Management Plan Exemption Note: A Stormwater Management Plan is not required for Lot(s) _____, unless at the time of any Zoning Permit application it is determined by the Township Zoning Officer that the maximum impervious surface area of the lot will exceed 10%."

R. Emergency spillway.

(1) All basins shall be designed to safely discharge the peak basin inflow rate of a post-development 100-year-frequency storm event through an emergency spillway in a manner which will not damage the integrity of the basin.

(2) Design calculations for all basin emergency spillways shall be provided.

(3) An easement shall be provided from the spillway outfall to a natural or artificial watercourse.

(4) The emergency spillway shall not be considered to function as part of the primary outlet structure. Meaning, the primary outlet structure shall control the flow from all storm events up to and including the 100-year event.

(5) A minimum of one foot of freeboard above the routed 100-year-storm peak water surface elevation to the invert of the emergency spillway shall be provided.

S. Basin dewatering.

(1) All basins shall include provisions for an outlet structure that permits dewatering (draining) of the basin to a completely dry condition.

(2) Details for dewatering facilities shall be provided on the plan.

T. Earth fill dams. Basins that are designed with earth fill dams shall incorporate the following minimum standards:

(1) The maximum water depth shall not exceed eight feet.

(2) The minimum top width of all dams shall be eight feet.

(3) The inside slopes of basin embankments shall not be steeper than three horizontal to one vertical.

U. Fencing.

(1) All basins greater than six feet in depth, as measured from the lowest point within the basin to the top of embankment elevation, shall be completely surrounded by fencing.

(2) The height and type of fence shall be indicated on the plan.

V. Anti-seep collars.

(1) All pipes and culverts through basin embankments shall have properly spaced concrete cutoff collars or factory welded antiseep collars.

(2) Design calculations for antiseep collars shall be provided.

(3) Construction details for antiseep collars shall be provided on the plan.

W. Adjacent building floor elevations. Minimum floor elevations of the lowest floor, for all buildings that would be affected by a basin, other temporary impoundments, or open conveyance systems where ponding may occur shall be at least two feet above the 100-year water surface elevation.

X. Alterations to installed stormwater management facilities. The following note shall be provided on all plans proposing stormwater management facilities.

"Stormwater Management Alteration Note: No person shall remove, fill or alter any stormwater management facility installed as part of this plan unless a Stormwater Management Plan has been submitted to and approved by the Township Board of Supervisors for such removal, filling or alteration."

Y. Multiple separate storm sewer system (MS4) permit. Any additional requirement related to the Township's MS4 permit, including design of stormwater management facilities and/or operation and maintenance of such facilities, included within any separate ordinance, shall be met.

Z. Low impact development. Applicants are encouraged to use "low impact development" (LID) techniques within the stormwater management design for the project. The United States Environmental Protection Agency (US EPA) and PA DEP have publications relating to the design and utilization of these facilities.

§ 390-67 Streets.

A. Banks. The slope of banks along streets measured perpendicular to the street center line shall be no steeper than the following:

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

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

B. Classification.

(1) The classification of proposed street (arterial, collector or local) shall be indicated on the plan.

(2) All streets shall be labeled as "Private" or "To Be Dedicated."

C. Clear sight triangle.

(1) All streets shall have a clear sight triangle at the intersecting street. The clear sight triangle shall be measured from the center-line intersection of the streets a distance as required within Article VII, Supplementary and Miscellaneous Regulations, of Chapter 450, Zoning, of the Code of the Township of Lower Towamensing.

(2) The clear sight triangle shall be shown and labeled on the plan.

(3) A note shall be provided on the plan stating:

"Street Clear Sight Triangle Note: No significant obstructions or plantings higher than 30 inches or tree limbs lower than 10 feet shall be permitted within the clear sight triangle area as measured from the center-line grade at the street/street intersection."

D. Construction phasing. Where a development is to be constructed in phases, the arrangement of streets in each phase shall make provisions for the proper projections of streets to the boundaries of the next phase.

E. Crown (cross slopes).

(1) All streets shall be designed to provide for the discharge of surface water away from their travel way and shoulder. Street crown grades shall be as follows, except where superelevated curves are proposed:

(a) One-fourth inch per foot for street travel ways.

(b) Three-fourths inch per foot for street shoulders.

F. Cul-de-sac streets.

(1) Cul-de-sac street length. Cul-de-sac streets (or dead-end streets) shall be provided with a turnaround and shall not exceed 1,000 feet in length. The 1,000-foot maximum allowable length shall be measured from the center-line intersection of the proposed street with the existing street, along the proposed street center line, to the center of the turnaround area.

(2) Turnaround grading. The cul-de-sac turnaround area shall be graded and surfaced in the same manner as the street, and in no cases shall exceed a grade of 5% in any direction.

(3) Turnaround diameters. The cul-de-sac turnaround area shall have a minimum right-of-way diameter of 100 feet and a minimum outer paving diameter of 80 feet.

(4) Innovative turnaround alternatives.

(a) Innovative alternatives to a standard circular cul-de-sac turnaround area may be considered where area equivalent to the requirement for a turnaround is being provided.

(b) Any such designs shall be submitted by the applicant to the Fire Chief for review and comment.

(5) All cul-de-sac streets shall be provided with an authorized sign stating that no outlet exists.

(6) Private rights-of-way or access easements shall not originate from a cul-de-sac turnaround.

(7) Temporary turnaround areas.

(a) When required. Any street dead-ended for access to an adjoining property, or because of authorized, staged development as per an approved written development agreement, shall be provided with a temporary turnaround area meeting the requirements of this section.

(b) Removal.

[1] The portions of the turnaround outside of the required street travel way width shall be completely removed when the temporary turnaround is no longer necessary. Shoulders are to be then constructed along the street where the turnaround existed.

[2] The areas of rights-of-way outside of the temporary turnaround area shall be conveyed to the adjacent landowners.

G. Dedication to Township.

(1) An applicant who wishes to dedicate a street to the Township shall present a letter requesting such acceptance of dedication to the Board of Supervisors with the submittal of a preliminary plan.

(2) The Board of Supervisors shall indicate either its approval of acceptance of such dedication, or the denial of such dedication.

(a) If the Supervisors approve acceptance:

[1] The street shall be constructed according to the preliminary plan and requirements within this chapter. The Township Engineer shall oversee construction of the street and verify to the Board of Supervisors that street construction has occurred as per the preliminary plan.

[2] A deed which dedicates the land (right-of-way area) to be used as a Township street to the municipality shall be recorded with the final plan.

[3] As a requirement of final plan approval, the applicant shall provide a maintenance guarantee, including financial security for the dedicated street.

(b) If the Supervisors deny acceptance, the applicant will need to proceed with the plan proposing the street to be private.

(3) The landowner (or landowners) of any private street within the Township may request that the private street right-of-way be taken over by (dedicated to) the Township according to the following provisions:

(a) The request must be in writing, addressed to the Board of Supervisors.

(b) The request shall include a petition, signed by at least 75% of the landowners utilizing the private street, acknowledging that they will be responsible for all engineering and legal fees associated with dedication procedure.

(c) The Township Engineer shall perform an inspection of the condition of the private street and prepare a report to the Board of Supervisors. The report shall state any deficiencies with regard to the requirements of this chapter, and provide recommendations to correct any deficiencies.

(d) The Board of Supervisors may accept dedication of a private street with conditions that the deficiencies outlined within the Township Engineer's report are corrected.

(e) A deed which dedicates the land (right-of-way area) to be used as a Township street to the municipality shall be recorded with the final plan.

(f) The landowner(s) shall provide a maintenance guarantee, including financial security for the dedicated street.

H. Number of streets serving a subdivision.

(1) All subdivisions which propose 35 lots or more, or contain an original lot area of 50 acres or more, must provide two street accesses to the subdivision from existing streets.

I. Existing streets not meeting requirements. Where a subdivision and/or land development abuts or contains an existing street of inadequate width with regards to travel way, shoulder and right-of-way, sufficient additional width shall be provided to meet the standards of this section.

J. Geometry, horizontal.

(1) Curves, when required. Where connecting street lines deflect from each other at any one point, the line must be connected with a true, circular curve. [Hanover]

(2) Radius. The minimum radius of the center line for horizontal curves shall be as follows:

(a) Arterial street: 500 feet.

(b) Collector street: 300 feet.

(c) Local street: 200 feet.

(3) Tangent length. Straight portions of the street must be tangent to the beginning or end of curves. The minimum tangent length between curves shall be as follows:

(a) Arterial street: 200 feet.

(b) Collector street: 150 feet.

(c) Local street: 100 feet.

(4) Approaches to intersections. Approaches of a street to any street intersection shall follow a straight course within 100 feet of the intersection.

K. Geometry, vertical (grades).

(1) Center-line grades.

(a) The following maximum center-line grades are allowed when designing streets based on the classification of the street.

[1] Arterial street: 4%.

[2] Collector street: 7%.

[3] Local street: 10%.

(b) The following minimum center-line grades are allowed when designing streets based on the classification of the street.

[1] Arterial street: 1%.

[2] Collector street: 1%.

[3] Local street: 1%.

(2) Vertical curves.

(a) When required. Vertical curves shall be used in changes of grade when the algebraic difference exceeds 1%, and shall be designed for maximum visibility.

(b) Length. The length of vertical curve shall be determined by multiplying the absolute difference in change of percent in grade by the following factors:

[1] Arterial street: 160 feet.

[2] Collector street: 80 feet.

[3] Local street: 30 feet.

(3) Stopping/leveling area. All streets shall provide a stopping or leveling area having a grade of less than or equal to 4% for a distance of 40 feet, measured from the edge of the shoulder of the intersecting street.

(4) Profile. A center-line profile shall be provided on the plan for all streets showing existing and proposed grades.

L. Intersection angle.

(1) Streets shall intersect other streets as close to 90° as possible, but in no case shall the intersection angle be less than 85° or greater than 95°.

(2) The intersection angle shall be indicated on the plan.

M. Intersection radii.

(1) Streets shall be provided with a radius on each side at the intersection as follows:

	Arterial (feet)	Collector (feet)	Local (feet)
Arterial	45	40	35
Collector	40	35	30
Local	35	30	25

(2) Radii shall tie in to the edge of travel way of the intersecting street.

(3) Radii shall be labeled on the plan.

(4) Greater radii may be permitted if shown to be necessary by the applicant's engineer.

N. Location.

(1) Intersections involving the junction of more than two streets are prohibited.

(2) Street entering opposite side of another street shall be laid out either directly opposite one another, or with a minimum offset distance between streets. The minimum offset distance between center lines of streets shall be as follows:

	Arterial (feet)	Collector (feet)	Local (feet)
Arterial	800	600	400
Collector	600	400	275
Local	400	275	150

O. Materials.

(1) Streets shall be installed using the following materials, according to classification:

(a) Travel way.

[1] Arterial street.

[a] Wearing course, Superpave 9.5 mm, 2.5 inches depth.

[b] Base course, Superpave 25.0 mm, 4.5 inches depth.

[c] Subbase course, PennDOT Type 2A Aggregate, 10 inches depth.

[2] Collector street.

[a] Wearing course, Superpave 9.5 mm, two inches depth.

[b] Base course, Superpave 25.0 mm, four inches depth.

[c] Subbase course, PennDOT Type 2A Aggregate, eight inches depth.

[3] Local street.

[a] Wearing course, Superpave 9.5 mm, 1.5 inches depth.

[b] Base course, Superpave 25.0 mm, three inches depth.

[c] Subbase course, PennDOT Type 2A Aggregate, six inches depth.

(b) Shoulder.

[1] Arterial street.

[a] Wearing course, Superpave 9.5 mm, 2.5 inches depth.

[b] Base course, Superpave 25.0 mm, 4.5 inches depth.

[c] Subbase course, PennDOT Type 2A Aggregate, 10 inches depth.

[2] Collector street.

[a] Wearing course, Superpave 9.5 mm, two inches depth.

[b] Base course, Superpave 25.0 mm, four inches depth.

[c] Subbase course, PennDOT Type 2A Aggregate, eight inches depth.

[3] Local street.

[a] Wearing course, Superpave 9.5 mm, zero inches depth.

[b] Base course, Superpave 25.0 mm, zero inches depth.

[c] Subbase course, PennDOT Type 2A Aggregate, 10.5 inches depth.

(2) A street cross-section detail shall be provided on the plan.

(3) The following statements shall be provided on the plan at the street cross-section detail:

"Street Construction Notes:
(a)	A "Bituminous Tack Coat" per PennDOT Form 408, as amended, shall be applied between the base and wearing courses.
(b)	A "Bituminous Prime Coat" per PennDOT Form 408, as amended, shall be applied between the subbase and base courses.
(c)	Copies of all delivery slips for material deliveries for street construction shall be furnished to the Township Engineer and shall become property of the Township."

(4) Street shoulders shall be constructed to a compacted depth equal to the depth of the travel way subbase, base and wearing courses. The finished surface elevation of the shoulder shall meet the finished elevation of the travel way.

(5) The following notes shall be provided on the plan regarding street subgrades:

"Street Subgrade Notes:
(a)	All unsuitable subgrade material shall be removed. All wet or spongy areas shall be permanently drained and stabilized with suitable material.
(b)	Fills within street areas shall consist of suitable materials and shall be thoroughly compacted in uniform layers of not more than eight inches in thickness.
(c)	In fill areas over three feet thick, compaction tests are required in each eight-inch layer (lift) at fifty-foot intervals.
	(1)	Soils to be utilized as suitable fill material shall be clean and free of debris. A sample shall be tested in a certified testing laboratory accordance to ASTM D698 or ASTM D1557, as applicable, to determine the maximum density and optimum moisture content for compaction of the material. The results of this test shall be provided to the Township Engineer.
	(2)	A qualified Geotechnical Engineer licensed to practice in Pennsylvania shall test the compaction of soils in place using a "soil density gauge" according to ASTM D2922 and/or ASTM D6938, as applicable. All areas of fill must obtain 95% compaction at optimum moisture. Any layer not meeting this standard shall be removed or re-rolled until the required percentage is obtained. Results of all on-site compaction tests shall be submitted to the Township Engineer.
(d)	Prior to placement of subbase material, the entire street subgrade shall be proof-rolled utilizing a loaded tri-axle. This test shall be witnessed by the Township Engineer."

P. Names of streets.

(1) Names of new streets shall not duplicate or approximate existing street names.

(2) Names of new streets that are a continuation of an existing street shall bear the same name of the existing street.

(3) Proposed street names shall be indicated on the plan.

Q. Partial and half streets. The dedication of partial or half streets at the perimeter of new subdivisions is prohibited.

R. Private streets. Private streets shall include all streets not dedicated, accepted, and maintained as public streets. Private streets may be permitted where the following conditions are met:

(1) Design and construction. Private streets shall be designed and constructed in accordance with the standards and specifications contained within this section.

(2) Agreement. The applicant shall provide a right-of-way use and maintenance agreement in each deed, lease, or conveyance, prescribing the right-of-way width and location and setting forth and arrangement between the applicant and buyer or lessee for improvement and maintenance of the private right-of-way. A copy of any such proposed agreement shall be submitted for review and approval with the final plan submittal.

(3) Maintenance notes. Maintenance responsibilities for the private street shall be noted on the final plan.

(4) New plan to utilize existing private street. Where an existing private street right-of-way is proposed to provide access to a new subdivision, the applicant for the new subdivision shall provide a right-of-way use and maintenance agreement signed by all landowners using the right-of-way if such an agreement has not previously been included in the existing deeds. This agreement shall be recorded with the final plan and shall prescribe the right-of-way width and location in accordance with the standards of this chapter and set forth arrangements for maintenance of the private right-of-way. A copy of any such proposed agreement shall be provided with the final plan submittal.

S. Projection. Where adjoining areas are not subdivided or developed, the arrangement of streets in proposed subdivisions shall make provision for the proper projection of streets to the boundaries of the tract being subdivided.

T. Sight distance, stopping.

(1) Sight distances shall be provided for all access drive intersections with streets in accordance with Pennsylvania Code Title 67, Transportation, Chapter 441, Access To and Occupancy of Highways by Driveways and Local Roads, latest edition. The required and provided distances shall be indicated on the plan.

(2) The speed limit of the intersecting street shall be labeled on the plan.

U. Signs.

(1) Street name signs shall be placed at all street intersections.

(2) Stop signs shall be placed at all street intersections.

(3) All streets shall be provided with speed limit signs in both directions as follows:

(a) Arterial street: 45 miles per hour.

(b) Collector street: 35 miles per hour.

(c) Local street: 25 miles per hour.

(4) Traffic regulatory signs, as applicable, shall be placed along all streets.

(5) All sign locations shall be indicated on the plan.

(6) For within residential developments, the following note shall be provided on the plan regarding signs:

"Street Sign Note: All required street signs shall be erected prior to occupancy of the first dwelling unit on the street."

V. Speed, design.

(1) The following design speeds shall be utilized when designing streets based on the classification of the street.

(a) Arterial street: 50 miles per hour.

(b) Collector street: 40 miles per hour.

(c) Local street: 30 miles per hour.

(2) The design speed shall be indicated on the plan.

W. Width, right-of-way.

(1) The following right-of-way widths shall be provided, based on the classification of the street.

(a) Arterial street: 80 feet.

(b) Collector street: 60 feet.

(c) Local street: 50 feet.

(2) Right-of-way widths shall be labeled on the plan.

(3) For plans that abut existing streets, the right-of-way shown on the plan shall be the "future right-of-way" as determined in Appendix A of Chapter 450, Zoning.[1]

[1] Editor's Note: Appendix A is included as an attachment to Ch. 450, Zoning.

(4) Minimum right-of-way radii at street intersections shall be 25 feet.

X. Width, shoulder.

(1) The following shoulder widths shall be provided based on the classification of the street.

(a) Arterial street: eight feet.

(b) Collector street: six feet.

(c) Local street: four feet.

(2) Shoulder widths shall be labeled on the plan.

Y. Width, travel way.

(1) The following travel way widths shall be provided, based on the classification of the street.

(a) Arterial street: 24 feet.

(b) Collector street: 22 feet.

(c) Local street: 20 feet.

(2) Travel way widths shall be labeled on the plan.

Z. Impacts to existing streets. Existing street areas impacted by any construction activity shall be reconstructed to the design criteria contained within § 390-67O of this chapter, or match existing material types and depths, whichever is greater.

§ 390-68 Survey closure computations.

A. Survey closure computations shall be provided at the time of final plan submittal for all lots and rights-of-way being created.

B. The error of closure for each lot and right-of-way shall not exceed one foot in 10,000 feet.

§ 390-69 Survey monuments and markers.

A. Material and size. Survey monuments and markers shall be constructed as follows:

	Construction	Minimum Size
Monument	Concrete or stone	30 inches long by 4 inches diameter or 30 inches long by 4 inches by 4 inches square
Marker	Iron pipe, or iron or steel bar	24 inches long x 3/4 inch diameter

B. Placement note. The following note regarding the placement of monuments and markers shall be provided on the plan:

"Monuments and Markers Placement Note: Monuments and markers must be placed by a Registered Surveyor so that the scored or marked point coincides exactly with the point of intersection of the lines being monumented. They must be set so that the top of the monument or marker is level or slightly higher with the surface of the surrounding ground. Monuments shall be marked on top with a copper or brass dowel."

C. Monuments; location of. A monument must be set at:

(1) The intersection of all street right-of-way lines.

(2) Any exterior property corner of the existing lot/tract without a found monument or marker.

(3) Along one side of the street along the right-of-way line at the crest of all vertical curves.

(4) Along the street right-of-way around a cul-de-sac turnaround.

D. Markers, location of. Markers must be set at:

(1) The beginning and ending of curves along street property lines, if not marked or monumented.

(2) Points where lot lines intersect curves, either front or rear.

(3) Angles in property lines or lots.

(4) All other lot corners.

E. Where not required. Monuments and/or markers are not required for property corners that have existing monuments and/or markers that have been found by a survey and labeled as such on the plan.

§ 390-70 Utilities.

A. Easements, utility.

(1) Utility easements with a minimum width of 20 feet shall be provided for all utilities. Additional width may be necessary for access and maintenance.

(2) Utility easements shall, to the fullest extent possible, be centered on or adjacent to rear or side lot lines.

(3) Local utility companies shall be consulted by the developer when locating easements.

(4) Utility easements shall be shown and labeled on the plan.

(5) The following notes regarding utility easements shall be placed on the plan stating:

"Utility Easement Notes:
(a)	No structure shall be permitted to be placed, set or put within the area of any utility easement.
(b)	No vegetation shall be permitted to be placed, planted, set or put within the area of a utility easement, except for Agricultural Uses having a maximum height of 12 feet."

B. Natural gas lines.

(1) All proposed natural gas lines must be installed in compliance with the ASA Code B31, 80 1958, as amended.

(2) The minimum distance from a natural gas line to a dwelling unit or other structure must be as required by the applicable transmission or distributing company.

C. Petroleum lines. Between a proposed dwelling unit or other structure and the center line of a petroleum or petroleum products transmission line which may traverse the subdivision and/or land development, there must be a minimum distance of 100 feet measured in the shortest distance.

D. Installation. Proposed electric, telephone, television cable and other such utility transmission lines shall be installed underground in accordance with the PA Underground Utility Line Protection Act (Act 287 of 1974), as amended,[1] unless the applicant provides notification, in writing, from the utility company that these lines must be overhead.

[1] Editor's Note: See 73 P.S. § 176 et seq.

E. Letters of intent. Letters of intent to provide service for the proposed subdivision and/or land development from all appropriate utility companies shall be provided by the developer as a part of the preliminary plan submission. [Columbia]

F. Installation prior to street construction. All proposed underground utility lines shall be installed prior to any street construction.

§ 390-71 Walkways.

A. Where required. Walkways (sidewalks) are required for all uses within the V-C Zoning District along all streets and access drives and for within all planned developments (PDs). In all other coning districts walkways are not required, but may be provided according to the provisions within this section.

B. Width. Walkways shall have a minimum width of four feet.

C. Location.

(1) Walkways shall be entirely located outside of street right-of-way areas.

(2) Walkways shall be located a minimum of six feet from the edge of all access drives.

D. Construction materials. Walkways shall be constructed with concrete, bituminous paving, or other hardscape product, such as paver blocks. Walkways consisting solely of dirt or gravel are not permitted.

E. Labeling. Walkways shall be labeled and dimensioned on the plan.

F. Cross-section detail. A cross-section detail showing construction materials for walkways shall be provided on the plan.

G. Community walkways.

(1) Any proposed walkway (pedestrian, bike or other path or trail) that traverses several lots shall be provided with an access easement depicted on the plan;

(2) A description of this easement shall be provided within all applicable deeds, including language stating that the landowner of each lot shall be responsible for maintenance of the portion of the walkway through their lot.

H. Handicap accessibility.

(1) Any proposed ramps for handicap accessibility shall be designed in accordance with all federal and state laws and regulations.

(2) Applicable construction details shall be provided on the plan.

§ 390-72 Water facilities.

A. Private wells on individual lots.

(1) Whenever an existing public or approved community water system is not geographically accessible to the proposed subdivision and/or land development, private wells on individual lots are to be utilized for water supply.

(2) Locations of all proposed wells shall be indicated on the plan. For subdivisions, possible well locations shall be shown based on lot layout and locations of on-lot sewage treatment facilities.

(3) Aquifer evaluation/water budget analysis.

(a) When required:

[1] For all subdivisions which propose 50 lots or more.

[2] When water quality and/or quantity, or groundwater problems are documented in the vicinity of the project.

(b) Components. This analysis is a description and calculation of the sources and quantities of water income (rain, snowmelt, etc.), water savings (storage), and water expenses (existing and proposed uses) within the underlying groundwater basin. The following information shall be provided if applicable:

[1] The amount and seasonal distribution of precipitation;

[2] The variation in precipitation due to year-to-year climatic variability;

[3] The amount and seasonal distribution of stream flows;

[4] The variation in stream flows due to year-to-year climatic variability;

[5] The amount and seasonal distribution of stream base flows;

[6] The variation in stream base flows due to year-to-year climatic variability;

[7] An evaluation of riparian and aquatic habitat; and

[8] A topographic map and/or database with:

[a] Locations and magnitudes of water withdrawals;

[b] Locations and magnitudes of water returns;

[c] Capture area for all high capacity wells;

[d] Wellhead protection areas;

[e] Areas of impervious cover;

[f] Soil drainage characteristics;

[g] Land use planning and zoning;

[h] Locations and nature of water quality problems;

[i] Total maximum daily loads (TMDLs) for all streams;

[j] Aquifer types;

[k] Aquifer structure;

[l] Water table configuration; and

[m] Storage facilities.

B. Water distribution system.

(1) Requirement to connect. Whenever an existing public or approved community water distribution system is within 1,000 feet of the proposed subdivision and/or land development, a water distribution system shall be designed to connect to the existing system and furnish an adequate supply of water to each lot and dwelling unit, or building.

(2) Agreement to serve. If water is to be provided by means other than by private wells owned and maintained by the individual landowners of lots within the subdivision and/or land development, applicants shall present evidence to the governing body or planning agency, as the case may be, that the subdivision or development is to be supplied by a certified public utility, a bona fide cooperative association of landowners, or by a municipal corporation, authority or utility. A copy of a certificate of public convenience from the Pennsylvania Public Utility Commission or an application for such certificate, a cooperative agreement or a commitment or agreement to serve the area in question, whichever is appropriate, shall be acceptable evidence. [MPC]

(3) Design. Complete design of the water supply distribution system shall be shown and detailed on the plan.

(a) Compliance.

[1] All water supply distribution systems shall be designed in accordance with the specifications, rules and regulations of the PA DEP.

[2] All water supply distribution systems shall be designed in accordance with the specifications, rules and regulations of the public utility, cooperative association, or municipal corporation, authority or utility.

[3] A letter stating approval or acceptance of the design and/or a copy of all applicable permits shall be provided.

(b) Fire hydrants.

[1] Fire hydrants shall be located so that the distance from any building to a fire hydrant is not more than 600 feet.

[2] The locations of proposed fire hydrants shall be indicated on the plan.

(4) Ownership and maintenance. A note stating who shall have ownership and maintenance responsibilities of components of the water distribution system shall be provided on the plan.

(5) As-built plans. As-built plans are required for all water distribution systems. The following note shall be provided on all applicable plans:

"Water Distribution Systems As-Built Plans Note: As-built plans of the water distribution system as depicted on these plans will be provided to the Township a minimum of three months following construction. These plans shall show the entire system components (pipes and structures, valves, appurtenances) as well as lengths, elevations, etc., of all facilities. These plans must be prepared by a licensed professional. Contractor "mark-up" plans are not acceptable."

§ 390-73 Wetlands.

A. As deemed appropriate by the Planning Commission, a wetlands delineation or a signed certification by a qualified consultant indicating that wetlands do not exist on the proposed subdivision shall be required.

B. No subdivision and/or land development shall involve uses, activities, or site improvements that would result in encroachment into, regrading of, or placement of fill in wetlands in violation of state and/or federal regulations.

C. If wetlands are to be altered by the proposed subdivision and/or land development, copies of appropriate permits and approvals granted by state and/or federal regulatory agencies shall be provided prior to preliminary plan approval.

D. The following note shall be placed on the plan and a similar reference in the deed for lots containing wetland areas:

"Wetlands Note: Wetlands exist on Lot(s) No._____. Wetlands are protected under state and federal law and caution should be exercised to ensure that any development proposed for Lot No._____ does not disturb the wetlands."