B.
Except as otherwise provided for in this chapter, the Township standard
construction documents will govern/control/pertain.
C.
Requirements to preserve natural and historic features and to eliminate
hazardous conditions. The Township Planning Commission shall require
that the design and development of all subdivisions shall preserve
insofar as possible all natural and historic features which will add
attractiveness by providing parks, adequate open space for recreation,
light and air for proper distribution of population, thereby creating
conditions favorable to the health, safety, morals and general welfare
of the citizens and for the harmonious development of the Township.
Some of these features are large trees or groves, watercourses and
falls, historic areas and structures, exceptional scenic views and
other community assets. Land subject to hazardous conditions, such
as open quarries, unconsolidated fill, floods, precipices, and water
supply which does not meet U.S. Public Health Service standards, shall
not be subdivided until the hazards have been eliminated or will be
overcome by the subdivision and proposed construction.
D.
Open space and community facilities. In reviewing subdivision plans,
the Township Planning Commission and developer shall consider needs
for and may require open space uses and community facilities.
E.
Location of site. The location of proposed subdivisions shall be
viewed with regard to the following:
(1)
Comprehensive Plan and Official Map. The subdivision should conform
to any applicable provisions of the Township Comprehensive Plan and
Official Map which are used as the basis for zoning and other regulated
activities.
(2)
Zoning. The use of land in the subdivision must conform to the Township
Zoning Ordinance.[1] With the exception of PRD developments, if the proposed
subdivision violates any provision of the South Whitehall Township
Zoning Ordinance, the developer shall first obtain the required variance
from the Zoning Hearing Board before proceeding beyond the sketch
plan phase.
(3)
Nearby development. A subdivision should be coordinated with existing
nearby developments or neighborhoods so that the area as a whole may
be developed harmoniously.
A.
General requirements.
(1)
Approval of plans. All plans for street improvements, whether public
or private, must be approved by the Township Engineer.
(2)
Names. Streets, alleys and trails shall have the names of existing
streets, alleys and trails which are in alignment in the Township
or in adjoining municipalities. Names of streets in a section of a
subdivision shall have a common relationship subject, e.g., names
of great poets, wild flowers, or Indian tribes. There shall be no
duplication of street, alley or trail names within the Township. The
Community Development Department shall monitor the issuance and usage
of street names within the Township.
(3)
Street signs. Reflectorized street name signs shall be placed at
all street intersections. Their design, size, and height shall conform
to Township standards.
(4)
Street addresses. House numbers for street-addresses shall be assigned
by the Township Engineer and shown on a plan to be recorded.
(5)
Regulatory and warning signs. The applicant shall conduct traffic
studies (e.g., speed limit and stop sign) using PennDOT traffic engineering
forms when available on all roads within and adjacent (when required
by the Board of Commissioners) to a subdivision or land development.
Regulatory and warning signs necessitated by said studies shall be
erected by the applicant at locations approved by the Township. The
costs for any new traffic control signs, ordinances, advertising,
etc., shall be the responsibility of the applicant.
(6)
Intersections.
(a)
Intersections. Intersections of local streets, alleys and trails
with collector streets shall be kept to a minimum. Intersections of
local streets, alleys and trails with arterial streets shall not be
permitted unless otherwise approved by the Board of Commissioners
with the advice of the Township Engineer.
(b)
Number of streets at intersection. No more than two streets
and/or alleys shall intersect at one point.
(c)
Angle of street intersections. Streets and/or alleys shall intersect
at 90°, except where this may be impractical. Angles of less than
90° but greater than 75° may be designed, subject to the approval
of the Township Board of Commissioners upon the recommendation of
the Township Engineer.
(d)
Developers are encouraged to use "T" intersections.
(e)
Center lines of intersecting streets. Two streets intersecting
a third street from opposite sides shall either intersect with a common
center line, or their center lines shall be offset (see diagram) a
minimum distance of:
[1]
Eight hundred feet, if Street "B" is an arterial street.
[2]
Four hundred feet, if Street "B" is a collector street.
[3]
One hundred fifty feet, if street "B" is a local street or an
alley.
|
INTERSECTIONS
 |
|
Distance specified in § 312-35A(6)(e)
|
(f)
Clear sight triangles.
[1]
At every intersection of a public street, private street, alley,
trail, or commercial driveway with a public street there shall be
triangular areas deemed to be clear sight triangles. A clear sight
triangle shall be determined by the intersecting center lines and
a diagonal line connecting the two points, one at each center line.
The distance of each point from the intersection of the street or
driveway center lines, as applicable, shall be as specified by PennDOT's
intersection sight distance or formula sight distance, in the latest
edition of AASHTO's "A Policy on Geometric Design of Highways and
Streets," as applied by PennDOT.
[2]
There shall be no obstruction of vision between a height of
two feet and 10 feet above the center line grade of the street within
the clear sight triangle.
[3]
Clear sight triangles shall be graded as necessary and kept
clear of any buildings, plantings, or other obstructions.
[4]
Areas between the edge of cartway and the outer edge of the
outer travel lane within any clear sight triangle shall be designated
as no-parking areas with appropriate signage and/or curb painting.
B.
Streets.
(1)
General requirements.
(a)
Street plan. Proposed streets shall be properly related to the
road and highway plans of the state, county and Township.
(b)
Through traffic. Local residential streets shall be laid out
to discourage through traffic, but provisions for street connections
into and from adjacent areas will be generally required.
(c)
Street classification. Street classifications are as designated
on the Township Official Map.
(2)
Types of streets.
(a)
Public thoroughfare or through street.
(b)
Public streets that are not thoroughfares:
[1]
Dead-end streets. Dead-end streets, other than stub and cul-de-sac
streets, shall be prohibited, except as hereinafter provided.
[2]
Stub streets. To provide an integrated street system, all stub
streets of abutting subdivisions shall be incorporated into the proposed
street system. Stub streets greater than 200 feet in length shall
be provided with a temporary turnaround to the standards required
for culs-de-sac, unless otherwise approved by the Township Engineer.
Type III barricades which meet Township specifications shall be placed
as barricades at the end of every stub street constructed as part
of a subdivision.
[3]
Culs-de-sac. Permanent cul-de-sac streets may be permitted,
and must be provided with a right-of-way at the turnaround of fifty-two-foot
radius or more and the curb radius must be 40 feet or more. For purposes
of this chapter, a "cul-de-sac" means any street or portion thereof
which has only one point of access to another public road, and which
has a turnaround at any end thereof which does not connect to another
public road. Cul-de-sac streets shall have a minimum length of 250
feet (subject to PennDOT's recommendation to qualify for liquid fuels
reimbursement) and may not be longer than 400 feet, measured from
the point of the center line intersection between the cul-de-sac street
and the street which provides access to the rest of the public road
system, along the center line of the cul-de-sac, to the place where
the turnaround begins. In addition, no turnaround in a cul-de-sac
may be longer, at its longest diameter, than 120 feet. No cul-de-sac
or cul-de-sac system shall furnish access to more than 15 dwelling
units, including corner lots, whether or not they face on the cul-de-sac
street. Where one cul-de-sac street connects with another street that
has only one point of access with another public road besides the
first cul-de-sac, such as a system diagrammed below, both streets
shall be considered to be one single cul-de-sac system. The length
of the cul-de-sac system shall be equal to the longest length from
the single point of access of the entire system to the public road
system to any turnaround. A snow dropoff area shall be provided at
the terminus of the turnaround area. The snow dropoff area shall be
28 feet wide and 20 feet deep from the street curbline. The snow dropoff
area shall be centered on the center line of the street as the street
approaches the turnaround area. The snow dropoff area shall be contained
in an easement and shall be free of utility terminal boxes, mailboxes,
fire hydrants and other facilities that may hamper snow storage, or
may require accessibility during snow periods. Street curb located
within the snow dropoff area shall be depressed. If applicable, sidewalk
shall be located outside the snow dropoff area. The snow dropoff area
shall be a permeable surface.
 CUL-DE-SAC STREET SYSTEM
|
(c)
Private streets. A cartway width less than 36 feet may be approved
by the Planning Commission and/or Board of Commissioners, provided
that all other engineering requirements are complied with.
(3)
Right-of-way and cartway standards.
(a)
General requirements.
[1]
Curbs.
[a]
Curbs are required on all public and private streets.
Curbs are also required for the ingress and egress of all parking
lot access drives and nonresidential driveways.
[b]
Curbs are required in all internal driveways and
private streets or roadways and off-street parking facilities with
the exception of a single detached dwelling and two-unit dwellings.
[c]
Curbs are required at all intersections and shall
be rounded by a minimum radius of 30 feet and extend 20 feet beyond
the point of tangency. Larger radii may be required by the Township
Engineer.
[e]
Curb specifications shall be in accordance with
the Township standard construction documents (latest revision).
[f]
Gutters. Gutters to facilitate drainage, pursuant to § 312-39, shall be constructed on all streets to plans approved by the Township Engineer.
[i]
When curbs are utilized, the Township Engineer
may require paving of streets to a special cross-section to facilitate
drainage.
[ii]
The minimum longitudinal grade across an intersection
where storm sewers are not available shall be 2%. Grades less than
2% but greater than or equal to 1% may be used across an intersection
if inlets are provided on the upstream side of each street to collect
stormwater prior to its crossing the intersection.
[2]
Sidewalks.
[a]
Sidewalk requirements along public streets or private
ways.
[i]
To provide adequate and proper pedestrian circulation,
sidewalks shall be required within all subdivisions. The location
and width of such sidewalks shall be in accordance with the Township
standard construction documents (latest revision) unless approved
otherwise by the Board of Commissioners.
[b]
Location, width and type of construction permitted.
All sidewalks shall be constructed in accordance with the Township
standard construction documents (latest revision) unless approved
otherwise by the Board of Commissioners.
[3]
Installation of ramps. Concrete curb ramps shall be constructed
at all crosswalk locations so as to make the transition from sidewalk
to street easily negotiable for handicapped persons in wheelchairs
and for other persons who may have difficulty in making the required
step up or down from curb level to street level. Concrete curb ramps
shall also be installed between the parking area and sidewalk area
of commercial, industrial, institutional and public buildings. All
such ramps shall be constructed or installed in accordance with the
Township standard construction documents (latest revision), the designs
and specifications currently utilized by the Pennsylvania Department
of Transportation, the Americans with Disabilities Act, and the International
Building Code (as applicable).
[4]
Concrete driveway aprons. Concrete driveway aprons shall be
installed for all driveways which will cross an existing or proposed
sidewalk. The apron shall be constructed in accordance with the Township
standard construction documents (latest revision).
[5]
Horizontal curves. To ensure adequate sight distance, when street
center lines deflect more than 1%, connection shall be made by horizontal
curves. The minimum center line radii for local streets shall be 150
feet, and of all other streets shall be 300 feet. A minimum tangent
of 100 feet shall be required between reverse curves and between a
curve and street intersection. Design of horizontal curves shall be
on the basis of the proposed posted speed limit. The development plan
must identify the designated design speed for each street. The designated
design speed is subject to Township approval. The posted speed limit
shall not exceed the design speed limit.
[6]
Vertical curves. Vertical curves shall be used on changes of
grade exceeding 1%. The minimum lengths (in feet) of vertical curves
shall be according to AASHTO's "A Policy on Geometric Design of Highways
and Streets." Vertical curves shall be consistent with the proposed
posted speed limit. The development plan must identify the designated
design speed for each street. The designated design speed is subject
to Township approval. The posted speed limit shall not exceed the
design speed limit.
[7]
Vertical grades. Unless otherwise approved by the Board of Commissioners,
upon the recommendation of the Township Engineer, the maximum and
minimum grades on streets shall be:
|
Type of Street
|
Maximum Grade
|
Minimum Grade
|
|---|---|---|
|
Arterial
|
5%
|
1%
|
|
Collector
|
6%
|
1%
|
|
Local
|
7%
|
1%
|
[8]
Street construction standards.
[a]
Grading.
[i]
Right-of-way grading. The entire right-of-way shall
be graded to the approved cross section, in accordance with Township
standard construction documents (latest revision) unless specifically
waived by the Board of Commissioners.
[ii]
Grading beyond right-of-way. Where the approved
profile of the center line requires excavation or landfill to a depth
exceeding 12 inches in a single-family residential subdivision with
a maximum density of 2.0 dwelling units/acre, or exceeding six inches
in all other subdivisions, the developer shall grade beyond the right-of-way
line in order to provide a continuous slope from the right-of-way
line to the proposed elevation of the abutting property.
[b]
Shoulder/swale treatment. If the Board of Commissioners
elects to waive the curb requirement, the roadside shall be treated
as follows:
[i]
Full-width and full-strength pavements as required
by the typical road cross sections shall be constructed. The outer
seven-foot-wide portions of both sides of the pavement and/or pavement
areas as determined by PennDOT and/or the Township Engineer shall
be considered as shoulder areas and shall be delineated by a painted
white line.
[ii]
A minimum two-foot-wide turfed area shall be provided
between the outer edge of shoulder and the inside top of the drainage
swale.
[iii]
Swales shall be deep enough to drain the road
subgrade. Side slopes shall not exceed two horizontal to one vertical
(2:1), and depths shall not exceed 1.5 feet without special protection.
[iv]
Where street center line grades exceed 5% or where
the calculated velocity of flow in the swale exceeds four fps, a subsurface
piping system shall be provided in the swale to collect and convey
stormwater.
[c]
Subbase course. Construct a roadway subbase in
accordance with the Township standard construction documents (latest
revision). Pavement base drain may also be required in conjunction
with the subbase as determined by the Township Engineer and/or Board
of Commissioners.
[d]
Bituminous base course. Construct a Superpave asphalt
base course in accordance with the Township standard construction
documents (latest revision). Should conditions warrant, the Township
Engineer may require a base course of greater than minimum depth.
Neither the permanent base course nor the surface course shall be
constructed until all utility trenches within the cartway areas have
been allowed to settle in accordance with the Township standard construction
documents (latest revision).
[e]
Bituminous wearing course. Construct a Superpave
asphalt wearing course in accordance with Township standard construction
documents (latest revision).
[f]
Weather limitations as provided in the Township
standard construction documents (latest revision) will govern the
placement of asphalt paving on streets or roads which are intended
for ultimate dedication to the Township as public streets.
[g]
The final pavement top coat shall be applied prior
to the beginning of the maintenance period.
(b)
Arterial street.
[1]
Arterial street cross sections shall be in accordance with the
Township standard construction documents (latest revision).
[2]
Where traffic, soil, subsurface, terrain, drainage or other
conditions warrant, the Township Board of Commissioners or Engineer
may require a wider street right-of-way, and/or increased depth of
subbase, base and wearing courses, addition of a binder course, and
any combination thereof.
(c)
Collector street.
[1]
Collector street cross sections shall be in accordance with
Township standard construction documents (latest revision).
[2]
Where traffic, soil, subsurface, terrain, drainage or other
conditions warrant, the Township Board of Commissioners or Engineer
may require a wider street right-of-way, and/or increased depth of
subbase, base and wearing courses, addition of a binder course, and
any combination thereof.
(d)
Local street.
[1]
Local street cross sections shall be in accordance with Township
standard construction documents (latest revision). An alternate local
street cross section containing a forty-foot right-of-way and twenty-eight-foot
cartway with the pavement structure in accordance with the local street
standard construction document (latest revision) may be permitted
with prior approval by the Township staff.
[2]
Where traffic, soil, subsurface, terrain, drainage or other
conditions warrant, the Township Board of Commissioners or Engineer
may require a wider street right-of-way, and/or increased depth of
subbase, base and wearing courses, addition of a binder course, and
any combination thereof.
C.
Alleys.
(2)
Alley pavements shall be designed in accordance with the local street
standards specified in the Township standard construction documents
(latest revision).
(3)
The distance between the center line intersections of alleys with
streets shall be measured along the center line of the street being
intersected and conform with the following:
|
Classification
|
Minimum Separation
|
|---|---|
|
Arterial
|
800 feet
|
|
Collector
|
400 feet
|
|
Local
|
150 feet
|
(4)
An alley shall have connections at each end to public streets, and
shall not terminate in a dead end or cul-de-sac.
(5)
A minimum right-of-way width of 18 feet and a minimum cartway width
of 16 feet shall be provided for alleys.
(6)
Alleys shall be privately owned. Applications that propose private
alleys shall be governed by a homeowners' association (HOA), which
HOA shall include a written operation, maintenance, future use and
ownership document that shall be recorded with the office of the Lehigh
County Recorder of Deeds in conjunction with the final plan. The developer
shall provide to the Township the HOA documents for review and approval.
(7)
All alleys shall be designed and constructed in accordance with the
Township standard construction documents (latest revision), PennDOT's
Design Manual, Part 2, Highway Design, and AASHTO's "A Policy on Geometric
Design of Highways and Streets."
D.
Recreational trails and bicycle paths.
(1)
Bicycle paths. Bicycle paths shall be provided, when designated on
or as part of an official plan or map, or as otherwise required by
the Township. Bicycle lanes located within a street right-of-way shall
conform to PennDOT specifications.
(2)
Recreation trails.
(a)
Recreation trails shall be provided, when designated on or as
a part of an official plan or map, or as otherwise required by the
Township.
(b)
Choice of surface materials includes but is not limited to bituminous
mixes, concrete, gravel, soil cement, stabilized earth, planking,
etc., subject to approval by the Township. Trails shall be constructed
and maintained in a firm and stable condition.
(c)
Trail width shall be a minimum width of 10 feet.
(d)
Trails shall be located in a minimum sixteen-foot-wide easement
except as where additional area is required for design and permitting
(e.g., drainage facilities, stormwater BMPs, access points, etc.).
(e)
Marked crosswalks shall be provided within vehicular travel
ways intersecting trails according to PennDOT standards.
(f)
The intersection of a trail and a street shall conform to the
clear sight triangle and safe stopping distance according to PennDOT
standards.
(3)
Nonlicensed vehicle crossings. Nonlicensed vehicle crossings (e.g.,
bicycle, carriage, golf carts, off-road vehicles, and snowmobiles)
of a street, alley, access drive, or driveway shall conform to PennDOT
standards.
A.
B.
Lot standards.
(2)
Lot lines. Side lot lines shall be at right angles or radial to street
lines.
(3)
Corner lots. The lot lines of corner lots shall be rounded to a minimum
radius of 20 feet.
(4)
Front on public street. All residential lots shall abut on a public
street, except with Board of Commissioners approval certain townhouse,
apartment or planned residential developments where parking lots to
be used in common will be maintained by homeowners' associations.
The Planning Commission shall recommend exceptions on the merits of
each case.
(5)
Access to arterial streets. No residential lot shall have direct
access to an arterial street. Where no alternative means of access
exists for a property to be subdivided only one lot depth deep, the
extent of such access shall be minimized through the use of shared
driveways or other means.
C.
Driveways.
(1)
Access permits. Driveways shall not be permitted to have direct access
to state roads or highways, unless authorized by the Pennsylvania
Department of Transportation through issuance of a highway occupancy
permit.
(2)
Driveways shall intersect streets at right angles.
(4)
The center line of a driveway at the point of access to a street
shall not be located closer to a street intersection than the following
distances (see diagram):
(b)
For multifamily residential, mobile home park and all nonresidential
subdivisions:
(c)
All driveways may be permitted within a "T" intersection. The driveway
width shall be in accordance with the applicable SALDO requirements
and its centerline shall align with the opposing street centerline
or its location within the intersection shall not extend beyond projections
of the curb or edge of cartway (when curb is not present) from the
street aligned with the driveway.
[Added 3-20-2019 by Ord. No. 1043]
 |
(5)
Widths.
(a)
Driveways for multifamily residential, mobile home parks and all nonresidential subdivisions shall not exceed 40 feet in width at the right-of-way line and shall be clearly defined by use of curbing pursuant to § 312-35B(3)(a)[1].
(b)
Driveways for single-family residential subdivisions shall not
exceed 20 feet in width at the right-of-way line.
(6)
All driveways with access to an arterial street shall have sufficient
space to permit a vehicle to turn around and enter the street head-on.
(7)
High-volume driveways, as defined by PennDOT, on opposite sides of a street shall be located directly across from each other where possible. Otherwise, minimum separation distances in accordance with the dimensional requirements contained in § 312-35A(6)(e)[1] shall be maintained for high-volume driveways on both the opposite and the same side of a street.
(8)
Clear sight triangles, as further described in § 312-35A(6)(f), shall be provided for all nonresidential and multifamily driveways.
D.
Open space and community facilities.
(1)
School sites. The Township Board of Commissioners, with the advice
of the school district serving South Whitehall Township, may require
the developer of residential subdivisions to reserve land to be conveyed
to the school district for school sites.
(2)
Fire, police, library and other public buildings. The Township Board
of Commissioners may require any developer to reserve land to be conveyed
or dedicated to the Township to provide facilities for fire and police
protection, library, indoor recreation or other municipal services.
(3)
Street rights-of-way reservation. At the request of the Township Engineer and/or the Township Board of Commissioners, any developer may be required to dedicate land in addition to that required under § 312-35B(3) to the Township for future street widening, if either:
(4)
Open space dedication, recreation areas and fees in lieu of land
dedication. Developers shall dedicate land or fees to the Township
for parks, recreation and open space, and/or pay fees or provide facilities
in lieu thereof in accordance with the following provisions:
(a)
Applicability. This § 312-36D(4) shall be effective with respect to any subdivision or land development for which a preliminary plan or a combined preliminary/final plan is submitted after the publication of notice that revisions to any sections regulating open space are pending, or after the enactment of this revision, except that this section shall not apply to:
[Amended 3-20-2019 by Ord. No. 1043]
[1]
Submittals that the Board of Commissioners determines only involve
clearly minor adjustments or corrections to a preliminary plan that
was duly submitted and actively under consideration or approved prior
to the enactment of this revision; or
[2]
Resubdivision as defined in this chapter where no new dwelling
units are proposed; or
[3]
Agricultural purpose subdivisions in zoning districts where
agriculture is permitted and where no new dwelling units are proposed.
(b)
Land dedication in subdivisions and land development.
[Amended 3-20-2019 by Ord. No. 1043]
[1]
Except as provided in Subsections F through J of this § 312-3D(4) each subdivision or land development regulated under this section shall be required to offer for dedication to the Township an amount of open space which contains prime open space in an amount not less than the applicable amount set forth below:
|
Residential
| |
|---|---|
|
Percentage of the Total Amount of Open Space which is Prime
Open Space
|
Minimum Required Open Space Per Dwelling Unit in Residential
Portion of Gross Predevelopment Tract
(square feet)
|
|
Not greater than 25%
|
2,600
|
|
At least 25% but not greater than 50%
|
2,000
|
|
Greater than 50% but not greater than 75%
|
1,600
|
|
Greater than 75%
|
1,200
|
|
NOTES:
|
|
The residential land and fee requirements of this § 312-36D(4) shall be based upon the maximum number of new dwelling units that would be permitted to be constructed on the lots of the subdivision or land development after the plan is approved. Should a residential land use, as part of a subdivision or development, be required to set aside open space as part of a Township ordinance other than the Subdivision and Land Development Ordinance, that residential land use shall be considered, for the purposes of this Subsection D(4)(d)[1] to be nonresidential. Note that this does not include TND Innovation Overlay Districts, Planned Residential Development or similar special districts, as they do not constitute a land use.
|
|
Nonresidential
| |
|---|---|
|
Percentage of the Total Amount of Open Space which is Prime
Open Space
|
Minimum Required Open Space of Nonresidential Portion of Gross
Predevelopment Tract
(square feet per acre)
|
|
Not greater than 25%
|
3,000
|
|
At least 25% but not greater than 50%
|
2,400
|
|
Greater than 50% but not greater than 75%
|
2,000
|
|
Greater than 75%
|
1,600
|
|
NOTES:
|
|
Any land proposed for dedication under this § 312-36D(4) for which less than 25% of the open space is prime open space shall require the approval of the Board of Commissioners, utilizing the same procedure as the required approval of as fees in lieu of land dedication as outlined in § 312-36D(4)(g)[1].
|
[2]
Common open space. For the purposes of this section, the term
"common open space" shall mean land proposed to be dedicated as e
open space which:
[a]
Has adequate access for maintenance and for pedestrians;
[b]
Is not within any stormwater management facility,
unless the applicant proves to the satisfaction of the Board of Commissioners
that the stormwater management facility (or the portion thereof which
the applicant desires to have classified as "common open space" is
designed so that it clearly would regularly be accessible and usable
for recreation during all times except immediately following a storm
of an intensity of a ten-year storm or greater. Generally, stormwater
management facilities, including but not limited to traditional, grass-bottomed
stormwater detention basins, shall not be permitted as common open
space. Any areas that are enclosed with fencing or are otherwise inaccessible
shall not be permitted in common open space;
[c]
Is not within 15 feet of any principal building;
[d]
Is not within 15 feet of a parking area (other
than parking areas specifically developed to serve the open space);
and
[e]
Is part of a total contiguous tract of common open
space which contains at least one acre and is of such geometry that
it provides sufficient spatial ability to conduct normal public recreation
activities (i.e., is not sinewy or otherwise unusable for a broad
range of recreational activities), unless purposefully and knowingly
designed in a more linear fashion with the consent of the Township
to accommodate trails or paths, environmental protection, or scenic
easements.
[3]
Prime open space. For the purposes of this section, the term
"prime open space" shall mean land proposed to be dedicated as open
space which:
[a]
Has a slope of less than 6% over all distances
of no more than three feet;
[b]
Is not a wetland under the applicable federal or
state laws;
[c]
Is part of a contiguous tract of at least two acres,
which may include preexisting adjacent open space;
[d]
None of which is within the 100-year floodplain,
as defined by official floodplain maps of the Township; and
[e]
Has topsoil to a depth of four inches or more at
all points.
(c)
Open space to be dedicated.
[Amended 3-20-2019 by Ord. No. 1043]
[1]
Land to be dedicated under this § 312-36D(4) shall be suitable, prior to dedication, for its intended purpose, as determined by the Township Board of Commissioners. Should such land be deemed unsuitable by the Board of Commissioners, the applicant may offer the following: (a) different lands for dedication; (b) fees in lieu of land dedication; or (c) a combination of both, as regulated under this § 312-36D(4). The Board of Commissioners shall have sole discretion as to which of the aforementioned options offered by the applicant is acceptable to the Township.
[2]
The following factors shall be considered in determining the
suitability of open space to adequately serve intended recreational
needs:
[a]
Whether open space in the proposed location would
be suitable for active or passive recreation;
[b]
Whether open space could be added to an existing
adjacent recreation area;
[c]
Whether the area surrounding the proposed development
has sufficient existing recreation and open space land, and whether
it is possible for young pedestrians and bicyclists to safely reach
those lands;
[d]
Recommendations of the Township Park and Recreation
Board, which shall be given an opportunity to provide a review;
[e]
Relevant policies of the most current Township
Park, Recreation and Open Space Plan;
[f]
Whether the proposed open spaces would preserve
important natural features (such as woodlands or creek valleys) that
might otherwise be disturbed or adversely affected;
[g]
Whether the area will involve a significant concentration
of residents, especially in homes without large yards;
[h]
Whether it will be possible to combine open space
on this tract with additional open spaces on an adjacent tract, when
that tract is developed in the future; and
[i]
Any other factor set forth in this § 312-36D(4) or deemed relevant to the particular tract by the Township.
[3]
The Board of Commissioners may require that land to be dedicated under this § 312-36D(4) belocated along an edge of the property so that it may, in the future, be combined with an open space dedication on the edge of an adjoining property when that adjoining property is subdivided or developed, and/or so that it may be combined with an existing adjacent open space dedicated for open space or recreation purposes. If the applicant owns one or more adjacent tracts that are not currently proposed to be subdivided or developed (or is not currently planning to develop all of the original tract being subdivided), the applicant shall provide a sketch of a possible future land dedication on the adjacent lands (or the undeveloped portion of the original tract) in the event of future development.
[4]
The applicant shall state in his/her application those improvements
(if any) he/she intends to make to the land proposed for dedication
hereunder to make it suitable for its intended purpose, such as rough
grading, drainage improvements, landscaping, clearance of undesirable
vegetation or development of trails. Such land shall be free of construction
debris, excavated materials and solid waste prior to dedication.
[5]
Areas intended for active recreation shall be well-drained,
shall have a slope of no greater than 4% over all distances of no
more than three feet, and not require that a wetland be filled in
in order to be used as intended.
(d)
Condition of open space. All open space to be dedicated to the
Township shall be improved, if necessary, by the applicant prior to
acceptance of dedication by the Township, so that all of the following
conditions are satisfied:
[Amended 3-20-2019 by Ord. No. 1043]
[1]
Topsoil shall be in accordance with the Township standard construction
documents (latest revision).
[2]
Lawn areas shall be in accordance with the Township standard
construction documents (latest revision).
[3]
Fencing shall be in accordance with the Township standard construction
documents (latest revision).
[4]
Permanent monuments. Permanent concrete monuments shall be placed
in all locations where a change in horizontal alignment occurs on
the property line of the land to be conveyed to the Township.
(e)
Terms of dedication. All open space dedicated under this § 312-36D(4) shall include deed restrictions to permanently prevent the development of buildings, except buildings for noncommercial recreation or to support the maintenance of the land for recreation.
[Amended 3-20-2019 by Ord. No. 1043]
(f)
Alternate beneficiaries of open space dedication (other than
Township).
[Amended 3-20-2019 by Ord. No. 1043]
[1]
Open space required under this § 312-36D(4) shall be dedicated to the Township, unless the Board of Commissioners agrees to allow a dedication to any of the following: the Parkland School District, the County of Lehigh, the Commonwealth of Pennsylvania, the United States of America, a municipal authority, a condominium association or homeowners' association, or an environmental organization acceptable to the Board of Commissioners. In all of the above instances, deed restrictions acceptable to the Township Solicitor shall be inserted into the deed of the open space land stipulating that such land shall be reserved in perpetuity for open space and recreation purposes.
[2]
If required open space is to be owned by a condominium association
or homeowners' association, the applicant shall establish such association
in a form that requires all property owners within the association
to annually contribute to the maintenance of the open space. Provisions
of any condominium association or homeowners' association agreements
regarding required open space shall be subject to acceptance by the
Board of Commissioners, based upon review by the Township Solicitor.
(g)
Fees in lieu of land dedication.
[Amended 3-20-2019 by Ord. No. 1043]
[1]
In general. Fees, in the amount provided in this Subsection
G, may be accepted in lieu of the dedication of open space if both
the applicant and the Board of Commissioners agree. Such an agreement
shall be indicated through a motion by the Board of Commissioners
in public session after receiving a recommendation from the Parks
and Recreation Board regarding the proposed payment of fees in lieu
of land dedication. For all residential or mixed-use land developments
containing more than 50 residential dwelling units, such an agreement
shall be secured prior to preliminary or preliminary/final plan submission.
Whenever fees are permitted, the applicant shall place a note on the
preliminary and final record plans stating that such fees are required
to be paid as part of the subdivision or land development approval.
[2]
Combination of land and fees. The Board of Commissioners and the applicant may agree on any combination of open space dedication and payment of recreation fees, provided that the value of the combination to the Township, its residents, and/or persons employed in the Township, is consistent with the requirements of this § 312-36D(4) when only land is dedicated or only fees are paid. Such an agreement shall be indicated through a motion by the Board of Commissioners in public session after receiving a recommendation from the Parks and Recreation Board regarding the proposed combination of open space dedication and payment of recreation fees. Such an agreement shall be secured prior to preliminary or preliminary/final plan submission for all residential or mixed-use land developments containing more than 50 residential dwelling units.
[3]
Fees for residential subdivision or land development. The amount
of fees to be paid in lieu of open space land dedication in residential
portions of subdivisions or land developments shall be a fee per dwelling
unit (as listed in the Township Fee Schedule, as amended), based upon
the maximum number of new dwelling units that would be permitted to
be constructed on the lots of the subdivision or land development
after the final plan is approved.
[4]
Fees for Nonresidential subdivisions or developments. The amount
of fees to be paid in lieu of open space land dedication in nonresidential
portions of subdivisions or land developments shall be a fee per square
foot (as listed in the Township Fee Schedule, as amended) of additional
proposed impervious coverage (post-development impervious surface
minus predevelopment impervious surface) as depicted on the final
plan in lieu of the requirement for public dedication of land. Impervious
coverage includes buildings, parking lots and any other man-made impervious
surface. Only a net increase in impervious coverage will result in
a fee to be charged.
(h)
Use of fees.
[1]
Any fees collected under this section shall be placed within
an interest-bearing account and shall be accounted for separately
from other Township funds.
[2]
To ensure that the lands and facilities dedicated or provided hereunder are accessible to the residents and employees of the developments that paid fees toward their cost, the Recreation Fee District Map, set forth in Subsection D(4)(h)[5], designates two overlapping recreation fee districts — the Western Recreation Fee District and the Eastern Recreation Fee District. Except as provided in Subsection D(4)(h)[4], all fees collected under this § 312-36D(4) with respect to any given subdivision or land development shall only be expended within that (those) recreation fee district(s) which include all or part of the subdivision or land development.
[3]
Such fees shall only be used in accordance with the MPC. Fees
do not have to be spent on land acquired as part of a combination
of land and fees agreement.
[4]
A portion of the fees for each subdivision or land development
may also be used for the acquisition and development of centrally
located park or recreation areas providing programs and facilities
for the entire Township.
[5]
Recreation Fee District Map (latest edition).
(i)
Timing of fees. Fees to be paid under this § 312-36D(4) in lieu of open space land dedication shall be paid prior to the recording of the final plan, except as follows:
[Amended 3-20-2019 by Ord. No. 1043]
[1]
If the required fee would be greater than $10,000, and the developer
and the Township mutually agree to provisions in a binding development
agreement to require the payment of all applicable recreation fees
prior to the issuance of any building permits within each clearly
defined phase of the development, then the fees are not required to
be paid prior to recording of the final plan but may instead be paid
within the requirements of that development agreement.
(j)
Modifications to land dedication and fee requirements. The Board of Commissioners may reduce the land dedication or fee requirements of this § 312-36D(4) if the developer agrees to undertake one or more of the following actions, provided that the value of the combination of land, fees, and such actions to the Township, its residents, and/or persons employed in the Township, is consistent with the requirements of this § 312-36D(4) when only land is dedicated or only fees are paid:
[1]
Construction of substantial permanent recreation facilities
within the proposed subdivision or land development and/or existing
open space;
[Amended 3-20-2019 by Ord. No. 1043]
[2]
Donation (or sale at a price below market value) of appropriate land to the Township [or any other public entity described in Subsection D(4)(f)] for public recreation. In the case of a sale under this subsection, the developer or land developer must provide evidence of the fair market value of the property from qualified professionals.
E.
Electrical utilities.
(1)
All electrical utilities, including electric power, streetlights,
telephone, and television cable lines, shall be placed underground
and shall be placed a minimum of one foot from all property lines.
(a)
The installation of underground conduits for electrical utilities
shall be performed in accordance with the current standards of the
electrical utility companies serving the subdivision.
(2)
Electrical utilities easements. Easements for the installation of
underground conduits for electric power, telephone, and television
cable lines shall be provided so that each lot or leased unit can
be practically served.
(a)
Location. The location of such easements shall meet the approval
of all firms providing electrical utilities and the approval of the
Township Engineer and the Township Planning Commission. Electrical
utility installations shall be so located as to permit multiple installations.
(b)
Width. Such easements shall have a minimum width of 20 feet.
(c)
No portion of a water supply and distribution system, stormwater
system, or sewage collection and disposal system shall be permitted
in such easements, unless approved in advance in writing by the Township
Engineer.
F.
Monuments.
(1)
Location. Permanent reference monuments shall be located at each
street intersection, at the beginning and ending of all street curves,
and at exterior corners of the subdivision designated by the Township
Engineer.
(a)
The developer may install monuments on only one side of the
street, provided that enough monuments are set to permit a surveyor
to stake out accurately any building lot on the final plan.
(b)
Type. Reference monuments shall be constructed of steel-reinforced
portland cement concrete to the dimensions shown on the accompanying
drawing, or as approved in advance in writing by the Township Engineer.
(c)
Placement. Reference monuments shall be placed so that the top
of the monument is flush with the finish grade. [See Township standard
construction documents (latest revision).]
A.
All lots and leased units in a subdivision or land development shall
be provided with an adequate supply of water by means of one of the
following methods:
(1)
Connection to a central public water system designed and constructed
by the developer to the standards of the Township Authority[1] or governing public utility as well as the Pennsylvania
Department of Environmental Protection, and shall be approved by such
agencies prior to final plan approval.
[1]
Editor's Note: The Township Authority was dissolved 5-3-2017
by Ord. No. 1021.
(2)
Where the Township determines that the public water supply system
cannot feasibly provide service to the proposed development, an individual
on-lot water supply system shall be utilized in accordance with minimum
standards approved by the Pennsylvania Department of Environmental
Protection.
B.
Fire hydrants shall deliver water at the minimum rate and duration
as specified by the owner's design consultant and insurance carrier,
but in no case less than the following minimum rates in the following
types of major subdivisions:
|
Type of Subdivision
|
Minimum Fire Flow at 20 psi Residual Pressure
(gpm)
|
Minimum Duration of Sustained Minimum Flow Rate
(hours)
|
|---|---|---|
|
Residential
| ||
|
Distance between units (feet)
| ||
|
Over 100
|
500
|
2
|
|
31 to 100
|
750
|
2
|
|
11 to 30
|
1,000
|
2
|
|
Less than 11
|
1,500
|
2
|
|
Nonresidential and residential
| ||
|
Greater than two stories
|
2,000
|
4
|
|
NOTES:
|
|
Fire flow tests shall be conducted using the National Board
of Fire Underwriters method of testing. The developer shall schedule
tests with the Township Public Works Department.
|
|
All fire flows for minor subdivisions shall be determined by
the Board of Commissioners based on a recommendation by the Public
Safety Commission.
|
C.
The minimum working pressure during domestic flow conditions (at
the service entrance to each lot or leased unit), in the outlying
parts of the distribution system, shall be 35 pounds per square inch,
in the central or built-up sections of the distribution system, normal
working pressures shall be 60 pounds per square inch and shall not
be less than 35 pounds per square inch. A minimum of 20 pounds per
square inch shall exist at any point in the system during periods
of fire flow.
D.
Wherever a central water system is provided by the developer, sufficient
fire hydrants shall be installed so that no portion of an occupied
building is more than 300 feet from a fire hydrant. The hydrants shall
be designed and constructed in accordance with the Township standard
construction documents (latest revision).
E.
In all multifamily residential and nonresidential subdivisions, the
developer shall provide a fire protection system to inhabited and
public areas in buildings and other areas designated by the Township
Planning Commission.
F.
The recommendation of the Insurance Services Office and/or the National
Board of Fire Underwriters may be used to determine the required fire
flow for specific types of buildings and degrees of hazards.
G.
Where public water service is required, the developer shall at a
minimum provide an easement(s) suitable for the future extension of
water lines to serve adjacent properties, unless the developer shows
that such extensions would not be physically possible.
H.
Construction specifications. Township standard construction documents
(latest revision) as adopted by the Township will govern water system
construction. Copies are available at the Municipal Building upon
request and payment of cost of reproduction.
I.
Where local, county, and/or regional Master Plans indicate that construction
or extension of municipal or central water system lines may serve
any subdivision area within one year after final plan approval, the
Township Board of Commissioners shall require the installation and
capping of water mains and house or mobile home connections in addition
to the installation of temporary individual on-lot water systems in
such residential subdivision. Responsibility for the design and supervision
of installation of all capped water lines, laterals and house or mobile
home connections shall be that of the developer with the approval
and cooperation of the applicable water authority or company. Designs
of water mains and house or mobile home connections shall be approved
by the Township/Authority Engineer.[2] Plans for such connection to water mains and for temporary on-lot systems shall be approved by state and regional agencies pursuant to § 312-37A(1) and (2).
[2]
Editor's Note: The Township Authority was dissolved 5-3-2017
by Ord. No. 1021.
A.
In all new subdivisions and land developments, all lots or leased
units shall be provided with adequate means of sewage disposal (either
on-lot or centralized systems) that will meet current Department of
Environmental Protection rules and regulations, the State Sewage Facilities
Act[1] and Township/Authority standards[2] by one of the following:
(1)
Connection to a central public sanitary sewerage system, or to an
extension from an existing central public sewerage system, designed
and constructed to the current applicable standards of South Whitehall
Township and approved by the Pennsylvania Department of Environmental
Protection and the Environmental Quality Board and the Environmental
Hearing Boards, if necessary.
(2)
Connection to a nonpublic central sewerage system. Nonpublic sanitary
sewerage systems shall only be permitted where the applicant proves
to the satisfaction of the Board of Commissioners that all three of
the following conditions apply:
(3)
Long-term or temporary individual on-lot disposal systems approved
by the Department of Environmental Protection and the South Whitehall
Township Certified Sewage Enforcement Officer.
B.
All nonpublic sanitary sewerage systems shall provide a tertiary
level of treatment.
C.
Where local, county, and/or regional Master Plans indicate that construction
or extension of sanitary sewers may serve any subdivision area within
five years after final plan approval, the Township Board of Commissioners
shall require the installation and capping of sanitary sewer mains
and house or mobile home connections in addition to the installation
of temporary individual on-lot sanitary disposal systems in such residential
subdivision. Responsibility for the design and supervision of installation
of all capped sewers, laterals, and house or mobile home connections
shall be that of the developer with the approval and cooperation of
the Township/Authority.[3] Plans for connection to sanitary sewers and for temporary
on-lot systems shall be approved by state and regional agencies.
[3]
Editor's Note: The Township Authority was dissolved 5-3-2017
by Ord. No. 1021.
D.
Where on-lot sanitary sewage disposal systems are proposed, the developer
shall either install such facilities or require by deed restrictions
or otherwise as a condition of the sale of each lot or parcel within
such subdivision that the on-lot sanitary sewage disposal facilities
be installed by the purchaser of said lot at the time that the principal
building is constructed. The minimum standards as set forth in the
Pennsylvania Regulations, Title 25, Environmental Protection, shall
be observed by the developer or the owner of the lot.
(1)
Design of the on-lot sewage disposal system for subdivisions shall
be reviewed and approved by the Township Sewage Enforcement Officer
(SEO).
(2)
Percolation tests. Percolation tests for the subdivision shall be
conducted on each proposed lot. Each percolation test shall be located
to observe all pertinent horizontal isolation distances. Percolation
tests may be made by any of the following:
(3)
Size of trench area. Trench area and length of trench shall be determined
by the percolation rate of the soil.
(a)
An on-lot sewage disposal system aggregate absorption area shall
be sized and designed based on the requirements of Title 25, Pennsylvania
Code, Chapter 73.
(b)
Alternate type systems may be approved pursuant to Department
of Environmental Protection regulations, 25 Pa. Code, Chapters 71
and 73.
E.
F.
Cesspools and drilled sinks (deepwell injection) are prohibited.
G.
All central sanitary sewerage collection systems which will discharge
to a public sanitary sewerage system shall be dedicated to the South
Whitehall Township Authority.[5]
(1)
Construction specifications. Township standard construction documents
(latest revision) as adopted by the Township will govern sanitary
sewerage system construction. Copies are available at the Municipal
Building upon request and payment of costs of reproduction.
[5]
Editor's Note: The Township Authority was dissolved 5-3-2017
by Ord. No. 1021.
A.
General requirements. Stormwater management facilities shall be provided
where necessary to adequately control storm runoff in accordance with
all applicable state and local laws and to protect the general public
and prevent undue damage to public and private property. To the extent
that the provisions of this section conflict with any stormwater management
plan adopted by the Township, the more stringent criteria shall prevail.
(1)
Any proposed storm drainage plans which affect the drainage basin
of any river or stream shall be approved by the Pennsylvania Department
of Environmental Protection if the drainage basin so affected has
an area of at least 0.5 square mile.
(2)
Storm sewers, culverts, and related installations shall be provided to permit the unimpeded flow of natural watercourses, to ensure the drainage of all low points on the subdivided lots and along the line of streets, and to intercept stormwater runoff along streets at intervals reasonably related to the extent and grade of the area drained. The system shall also be designed in accordance with § 296-14, Stormwater management district implementation provisions, Subsection S.
(a)
Developers shall dedicate easements, pipe collection systems
and structures for storm drainage to the Township.
(3)
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 or public
lands, without proper and approved provisions being made for taking
care of these conditions.
(a)
The Township Board of Commissioners, with the advice of the Township Engineer, shall decide what provisions, including but not limited to suitable detention basins, shall be made to implement § 312-39A(3). Where stormwater management facilities are permitted, adequate assurances of maintenance, indemnification, liability insurance and security shall be provided by agreement with the Township, which agreement shall be approved by the Township Solicitor.
(4)
In areas in which street curbs are not required by the Township Board
of Commissioners or Township Engineer, drainage may be accomplished
by natural or artificial swales and culverts. Special structures such
as check dams, drop-outlets, permanent detention basins or other energy
dissipating structures or rip-rap may be required to prevent scour
or erosion in locations with large runoff quantities or high velocities.
(a)
Developers shall dedicate easements and/or structures for storm drainage to the Township pursuant to § 312-39A(4) where swales and/or culverts traverse or enter onto private property.
(b)
The Township Board of Commissioners may require a fixed pipe
collection system with catch basins.
(6)
The developer shall grade and install all necessary drainage facilities
to ensure the drainage of all low points on subdivided lots or within
the subdivision.
B.
Collection system. The collection system shall be designed by the
Rational Method of Design in accordance with American Society of Civil
Engineers Manual No. 37 except as noted using the formula Q=CiA, as
amplified by the following sections.
(1)
"Q" is the required capacity in cubic feet per second for the collection
system at the point of design.
(2)
"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 various types of ultimate development, the runoff coefficient shall be within the ranges specified in accordance with § 296-15M.
(3)
"i" is the rainfall intensity in inches per hour and shall be determined from a calculated time of concentration and specified storm frequency. Time of concentration shall be computed in accordance with the requirements contained in § 296-15N. Design storm frequencies shall be twenty-five-year for residential and all other developments. Rainfall intensities shall be in accordance with § 296-15K. Any conveyance system designed to transport runoff from a tributary area of greater than 100 acres shall be designed for the 100-year frequency design storm.
(4)
"A" is the drainage area, in acres, tributary to the point of design,
and shall include tributary from outside sources as well as from within
the subdivision itself. All calculations shall be accompanied by a
drainage area map showing all areas tributary to each structure or
discharge point.
(5)
Pipes and conduits shall be designed on the basis of Manning's formula
and the Continuity Equation.
 |
|
Where:
| |
|
"v" is the mean velocity of flow in feet per second.
| |
|
"n" is the coefficient of roughness.
| |
|
n equals 0.013 for concrete pipe.
| |
|
n equals 0.021 for asphalt coated corrugated metal pipe, 25%
paved. "r" is the hydraulic radius in feet.
| |
|
"s" is the slope of the energy grade line.
| |
|
"Q" equals VA where "A" equals cross-sectional area in square
feet.
| |
|
Q = V*A
| |
(6)
Culverts shall be designed on the basis of inlet or outlet control
as appropriate, except where a more detailed backwater analysis is
deemed warranted by the Township Engineer.
(7)
Manholes shall be spaced at intervals not exceeding 400 feet, and
shall be located wherever branches are connected or sizes are changed
and wherever there is a change in alignment or grade.
(8)
For sewer lines of at 36 inches diameter, manholes may be spaced
at intervals greater than 400 feet with the approval of the Township
Engineer.
(9)
Sewer lines shall be located between the center line of the street
and the curbline and shall parallel the center line of the street
as far as practical. Sufficient number of structures shall be provided
such that unnecessary crossings of other utility lines and passage
beneath curbs are eliminated.
(10)
Culvert and/or hydraulic grade analysis, and inlet grate capacity
calculations, shall be provided with storm sewerage system design
calculations.
C.
Swales. Swales used for outlets shall be designed on the basis of
Manning's formula with the following considerations:
(1)
The roughness coefficient shall be:
0.040 for earth swales, and
0.015 for paved swales.
(2)
Design velocity in earth swales shall not exceed four feet per second.
(3)
A swale right-of-way of sufficient minimum width to include a ten-foot
access strip in addition to the width of the swale from bank top shall
be offered for dedication to the Township for drainage purposes. The
Township Engineer may, under unusual conditions, require a wider swale
right-of-way.
(4)
Side or rear yard swales upstream or downstream of pipe culverts
will be permitted only under the following conditions. If any one
of these conditions cannot be met, the stormwater shall be piped in
an underground system.
(a)
The diameter of the pipe culvert does not exceed 18 inches and
the depth of flow in the swale for a twenty-five-year frequency storm
is less than one foot;
(b)
The side slopes of the swale are not steeper than four horizontal
to one vertical (4:1). An easement of sufficient width to encompasses
the design full flow cross section plus one foot of freeboard at the
design cross slope shall be offered for dedication to the Township;
(c)
A note shall be added to the plan to be recorded that the ground
surface elevations in any such drainage easements may not be altered
by the property owner without the express, advance, written permission
of the Board of Commissioners;
(d)
Flared-end sections shall be provided on the open pipe ends
in lieu of headwalls. The pipe shall be extended as far as is necessary
to achieve a maximum 4:1 slope on the roadway embankment commencing
at the edge of right-of-way in the case of a curbed roadway or at
the edge of shoulder in the case of a noncurbed roadway.
D.
Detention basins.
(1)
Permanent detention basins may be required by the Township Engineer
or Board of Commissioners as part of a stormwater drainage plan when
the rate of runoff after development will exceed the pre-development
condition.
(2)
Detention basins shall be designed to drain completely after every
storm in order to avoid problems associated with stagnant water unless
as otherwise approved by the Board of Commissioners upon recommendation
of the Township Geotechnical Consultant. Basins located in residential
areas should have very flat slopes (less than four horizontal to one
vertical) and shallow water depths (less than 30 inches). A minimum
longitudinal slope of 2% shall be provided across the basin floor,
Detention basin designs shall be in accordance with Township standard
construction documents (latest revision).
(3)
Fencing shall be required around detention basins in the following
cases:
(a)
The maximum depth of water in the basin for a ten-year or a
storm of greater intensity design storm is greater than 30 inches;
(b)
The side slopes of the basin are steeper than four horizontal
to one vertical;
(c)
The time to empty the basin is longer than three hours;
(d)
The detention basin is to be dedicated to South Whitehall Township,
and fencing is requested by the Township; or
(e)
The Board of Commissioners determines that the public safety
would be endangered if the basin is not fenced.
(4)
Fencing and associated warning signs shall be in accordance with
the Township standard construction documents (latest revision).
(5)
Outflow pipes shall be provided with childproof screening.
(6)
Detention basin design shall be based upon the general design requirements
of the Township Stormwater Management Plan which provides for stormwater
management.
(8)
A minimum twelve-foot-wide ramp at a maximum 10% slope shall be constructed
near the basin access fence to permit access to the bottom of basins
for maintenance.
(9)
Anti-seep collars shall be provided along basin discharge pipes.
(10)
In sinkhole-prone soils, detention basins shall be lined with
a material in accordance with § 296-9J.
E.
Soil erosion and sedimentation control.
(1)
No changes shall be made in the contour of the land, and no grading,
excavation, removal or destruction of the topsoil, trees, or other
vegetative cover of the land shall be commenced until such time that
a plan for minimizing erosion and sedimentation has been reviewed
and approved by the representative for the Lehigh County Conservation
District, South Whitehall Township and the Board of Commissioners.
(2)
No subdivision plan shall be approved unless 1) there has been a
plan approved by the representative for the Lehigh County Conservation
District and the South Whitehall Township Board of Commissioners that
provides in the opinion of the South Whitehall Township Board of Commissioners
for minimizing erosion and sedimentation and acceptable securities
are deposited with the Township in the form of an escrow guarantee
which will ensure installation and completion of the required improvements;
or 2) there has been a determination by the representative for the
Lehigh County Conservation District and the South Whitehall Township
Board of Commissioners that a plan for minimizing erosion and sedimentation
is not necessary.
(3)
Measures used to control erosion and reduce sedimentation shall comply
with the standards and specifications of the Lehigh County Conservation
District and receive the approval of the District. Once the subdivision
plans have been finally approved, the District shall ensure compliance
with the appropriate specifications and plans.
(4)
Whenever sedimentation is caused by stripping vegetation, regrading,
or other development, it shall be the responsibility of the person,
corporation, or other entity causing such sedimentation to remove
it from all adjoining surfaces, drainage systems, watercourses, roads
and rights-of-way, and to repair any damage at this expense within
24 hours of the occurrence.
(5)
Each person, corporation or other entity which makes any surface
changes shall be required to:
(a)
Collect on-site surface runoff and dispose of it to the point
of discharge into the common natural watercourse of the drainage area.
(b)
Handle existing and potential off-site runoff through his development
by designing to adequately handle storm runoff from a fully developed
area upstream.
(c)
Provide and install at his expense, in accordance with Township
requirements, all drainage and erosion control improvements (temporary
and permanent) as required by the erosion and sediment control plan.
F.
General design standards.
(1)
Curb inlets shall be located at curb tangents on the uphill side
of street intersections. Design and location of curb inlets shall
be approved by the Township Engineer.
(2)
Drainage structures that are located on state highway rights-of-way
shall be approved by the Pennsylvania Department of Transportation,
and a letter from that office indicating such approval shall be directed
to the Township Planning Commission.
(3)
The design of the storm sewerage system shall be in accordance with
the Township standard construction documents (latest revision).
G.
Construction specifications. Township standard construction documents
(latest revision) as adopted by the Township will govern. Copies are
available at the Municipal Building upon request and payment of cost
of reproduction.
H.
The following statements shall be provided on the plans to be recorded:
"Notwithstanding any provisions of the Township Stormwater Management
Plan, including exemption and waiver provisions, any landowner and
any person engaged in the alteration or development of land which
may affect stormwater runoff characteristics shall implement such
measures as are reasonably necessary to prevent injury to health,
safety or other property. Such measures shall include such actions
as are required to manage the rate volume, direction and quality of
resulting stormwater runoff in a manner which otherwise adequately
protects health and property from injury and damage."
"Municipality review and approval of the drainage plan, or the
subsequent observation and approval of stormwater management facilities,
shall not constitute land development on behalf of or by the municipality
or otherwise cause the municipality to be engaged in the alteration
or development of land. By submitting an application under the Township
Stormwater Management Plan, the developer hereby agrees to indemnify,
defend, and hold harmless the municipality and all its representatives,
servants, employees, officials and consultants of and from any and
all claims, demands, causes of action or suits which arise out of
or relate to the review, approval, construction or observation of
the developer's drainage plan and stormwater management facilities."
Except as otherwise provided in Subsection C(4) hereof, within
the right-of-way of streets or street tree easements, as applicable,
adjacent to or in new subdivisions, the developer shall plant shade
trees meeting the specifications found in these regulations. Site
locations, land use, topography, natural and historic features shall
be considered by the developer and the Township Shade Tree Commission
in selecting and approving species.
A.
Species of trees permitted shall be in accordance with the Township
standard construction documents (latest revision).
B.
Tree specifications shall be in accordance with the Township standard
construction documents (latest revision).
C.
Tree location.
(1)
In all subdivisions, trees shall be planted within the street rights-of-way
or street tree easements at uniform intervals between 30 and 40 feet.
The location of shade trees will be subject to the approval of the
Landscape and Shade Tree Commission and the Board of Commissioners.
If acceptable to the above two boards, trees may be planted midway
between the curb and sidewalk providing the planting strip is a minimum
of five feet in width; or between the sidewalk and building line,
three feet from the sidewalk. Should the latter location be chosen,
additional street right-of-way shall be dedicated to the Township
or a street tree easement established in lieu of. The size of the
additional right-of-way or street tree easement shall be determined
by the Shade Tree Commission.
(2)
In order to facilitate planting within street rights-of-way, the
developer shall indicate grades on his final subdivision plans and
shall grade each street right-of-way according to the standard construction
documents (latest edition).
(3)
Prior to planting, the developer is to contact the Public Works Department
to arrange a physical inspection of the trees to be planted and the
marking of the planting locations of the shade trees by a representative
of the Public Works Department. The developer shall not plant any
shade trees until the approval of the inspecting Public Works Department
representative has been obtained.
(4)
Should the Board of Commissioners grant a waiver or deferral to the
requirement to plant shade trees or should the developer, due to the
physical characteristics of the land or the location of public utilities
located thereon, be unable to plant every required shade tree as shown
on the approved landscaping plan, the developer, in lieu of planting
such trees, shall contribute a fee to the Township in an amount as
established by the Board of Commissioners, from time to time, per
tree not so planted.
D.
Maintenance. An agreement between the developer and the Board of
Commissioners shall be required to provide for the maintenance of
all such trees planted.
(1)
The term of the maintenance agreement shall be 24 months from the
day the Township Engineer and the Township Manager give the developer
the final approval on all required improvements identified in the
subdivision improvements agreement. During this term the developer
shall:
(a)
Replace dead trees, or trees of sufficiently poor health so
as to be deemed unacceptable by the Landscape and Shade Tree Commission.
(b)
Control insects and diseases.
(c)
Repair mechanical injury.
(d)
Remove all dead branches.
(e)
Within one month prior to the end of the maintenance agreement,
the shade trees shall be pruned by the developer, in accordance with
the South Whitehall Township Shade Tree Policy, unless otherwise directed
by the Landscape and Shade Tree Commission.
A.
The following improvements which have been determined as being important
to the safety, convenience and welfare of the Township residents shall
be installed at the expense of the developer.
(1)
Lighting.
(a)
Streetlights. The developer shall be responsible for making
necessary arrangements with the municipality and the public service
company involved for streetlights as approved by the Board of Commissioners
and shall further be responsible for providing utility easements for
lighting standards and fixtures.
(2)
Noise absorption. Planting strips and other site improvements provided
in order to absorb a reasonable noise from arterial streets and highways,
school play lots, commercial or industrial activities, or airport
approach paths shall be approved by the Township Planning Commission
and the Shade Tree Commission, if applicable.
