[Ord. 250, 10/12/2010]
1.
The principles, standards, and requirements of this Part shall be
applied by the Old Lycoming Township Planning Commission and Supervisors
in evaluating and reviewing proposed subdivision and land development
plans and shall be considered minimum standards. Where deemed appropriate
or necessary to protect the public health, safety or welfare, the
Planning Commission may recommend, and the Supervisors may require,
more restrictive standards. Whenever other applicable regulations
impose more restrictive standards, those regulations shall apply.
2.
The use of land in any proposed subdivision or land development shall comply with the provisions of the Old Lycoming Township Zoning Ordinance [Chapter 27 of the Township Code of Ordinances], and any other ordinances or regulations hereafter enacted by the Township.
3.
Land deemed by the Township to be uninhabitable because of the hazards
it presents for life, health or property, such as areas of excessive
slope, unstable soils or soils of inadequate weight bearing strength,
or sites susceptible to severe flooding (i.e., floodway sites), or
those with very poor access, shall not be plotted for residential
occupancy, nor for such other uses as may increase danger to health,
life or property, or aggravate the flood hazard.
4.
All subdivisions and land developments and all areas contained therein
should be so planned as to take advantage of the natural contour of
the land in order to maximize natural drainage, wind shelter and sun
exposure. Grading, disruption of topsoil and destruction of natural
vegetation and other natural environmental conditions should be minimized
to the extent possible to achieve these goals.
5.
Every precaution should be taken to preserve those natural and historic
features determined to be worthy of preservation by the Township,
including, but not limited to, large trees or stands of trees, watercourses,
historic areas and structures, and scenic vistas.
6.
New subdivisions and land developments shall be coordinated to the
extent possible with all existing or proposed developments on adjacent
properties.
[Ord. 250, 10/12/2010]
1.
Blocks.
A.
The length, width and shape of blocks shall be determined with due
regard to the provision of adequate sites for the type of buildings
proposed, applicable zoning requirements, topography, and the requirements
for safe and convenient vehicular and pedestrian circulation. In general,
blocks shall not be less than 500 feet in length nor exceed 1,600
feet.
B.
For blocks exceeding 1,200 feet in length or where deemed appropriate
by the Township, a walkway, with a right-of-way width of not less
than eight feet and a surfaced width of not less than five feet, may
be required to afford pedestrian access to schools, playgrounds, shopping
centers, or other places of public assembly. The surface of such walkway
shall be determined on a case-by-case basis.
C.
Residential blocks shall be of sufficient depth to accommodate two
tiers of lots, except where reverse frontage lots are necessary; in
the case of residential cluster development layouts; or where topographic
conditions or other property limitations effectively prevent such
design.
2.
Lots.
A.
All lots shall conform to the minimum area and width requirements contained in the Old Lycoming Township Zoning Ordinance [Chapter 27] and to the related requirements of the Pennsylvania Sewage Facilities Act, 35 P.S. § 750.1 et seq., and all other applicable State and local sewage and water regulations.
B.
Lot size, dimension and the placement of lots within blocks shall
be such that they provide the largest amounts of usable open space
for the users thereof; the most economical provision of services;
and, the most advantageous relationship with the site's natural topography
and vegetation.
C.
All lots shall abut a public street or shall have access to a public
street via a private street or right-of-way no less than 50 feet in
width, except in the case of a lot being added to and becoming a part
of an adjacent existing lot with road frontage. (See also Paragraph
F below.)
D.
In general, side lot lines should be at right angles or radial to street lines. As provided in Part 5 of the Township Zoning Ordinance [Chapter 27], lots located on cul-de-sac turnarounds or curves in the road or lots of unusual shape may have lot widths of less than those required in the Zoning Ordinance [Chapter 27] provided that the average of the front and rear lot line is equal to or greater than the required lot width. In no case however, shall the front lot line have a width less than 50 feet measured at the front setback line.
E.
Double frontage lots shall be avoided, except where essential to
provide separation between residential developments and collector
or arterial streets or to overcome topographic or orientation disadvantages.
Where double frontage lots are permitted, a buffer yard, at least
10 feet in width, shall be required along the side of the property
adjacent to the thoroughfare or other inharmonious use, across which
there shall be no right of access.
F.
A parcel being subdivided for the purpose of being added to an existing,
adjacent lot of record shall not be subject to the minimum lot size
or soils testing requirements of this chapter, provided that a note
indicating the parcel's addition status is placed on the plot plan
and the existing lot and the addition are combined into a single deed
of record. The plan note shall also include a reference to the deed
book and page number of the existing parcel. If both parcels are described
separately in the same deed, then notes shall be placed on the plan
and in the deed indicating the total acreage of the combined parcels
and that both lots are to be considered as one for subdivision purposes.
In this manner the purchaser is precluded from subsequent conveyance
of the acquired addition without prior approval under the terms and
conditions of this chapter.
3.
Building Setback Lines.
A.
All buildings shall be set back in accordance with the minimum standards contained in the Old Lycoming Township Zoning Ordinance [Chapter 27].
B.
The straight alignment of dwellings along established minimum front
setback lines shall be discouraged and instead, varying structure
setbacks shall be encouraged to promote variety and avoid monotony
in development design.
[Ord. 250, 10/12/2010]
1.
Street System Classifications. (See also Appendix 22-B of this chapter
for Roadway Functional Classifications.)
A.
The State highway system includes all public streets and highways
operated and maintained by the Pennsylvania Department of Transportation
(PennDOT).
B.
The municipal street system includes all public streets and roads owned and maintained by Old Lycoming Township. Subdividers or developers proposing public dedication of streets within a subdivision or land development shall submit road design and construction plans which meet the Township's minimum specifications as a part of the preliminary or final plan submission process, as applicable. In instances where the Township agrees to accept a road constructed within a subdivision or land development, a deed dedicating the street and its right-of-way to the Township shall be recorded with the final plan or shall be recorded upon completion of the street construction and approval by the Township Engineer, as applicable. (See also § 22-506 of this chapter.)
C.
Private streets include all streets not dedicated, accepted, and
maintained as public streets. Private streets may be permitted where
the conditions set forth in Subsection 4.C can be met.
2.
Access Permit Requirements.
A.
In order to protect public safety, the Township may limit access
onto a public street or highway to specific locations and may require
such locations to be shown on the plot plan.
B.
A highway occupancy permit must be issued by the Pennsylvania Department of Transportation (PennDOT) before construction of access onto any State highway can be initiated. Where any such access is proposed as part of a subdivision or land development proposal, the subdivider shall submit a copy of the PennDOT highway occupancy permit to the Township along with his preliminary or final subdivision or land development plans, as applicable. Where the location of such access is not known at the time of subdivision plan submission, a note shall be placed on the plans indicating the need to obtain this permit prior to the creation of a driveway intersection or utilization or use. (See also Subsection 10.)
C.
A driveway permit must be issued by the Township before construction of access onto a Township street can be initiated. In instances where new access is proposed as part of a subdivision or land development proposal, the subdivider shall include a copy of the Township driveway permit as a part of his preliminary or final plan submission, as applicable. Where the location of specific driveway accesses is not known at the time of subdivision plan submission, a note shall be placed on the plans indicating the need to obtain such permit prior to the creation of a driveway intersection or utilization or use. (See also Subsection 10.)
3.
General Street System Standards.
A.
All subdivision or land development plans shall extend or continue
existing public rights-of-way at a width no less than the minimum
specified by this chapter.
B.
Local streets within a new development or subdivision shall be laid
out to discourage through traffic. However, provision for the extension
and continuation of streets into and from adjoining areas may be required.
C.
Where a subdivision or land development abuts or contains an existing
or proposed arterial or collector street, the Township may require
marginal access streets, reverse frontage lots, or such other treatment
as will provide protection for abutting properties; reduction in the
number of intersections with the arterial or collector street; and
separation of local and through traffic.
D.
Where the lots in a development are large enough for resubdivision,
or if a portion of the tract is not subdivided, suitable access and
street openings for such an eventuality shall be provided.
4.
Street Design Standards. (See also Illustrations I and II in Appendix
22-A of this chapter.) Minimum design standards for streets serving
residential, commercial, institutional, and industrial development
are shown on Table 22-1 and are further detailed in the following
subsections. (See also PennDOT's Publication 70M, Guidelines for the
Design of Local Roads and Streets, most current edition.)
A.
Provision for additional street right-of-way may be required by the
Township for public safety and convenience, or for access to off-street
parking in commercial and industrial areas and in areas of high density
residential development.
B.
In addition to the minimum street grade and alignment standards shown
in Table 22-1, the following requirements shall also be applied.
(1)
Whenever street lines deflect from each other at any point,
connection shall be made by horizontal curves with minimum centerline
radii no less than those shown on Table 22-1.
(2)
Vertical curves shall be used in changes of grade exceeding
2%. The minimum length of all vertical curves for local streets and
minor collector streets shall be 200 feet, and 400 feet for major
collector streets.
(3)
Proper sight distance shall be provided with respect to both
horizontal and vertical alignments as established in Table 22-1.
(4)
Street grades shall be, as established in Table 22-1.
(5)
Street crown grades shall be 1/4 inch to 3/8 inch per foot for
paved streets and 3/8 inch to 1/2 inch per foot for stabilized streets,
except where super-elevated curves are used. Shoulder grades shall
not exceed 3/4 inch per foot.
C.
The following standards shall apply to the design, use, and maintenance
of private streets:
(1)
Private streets shall be designed in accordance with the standards
and specifications contained in Table 22-1 of this chapter.
(2)
A survey of the centerline of the private street shall be shown
on the subdivision or land development plans along with a notation
identifying the street and its right-of-way as being private.
(3)
The subdivider shall include a use and maintenance agreement
in each deed, lease, or conveyance prescribing the width of the street
right-of-way, its location, and setting, forth an arrangement between
the subdivider and buyer or lessee for improvement and maintenance
of the private roadway. A copy of any such agreement shall be submitted
to the Township for review and approval along with the preliminary
or final subdivision or land development plans, as applicable.
(4)
Where an existing private street or right-of-way is proposed
to provide access to a new subdivision, the subdivider shall prepare
a use and maintenance agreement and have it signed by all property
owners using the existing roadway if such an agreement is not included
in their existing deeds. Where such an agreement is secured, it shall
be recorded with the final plan and shall describe the width of the
street right-of-way, its location in accordance with the standards
of this chapter, and shall set forth arrangements for maintenance
of the private roadway. A copy of any such agreement shall be submitted
to the Township for review and approval along with the preliminary
or final subdivision or land development plans, as applicable.
Where such an agreement can not be secured, despite a bonafide
effort on the part of the subdivider, the Township may consider the
proposed subdivision or land development plans with a use and maintenance
agreement signed by all users of the private street in the new subdivision
or land development. A copy of any such agreement shall be submitted
to the Township for review and approval along with the preliminary
or final subdivision or land development plans, as applicable. The
approved agreement shall then be incorporated into each deed, lease
or conveyance for the development. (See also Subsection 7.F for applicable
construction standards for private streets.)
5.
Intersections.
A.
Streets shall be laid out to intersect as nearly as possible at right
angles, and no street shall intersect any other at less than 60°.
Multiple intersections involving the junction of more than two streets
shall be avoided where at all possible.
B.
Where the grade of any public or private street at the approach to
an intersection exceeds 4%, a leveling area shall be provided having
a grade no greater than 4% for a distance of 25 feet measured from
the edge of the nearest right-of-way line of the intersecting street.
C.
The maximum grade within any intersection shall not exceed 2% in
any direction.
D.
On a corner lot, the minimum street right-of-way radius shall be 15 feet. The edge of pavement radius for the intersection of two local streets shall be 20 feet, 35 feet for the intersection of a local and collector street or for two collector streets, and 50 feet for the intersection of a collector street and an arterial highway. Curb radii for the intersection of two local streets shall be 15 feet, 25 feet for the intersection of a local and collector street, and 35 feet for the intersection of two collector streets or a collector street and an arterial highway. The curb radii for driveway intersections for single-family residential uses shall be no less than 10 feet and not less than 20 feet for multi-family residential and nonresidential uses. (See also Part 8 of the Township Zoning Ordinance [Chapter 27] for additional driveway and access drive requirements.)
E.
Clear sight triangles shall be provided at all street intersections. At all such intersections, no significant obstructions or plantings measuring higher than 30 inches or hanging lower than 10 feet above road grade shall be permitted within this area. The area required for clear sight triangles shall be as provided below, or as may be provided more specifically for driveway intersections in Part 8 of the Township Zoning Ordinance [Chapter 27] or in other driveway permit regulations in effect in the Township. Sight triangles shall be measured from the point of intersection of the street centerlines, and distances required shall be measured horizontally.
(1)
Streets. For the intersection of a local street and an alley,
or the intersection of two local streets, the minimum distance required
shall be 75 feet; for the intersection of a local street and a collector
street, the minimum distance shall be 100 feet; and for the intersection
of two collector streets, the minimum distance required shall be 150
feet or as may be required otherwise by PennDOT where State routes
are involved. (See also Illustration III of Appendix 22-A.)
(2)
Driveways. For the intersection of a street and a driveway,
the minimum distance between centerlines shall be 50 feet where the
street involved is a local street, and where the street involved is
a collector street, the minimum distance required between centerlines
shall be 75 feet or as may be required otherwise by PennDOT where
a State route is involved.
F.
Streets intersecting on opposite sides of a street shall be laid
out directly opposite each other, or where permitted by the Township,
shall be separated by at least 200 feet between centerlines.
G.
Streets intersecting on the same side of a local street shall be
separated by intervals of no less than 600 feet, measured from centerline
to centerline, and no less than 800 feet when involving collector
streets or arterial highways.
6.
Cul-de-Sac Streets. Cul-de-sac streets may only be utilized in Old
Lycoming Township where "through" streets cannot be provided. When
utilized, such streets must be designed to protect public safety and
simplify maintenance. The standards set forth in Table 22-1 shall
apply to the design of cul-de-sac streets in addition to the following
requirements:
A.
Cul-de-sac streets shall be a minimum of 250 feet in length and shall
not exceed 1,000 feet in length nor serve more than 10 lots or dwelling
units, whichever is less. Additional length may only be approved by
the Township where such length is deemed to be in the best interest
of the Township, and where it is determined that such extension will
cause no jeopardy to public safety.
B.
All cul-de-sac streets shall be provided with a turnaround area which
shall be graded and surfaced in the same manner as the street. Center
islands shall be avoided in the design of turnaround areas, and parking
shall also be prohibited in these areas.
C.
Circular turnarounds shall be designed to include two, at-grade "storage"
or "pull-off" areas intended to facilitate snow removal and road maintenance.
Such areas shall be part of the right-of-way of the street and shall
each be 50 feet in width and 50 feet in depth measured from the edge
of the cul-de-sac cartway. They shall be situated at "12:00" and "3:00"
at the head of the turnaround and shall be provided with a stabilized,
compacted sub-base. No parking, driveways, trees or plantings, or
utility poles or boxes shall be permitted in these areas. (See Illustration
IV in Appendix 22-A of this chapter for an illustration of this requirement.)
D.
Any street dead-ended for access to an adjoining property, or because
of authorized, staged development shall be provided with a temporary
turnaround with a stabilized surface and an outside diameter of at
least 100 feet. (The specific time period allotted for such temporary
construction shall be set forth in an agreement between the Township
and developer.)
E.
Innovative alternatives to the standard circular turnaround may be
considered by the Township where area equivalent to the requirement
for turnarounds in Table 22-1 is provided.
7.
Street Construction Standards. (See also Illustrations I and II in
Appendix 22-A of this chapter.) Minimum construction standards for
public and private streets serving residential, commercial, institutional
and industrial development are shown on Table 22-2, and are further
detailed in the following paragraphs:
B.
Streets shall be surfaced to the grades and dimensions shown on plans, profiles, and cross-sections submitted by the subdivider or developer and approved by the Township. Before finalizing street installation, the subdivider shall install any required utilities and provide adequate drainage facilities for the street in accordance with the requirements of Subsection 8 and §§ 22-408, and 22-409 of this chapter.
C.
The pavement sub-base, base, and wearing surface shall be constructed
to the specifications contained in Table 22-2 or as may be required
otherwise by the Township Supervisors for local or collector streets
at the time of dedication. (See also PennDOT's Publication 70M, Guidelines
for the Design of Local Roads and Streets, most current edition.)
All components of the pavement structure shall meet the requirements
specified in the most current version of PennDOT's Publication 408
Specifications.
D.
The sub-base shall extend six inches beyond the required cartway
width on each side of the proposed street in order to provide additional
support and structural integrity for the cartway wearing surface.
The subbase shall be composed of shale, crushed stone (2A or equivalent)
or other material approved by the Township Supervisors and shall be
constructed to the depth set forth in Table 22-2. Sub-base material
shall not however be placed on soft, muddy or frozen areas. Unsatisfactory
sub-base conditions developing ahead of the base and paving operations
shall be corrected by scarifying, reshaping, and recompacting, or
by replacement, as determined appropriate by the Township Engineer.
Where the subbase cannot be outletted, underdrains shall be used.
E.
Street shoulders shall be composed of materials approved by the Township
Supervisors and shall be constructed to a compacted depth equal to
the depth of the base and wearing surface of the street. The finished
surface elevation of the shoulder shall meet the finished elevation
of the edge of the cartway. (See Table 22-1 for minimum width requirements.)
F.
In instances where access to a residential subdivision is proposed
via a private street or right-of-way, the following construction standards
shall apply:
(1)
Private streets serving one or two residential lots or dwelling
units need not be constructed to meet specific standards, but shall
provide a minimum right-of-way width of 50 feet.
(2)
Private streets serving three or four residential lots or dwelling
units shall be constructed to the private street standards outlined
in Table 22-2.
(3)
Private streets serving five or more residential lots or dwelling
units shall be constructed in accordance with the standards for local
streets contained in Table 22-2.
(4)
All private streets being offered for dedication to the Township
shall be constructed in accordance with the standards for local streets
contained in Table 22-2, or as may be required otherwise by the Township
at the time of dedication.
(5)
Existing private streets proposed as access to a new subdivision
or development must be constructed with a stabilized, all-weather
driving surface in accordance with the standards of this chapter.
An independent engineering analysis, paid for by the subdivider or
developer, may be required by the Township to evaluate the capability
of the existing road to accommodate the projected additional use generated
by the proposed development.
(6)
Where additional development is proposed utilizing an existing
private, street or right-of-way, the total number of lots or dwelling
units served by the private roadway shall determine the applicable
construction standards. It shall be the responsibility of the subdivider
or developer to improve the condition of the existing private street
where such improvement is deemed appropriate by the Township. (See
also Subsection 4.C(3) regarding the use and maintenance of private
streets.)
8.
Curbs and Drainage Swales.
A.
Curbs. Curbs shall be provided where determined appropriate by the
Township. For local streets, curbs may be either the vertical or mountable
type. No mountable curbs may however be used on collector or arterial
streets. The transition from one type of curb to another shall be
affected only at a street intersection. Where required, curbs shall
be constructed of concrete, and may include pre-cast curb and gutter
products, as approved by the Township and shall include a minimum
seven-inch reveal. In addition, required curbs shall conform to all
applicable PennDOT and Township standards in effect at the time of
subdivision or land development plan submission, including all Americans
with Disabilities Act requirements.
B.
Drainage Swales. In areas where curbing is not required or used,
stabilized drainage swales shall be provided along all new streets
to avoid erosion and control runoff. These drainage swales, along
with other drainage facilities, shall be designed to handle the runoff
from the proposed development and areas of the drainage basin already
accommodated. At a minimum, all erosion and sedimentation control
standards set forth in 25 Pa.Code, Chapter 102, the most current edition,
and the following specifications shall be met.
(1)
The side slope shall be a maximum of 2:1 horizontal to vertical
ratio, 3:1 or flatter slope being desirable, with a maximum swale
velocity of < five feet per second.
(2)
There shall be a rounded area with a width of two feet at the
point of intersection of the shoulder and side slope.
(3)
The minimum depth of the swale shall be one foot below the outer
edge of the shoulder.
(4)
The bottom of the swale shall have a rounded area with a width
of four feet.
(5)
The minimum and maximum gradient of the drainage swale shall
be 0.75% and 12% respectively.
(6)
The swale shall be sodded, seeded or otherwise stabilized to
avoid erosion problems as follows. Any portion of a swale which exceeds
a 5% gradient shall have its bottom rounding area lined with stone
to a depth below the finished grade equal to 1 1/2 times the
average size of the largest stone used. For swales of 5% gradient,
at least 25% of the stone used shall be eight inches or larger, 75%
may be less than eight inches in size. For swales of 12% gradient,
at least 25% of the stone used shall be 19 inches or larger in size.
Drainage swales having a gradient between 5% and 12% shall use stones
which are proportionately larger than the eight-inch stone used for
the 5% gradient swale.
C.
Drainage Pipes. Where a new driveway is proposed to cross a drainage swale adjacent to a public or private street, a drainage pipe of adequate size and length, with adequately engineered end sections, shall be installed by the property owner underneath the driveway to handle the runoff. Where such intersections are to be created along a municipally-owned or private street, Township officials shall determine the appropriate pipe size and length as a part of the local driveway permit process. Where a State-owned street is involved, PennDOT shall make the necessary determinations. (See also Part 8 of the Township Zoning Ordinance [Chapter 27] for additional driveway standards.)
9.
Street Verge.
A.
Sidewalks. Sidewalks may be required by the Township where, in their
opinion, the type of development proposed or the character of the
neighborhood warrants. Sidewalks shall be at least four feet in width;
shall be constructed of reinforced concrete at least four inches in
depth; and shall be laid on at least four inches of compacted gravel
or stone. Sidewalks shall be scored in five-foot blocks with expansion
joints generally every 20 feet, or as otherwise determined appropriate
by the Township. Where driveways cross over sidewalks, sidewalks shall
be a minimum of six inches in depth with welded wire fabric reinforcement.
Pre-cast concrete sidewalks may also be approved for use by the Township.
Sidewalks to be located within a State right-of-way shall be designed
and constructed in accordance with PennDOT standards and specifications,
including all Americans with Disabilities Act requirements. In order
to facilitate stormwater infiltration, the Township may also permit
the use of pervious or porous sidewalks.
B.
Street Signage.
(1)
Street Signs. Street signs shall be placed at all intersections
at the expense of the subdivider or developer. The type, design, height
and installation arrangements for such signs shall be subject to approval
by the Township. Street signs shall be erected prior to the development
of lots within a subdivision or land development.
(2)
Street Names. Names proposed for new streets shall not duplicate
or resemble closely the name of any other existing street in the Township
or adjacent municipality in order to facilitate and simplify emergency
dispatching and response. Proposed streets in obvious alignment with
others already existing and named, shall be given the name of the
street they continue. Proposed street names shall be subject to approval
by the Township, County emergency personnel, and the local Post Office,
where necessary.
C.
Traffic Signs. Traffic signs, meeting all applicable Township specifications,
shall be installed and maintained throughout the proposed development
at the expense of the developer.
D.
Street Trees. Street trees, provided by the developer, may be permitted
to be located between the sidewalk and the building line of all new
lots. No trees shall however be planted within the right-of-way of
any public or private street, nor shall they be located within the
clear sight triangle of any street or driveway intersection as provided
in Subsection 5.E. Street trees shall be planted at least 40 —
60 apart, and, at maturity, shall be no closer to a street right-of-way
or property line than three feet. Recommended tree species shall include
flowering dogwoods, crabapples, and redbuds. Trees with brittle wood
or those prone to storm damage, including elms, willows, maples, poplars,
and box elders, should be avoided.
E.
Street Lights. Where deemed necessary by the Township for safety
reasons, the developer shall install a street light at one corner
of every intersection in a proposed development. Additional street
lights may be required at intervals determined appropriate by the
applicable utility provider. Design, height and installation arrangements
shall be subject to approval by the Township.
10.
Driveways and/or Access Drives.
A.
All proposed lots or land developments shall be situated or laid out so that safe access onto a public or private road can be provided. Driveways shall be designed and constructed in accordance with the minimum standards contained in Part 8 of the Township Zoning Ordinance [Chapter 27], or as may hereafter be amended.
B.
In a situation where significant potential safety hazards exist,
such as excessive slope or areas of extremely limited sight distance,
the Township may require, prior to granting final subdivision approval,
that:
C.
Driveways or access drives serving five or more residential lots
or dwelling units shall be designed and constructed in accordance
with the standards for local streets set forth in Tables 22-1 and
22-2 of this chapter. Driveways or access drives serving any nonresidential
establishment shall be designed and constructed to meet the standards
for minor collector streets set forth in Tables 22-1 and 22-2 of this
chapter. For a single nonresidential establishment however, the driveway
or access drive requirements need only be extended for a distance
of 50 feet from the edge of the abutting street right-of-way.
F.
Where a lot fronts on both a local street and a collector street
or arterial highway, driveway access shall be from the local street.
[Ord. 250, 10/12/2010]
1.
All subdivision and land development proposals meeting the thresholds
set forth in this section shall provide open space and/or recreation
area(s) for the use and enjoyment of the occupants of their development
in accordance with the following standards:
A.
Where a proposed subdivision or land development of a tract contains 20 or more lots or dwelling units, whether such total is proposed initially or occurs over time as part of a phased development, the Township may require the reservation and/or dedication of up to 10% of the total area of the proposed development (or as may be required otherwise in this chapter or in the Township Zoning Ordinance [Chapter 27]) for the common use of all residents of the development). This requirement may be waived by the Township where the average lot size in a subdivision or land development is greater than 1/2 acre.
B.
Any open space required by the Township shall be suitable for varied
outdoor uses, including recreational activities. Such open space shall
be located so as to be easily and safely accessible from all areas
of the subdivision and shall be free of safety and health hazards.
Open space may also be designed and situated to provide connection
to other existing or proposed open space or recreation areas, and
may include segments of the site containing unique characteristics
or physical features, such as rock outcroppings, virgin or important
tree stands, or other environmentally sensitive natural attributes.
Portions of the area to be used for recreational purposes shall have
suitable physical characteristics for varied recreational use, including
well-drained soils, gentle topography, and suitable shape and size,
but shall not include area being used for stormwater management purposes.
C.
Where open space/recreation area is required by the Township, the
subdivider or developer shall submit with his subdivision or land
development plan a proposal indicating the type of recreation or related
facilities to be installed or constructed in such area. Or, upon agreement
of the developer, the Township may accept the payment of fees in lieu
of said construction or installation from the developer. Such fees
shall bear a reasonable relationship to the use of the open space
and facilities by future inhabitants of the development and shall
be used only for the purpose of providing park or recreation facilities
accessible to the development. All fees collected by the Township
shall be set aside for construction of specific recreation facilities
identified as part of the approved subdivision. The Township shall
utilize any such fees within three years from the date they were paid
or the developer may request a refund. The Township may also require
the developer to complete installation of such recreation facilities
during the initial phases of his development to ensure their availability
to residents as soon as possible.
D.
Where open space/recreation area is provided, the subdivider shall
submit, with his subdivision or development plans, a proposal which
provides for the maintenance and ultimate ownership of such space.
Where such open space is not dedicated to the Township or where such
dedication is not accepted by the Township, an agreement which assigns
maintenance responsibilities for the open space and/or recreational
facilities shall be approved by the Township, recorded with the final
plan, and referenced in the deeds of each parcel within the development.
[Ord. 250, 10/12/2010]
1.
All subdivisions and land developments shall be provided with adequate
sewage facilities. It shall be the responsibility of the developer
to make the necessary arrangements and/or conduct the appropriate
tests to determine that such facilities can or will be provided to
handle the sewage generated by his development in accordance with
the following standards:
A.
General Requirements. In general, the type of sewage facilities to
be provided shall be determined by the Township, giving consideration
to the following order of preference:
(1)
Connection to a public sanitary sewer or other community sewerage
system designed and constructed in accordance with the requirements
of the Pennsylvania Department of Environmental Protection (PA DEP),
particularly where public sanitary sewers are available within 1,000
feet of the proposed property line of the development.
(2)
Provision by the developer of a complete private sanitary sewer
or community sewerage system using a treatment plant, designed and
constructed in accordance with the requirements of the PA DEP.
(3)
Individual on-lot sewage systems designed and constructed in
accordance with the requirements of the PA DEP.
|
The judgment of the Township as to the method of sewage disposal
to be used will be made after study and review of a sewage feasibility
report submitted by the developer. The submission of such a report
may be waived by the Township where it is deemed unnecessary. When
required however, such report shall be prepared by an engineer or
other individual of demonstrated qualifications. In such cases, the
Township may also require a written review and/or recommendation from
the applicable sewer authority.
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B.
Planning Requirements. Documentation which demonstrates that the
subdivider/developer has adequately planned for sewage disposal within
the proposed subdivision or land development shall be submitted with
the initial plan (the preliminary or final submission, as applicable),
or the subdivider/developer shall provide the Township with written
documentation from the PA DEP or a designated local agency that the
proposed subdivision/land development has received an exemption from
the sewage planning process. Unless such an exemption is granted,
the subdivider/developer shall submit the appropriate DEP planning
module component(s) to the Township along with plans for the proposed
subdivision or land development. No final subdivision or land development
plan shall be considered complete or filed with the Township until
the applicant has provided the appropriate sewage facilities planning
documentation.
C.
Individual On-lot Sewage Systems.
(1)
All proposed subdivisions and land developments shall have appropriate
soils testing performed by the Township Sewage Enforcement Officer
or a qualified soils scientist in accordance with PA DEP standards,
unless connection to or provision of a sanitary sewer or community
sewerage system is proposed by the developer. The location of all
pit and percolation test sites shall be marked on the subdivision
or land development plan, where individual on-lot sewage systems are
to be utilized.
(2)
In addition to the testing, identification and reservation of an area of each proposed lot suitable for the installation of a primary sewage disposal system, there shall also be an area of each lot or proposed property reserved for the installation of a replacement on-lot sewage disposal system. Sufficient soils testing shall be conducted to determine an appropriate location for such a replacement system. This requirement shall not apply where the entire subdivision or development is to be served by sanitary sewer or community sewerage systems. (See also Old Lycoming Township On-Lot Sewage Disposal System Permit Ordinance, Ord. 238, enacted March 10, 2009 [Chapter 18, Part 5], or as may hereafter be amended.)
(3)
For single lot subdivisions or for residual parcels created
by the subdivision of other land, where the subdivider provides written
documentation to the Township which demonstrates that the proposed
subdivision or residue in not intended for development, the Township
may consider waiving the requirement for soils testing. In such cases
however, plot plans shall be stamped or marked by the Township indicating
that approved lots are "not for development." Prior to development,
all such plans shall be resubmitted to the Township for approval and
the requirements of this section shall be met in full at that time.
(4)
Where soils testing indicates that the soils of a site, lot
or parcel will not accommodate an individual on-lot sewage system,
the Township may consider approving the proposed submission, provided
that the plot plans indicate which lot(s) has failed the soils testing.
Further, these plans shall be stamped or marked by the Township indicating
that such approved lots are "not for development" and that prior to
development, plans for these lots shall be resubmitted to the Township
for approval.
D.
Sanitary Sewer or Community Sewerage Systems.
(1)
Where an existing sanitary sewer or community sewerage system
is proposed to be extended to serve a proposed subdivision or development,
the developer shall supply the Township with the following data and
documentation as part of the plan submission process.
(a)
For preliminary plan consideration, the applicant shall supply
the Township with:
1)
A service availability letter from the applicable sewer authority
indicating their ability and intent to serve the subdivision or development.
2)
Preliminary design plans prepared by an engineer and approved
by the Township's certified sewer operator.
3)
Cost estimates from an engineer for completion of the proposed
extension by the developer to be used in developing an appropriate
improvement agreement and improvement guarantee.
(b)
For final plan consideration, the applicant shall provide the
Township with:
1)
Final design plans prepared by an engineer and approved by the
Township's certified sewer operator.
2)
An improvement agreement and improvement guarantee (financial security) sufficient to cover all costs associated with construction and installation of the sewerage system in accordance with the approved design plans. (See also § 22-503 of this chapter.)
|
Following construction of the extension, which shall be inspected
by the Township Sewer Department and/or the Township Engineer, the
Township shall be provided with a report indicating such construction
was completed satisfactorily.
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(2)
Where construction of a new sanitary sewer or community sewerage system, either public or private, is proposed or required, the subdivider or developer shall provide the Township with preliminary or final design plans, as applicable, prepared by an engineer and a letter of certification indicating that the proposed facility has been designed in accordance with the standards of the Pennsylvania Department of Environmental Protection (PA DEP) and a copy of the DEP-approved water quality permit for the facility. Following construction of a privately-owned community sewerage system, the developer shall provide the Township with documentation from the PA DEP or other engineer/inspector, approved by the Township, which indicates that the facility was installed in accordance with the terms of the water quality permit. (The Township reserves the right to retain an independent engineer to certify that the sewerage facility has been properly constructed or installed. In this case, the subdivider or developer shall reimburse the Township for all reasonable expenses charged by the engineer for such inspection in accordance with the procedure established in § 22-807 of this chapter.)
(3)
A plan addressing the maintenance of all private sanitary sewer
or community sewerage systems shall be made by the developer and furnished
to the Township and the PA DEP for review and approval as a part of
the preliminary or final subdivision or development plan submission
process, as applicable.
(4)
Where a public sanitary sewer system is not available to a subdivision
or land development at, the time of plan submission, but is planned
for construction at or near the development site within five years
and will have the capacity to serve the development, the subdivider
or developer shall install sewer lines, including lateral connections,
to provide adequate service to each lot when connection to the public
system is made. The sewer lines shall be capped at the limits of the
subdivision and the laterals shall be capped at the street right-of-way.
When capped sewers are provided, individual on-lot sewage systems
shall also, be permitted. The installation of such sewer lines and
laterals shall also be subject to the inspection process set forth
in subparagraph (2) above.
[Ord. 250, 10/12/2010]
1.
All subdivisions and land developments shall be provided with a safe,
adequate and potable water supply. It shall be the responsibility
of the subdivider or developer to provide such service or assure that
each lot to be developed or each dwelling unit proposed in his development
can be provided with water utilizing one of the following methods.
A.
Public Water Systems.
(1)
All subdivisions or land developments containing four or more
lots or dwelling units (whether such total is proposed initially or
occurs over time as part of a phased development) shall be connected
to an existing public water system where a system of satisfactory
quantity is available within 500 feet of the proposed development
and connection to such system is feasible. If it is not feasible to
connect to an existing public system, the Township may require installation
of a community water system where a subdivision or land development
contains 20 or more lots or dwelling units. In such instances, the
Township may require the developer to submit a feasibility study prepared
by an engineer or other qualified individual to show that the use
of a public or community water system is not feasible.
(2)
If water is to be provided by means other than by private wells
owned and maintained by the individual owners of lots within the,
subdivision or development, the developer shall present evidence to
the Township that water is to be supplied to the subdivision by a
certified public utility, a bona fide cooperative association of lot
owners, or by a municipal corporation, authority or utility. A copy
of a certificate of public convenience from the Pennsylvania Public
Utility Commission or an application for such certificate, a cooperative
agreement, or a commitment or agreement to serve the area in question,
whichever is appropriate, shall be acceptable evidence.
(3)
Where an existing public water system is to be extended to serve
a proposed subdivision or development, the developer shall supply
the Township with the following data and documentation as part of
the plan submission process.
(a)
For preliminary plan consideration, the applicant shall supply
the Township with:
1)
A service availability letter from the applicable water authority
indicating their ability and intent to serve the subdivision or development.
2)
Preliminary design plans prepared by an engineer and approved
by the applicable water authority.
3)
Cost estimates from the applicable water authority for completion
of the proposed extension by the developer to be used in developing
an appropriate improvement agreement and improvement guarantee.
(b)
For final plan consideration, the applicant shall provide the
Township with:
1)
Final design plans prepared by an engineer and approved by the
applicable water authority.
2)
An improvement agreement and improvement guarantee (financial security) sufficient to cover all costs associated with construction and installation of the water system in accordance with the approved design plans. (See also § 22-503 of this chapter.)
3)
A copy of the arrangements made with the applicable water authority
regarding inspection of the proposed installation(s).
|
Following construction of the extension, the developer shall
provide the Township with an approved inspection report from the water
authority indicating that such construction was completed satisfactorily.
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(4)
Where a new public water system (either public or private) is proposed to serve a subdivision or development, the system shall be designed and constructed in accordance with the regulations of the Pennsylvania Department of Environmental Protection (PA DEP). The developer shall supply the Township with a copy of the appropriate PA DEP approval letter and permit for construction and operation of the new water system as a part of the preliminary or final plan submission process, as applicable. Following construction of the new water system, the developer shall provide the Township with documentation from the PA DEP or other engineer/inspector, approved by the Township, which indicates that the system was installed in accordance with the terms of the State permit. (The Township reserves the right to retain an independent registered professional engineer to certify that the system has been properly constructed or installed. In this case, the subdivider or developer shall reimburse the Township for all reasonable expenses charged by the engineer for such inspection in accordance with the procedure established in § 22-807 of this chapter.)
(5)
A plan addressing the maintenance of all privately-owned public
water systems shall be made by the developer and furnished to the
Township and the PA DEP for review and approval as a part of the subdivision
or development plan submission process.
(6)
Fire hydrants with sufficient pressure shall be provided by
the developer as an integral part of any public water supply system
and shall be placed at such locations as are deemed appropriate, based
on the type of development proposed. In addition, the Township may
request that plans involving the provision of fire hydrants be reviewed
by the local fire department to determine the suitability and adequacy
of the proposed units and their placements.
B.
Non-Public Water Systems.
(1)
Where a proposed subdivision or land development involves the
conveyance of lots served by a non-public water supply system or the
development of a tract upon which an on-site well is to be provided
to serve all or parts of the development, the subdivider or developer
shall provide the Township with a letter or permit from the PA DEP
which approves the construction and operation of the proposed system.
This documentation shall be supplied to the Township as a part of
the preliminary or final subdivision or land development plan submission,
as applicable.
(2)
A plan addressing the operation and maintenance of the proposed
non- public water supply system shall be made by the developer and
furnished to the Township and the PA DEP as a part of the preliminary
or final subdivision or development plan submission, as applicable.
C.
Individual On-Lot Wells.
(1)
Where neither a public or non-public water supply system is
proposed by a developer to serve his development, individual on-lot
wells shall be installed by each property owner. Where groundwater
problems are known to exist, or where anticipated levels of development
may result in water supply problems, the Township may require the
developer to demonstrate that a reliable, safe and adequate groundwater
supply exists to support the water usage demands of the proposed subdivision
without detrimental effects upon existing adjacent water wells. (Supporting
documentation must be provided by an engineer or other professional
of demonstrated capability; i.e., a hydrogeologist or hydrologist.)
The standards set forth in the Safe Drinking Water Act and other appropriate
PA DEP regulations shall apply in such instances.
(2)
Individual on-lot wells shall be located at least 100 feet from
the drain field and 50 feet from the septic tank of any individual
on-lot sewage system, or as may hereafter be required by the Pennsylvania
Sewage Facilities Act, 35 P.S. § 750.1 et seq.
[Ord. 250, 10/12/2010]
1.
Plans for the location and installation of other utilities, including,
but not limited to, electric, gas, street light supply, cable television,
and telephone, shall be approved by the Township and the applicable
utility company. The location, width, and purpose of all utility easements
shall be indicated on the subdivision or development plans. Utility
easements shall have a minimum width of 15 feet, and where feasible,
shall be located adjacent to or within the street right-of-way. Otherwise,
such easements shall be located along rear or side lot lines to the
extent possible. (Local utility companies shall be consulted by the
developer when designing or locating easements.)
2.
A service availability letter from all appropriate utility companies
indicating their ability to supply service for the proposed subdivision
or land development shall be provided to the Township by the developer
as a part of the subdivision or land development plan submission.
3.
All utilities shall be installed underground in accordance with the
Pennsylvania Underground Utility Line Protection Law, 73 P.S. § 176.
Utilities need not be installed underground, however, where:
A.
A subdivision containing less than five lots borders an existing
right-of-way served by overhead utility lines.
B.
Utilities are proposed to service commercial or industrial properties.
C.
A variance to the requirements of Underground Utility Line Protection
Law has been granted by the Pennsylvania Public Utilities Commission.
4.
Underground installation of the utility distribution and service
lines shall be completed prior to street paving and storm drainage,
curbing and sidewalk installation. All street rights-of-way and other
easements where utility lines are to be installed shall be graded
to within six inches of final grade before trenches are excavated.
5.
All natural gas mains and service lines shall be installed in accordance
with the ASA Code B31, 80 of 1958, as amended. The minimum separation
distance from a natural gas line to a dwelling unit or structure shall
be as required by the applicable transmission or distributing company,
and all such installations shall meet the requirements of the Pennsylvania
Uniform Construction Code.
6.
All proposed dwelling units or structures shall be located at least
100 feet from the centerline of any petroleum or petroleum products
transmission right-of-way line which traverses the proposed subdivision
or land development, measured at the point of closest proximity.
7.
The Township may require the installation of utilities prior to final
plan approval where the cost of installation; including the cost of
excavation for underground utilities, will not be completely paid
by the utility company. In each case, the Township shall consider
the procedures of the applicable utility company involved for the
extension of utility service to lots within a new, subdivision or
land development. The Township may only permit the developer to delay
the installation of utilities where the full cost of such installation
is included as part of the approved improvement agreement.
[Ord. 250, 10/12/2010]
1.
Erosion and Sedimentation Control. Effective soil conservation measures shall be planned and implemented for all subdivisions and land developments in accordance with the rules and regulations of the Pennsylvania Department of Environmental Protection (PA DEP) (25 Pa.Code, Chapter 102, "Erosion Control/Earthmoving," or as may hereafter be amended), the Township Stormwater Management Ordinance [Chapter 26], and the following criteria.
A.
No changes shall be made in the contour of the land; no grading,
excavating, removal or destruction of the topsoil, trees or other
vegetative cover of the land shall be commenced unless adequate provisions
are made by the landowner for minimizing soil erosion and sedimentation.
B.
For the purposes of this chapter, a complete erosion and sedimentation
control plan as outlined in the most current edition of the Erosion
and Sediment Pollution Control Program Manual, developed by the Bureau
of Soil Conservation of the DEP, shall be prepared by an individual
of demonstrated capability for subdivisions or land development proposals
where:
(1)
Five thousand square feet or more in area will be disturbed
to develop the site (including construction of the dwelling, driveway
and sewage system, etc.).
(2)
Site improvements are involved.
(3)
Major earthmoving activities are proposed.
(4)
Earth disturbance activities are proposed for areas of steep
or severe slope or for areas adjacent to streams or water bodies.
(5)
The proposal involves any nonresidential use.
(6)
Where such is deemed appropriate by the Township.
C.
When required, erosion and sedimentation control plans shall be submitted
by the developer to the Township along with preliminary or final subdivision
or land development plans, as appropriate. A copy of the plan shall
then be forwarded by the Subdivision Ordinance Administrator to the
Township Engineer, the Lycoming County Conservation District, and
as necessary, to the PA DEP, for review and acceptance prior to approval
of the proposed subdivision or land development. (See § 22-303.2.B(2)
for review procedures.)
D.
Where appropriate, a notice may be required to be placed on all final
subdivision and land development plans indicating that future property
owners or developers must meet the erosion and sedimentation control
requirements of the PA DEP before lot development is initiated.
E.
Whenever sedimentation results from stripping vegetation, grading,
regrading or other activity, it shall be the responsibility of the
person, corporation or other entity causing such sedimentation to
remove it from all adjoining surfaces, drainage systems and watercourses
and to repair any damage at his expense according to the time frame
specified by the Township. (All State-mandated permits shall be obtained
by the contractor before initiating work in a stream or watercourse.)
F.
Where construction activities associated with a subdivision or land
development propose to disturb 1 more acres of land (or as may hereafter
be amended by State or Federal statutes), the developer shall apply
for and obtain a National Pollutant Discharge Elimination System (NPDES)
permit for his site runoff and discharge from the PA DEP prior to
initiating such activities. A copy of this permit shall be submitted
to the Township as a part of the subdivision or land development plan
submission.
2.
Grading. In order to provide suitable building sites, the following
standards shall be met:
A.
All lots, tracts or parcels shall be graded to provide proper drainage away from buildings without creating ponding problems, and all land within a development shall be graded to drain stormwater runoff as provided in § 22-409 of this chapter.
B.
Grading shall not divert water onto adjacent properties without the
written permission of the land owner and the Township.
C.
Grading equipment shall not enter or cross any wetland, stream or
watercourse without first obtaining the necessary approval or permit
from the PA DEP, U.S. Army Corps of Engineers, or other appropriate
agencies.
D.
All excavation and fill activities shall adhere to the following
standards:
(1)
Cut and fill slopes shall not be steeper than 3:1 unless stabilized
by a retaining wall or cribbing.
(2)
Adequate provisions shall be made to prevent surface water from
damaging the cut face of excavations or the sloping surface of fills.
(3)
Cut and fill slopes shall not endanger adjoining properties
and shall be graded or tapered so that the bottom edge of the slope
is no closer than 10 feet to any property line.
(4)
Fills shall be placed, compacted, and stabilized to minimize
sliding or erosion.
(5)
Fills shall not encroach on natural wetlands, watercourses,
nor constructed channels.
(6)
Fills placed adjacent to natural watercourses or constructed
channels shall have suitable protection against erosion during periods
of flooding and shall be subject to all applicable Township floodplain
management regulations and all floodplain requirements of the PA DEP,
Federal Emergency Management Agency (FEMA), and U.S. Army Corps of
Engineers. No fill shall be placed in any designated floodway.
E.
Grading shall not accelerate stormwater runoff rates without provision
for adequate erosion protection.
[Ord. 250, 10/12/2010; as amended by Ord. 264, 5/14/2013, Art. 3]
The management of stormwater from a site, both during and after any subdivision or land development, shall be accomplished in accordance with the standards and requirements set forth in the Old Lycoming Township Stormwater Management Ordinance [Chapter 26].
[Ord. 250, 10/12/2010]
1.
No subdivision or land development plan shall be approved by the
Commission where wetlands are known or are expected to exist until
sufficient determination has been made regarding the actual existence
and location of such areas. Wetland delineations shall be made utilizing
the National Wetland Inventory Maps for Old Lycoming Township and
the hydric soils listing contained in the Lycoming County Soil Survey.
Where such wetlands are situated within the proposed development area
of a site, specific evaluations shall be conducted by a qualified
wetlands specialist (with technical training and expertise in botany,
hydrology, soil science, or a related field) to determine the actual
location and dimension of the wetland areas. Following delineation
by the wetlands specialist, a jurisdictional determination or verification
of the designated wetlands shall be made by the U.S. Army Corps of
Engineers.
2.
A statement shall be placed on all plot plans involving wetlands
indicating that the landowner and/or his surveyor were responsible
for locating such wetland areas and indemnifying the Township against
any and all liability arising therefrom. In addition, the statement
shall include the source(s) used to make the wetland determination.
3.
Where determined appropriate by the findings of Subsection 1, above, specific wetland delineations shall be shown on the subdivision or land development plot plans and any additional information or determinations shall be submitted to the Township along with the preliminary or final subdivision or land development plans, as applicable. Subdivision approval may be granted, for developments including wetlands, but such approval shall prohibit building construction within these areas unless the requirements of Subsection 4, below, can be met.
4.
Construction within wetland areas of the Township shall not be permitted
unless such development can comply with § 404 of the Federal
Clean Streams Act and 25 Pa.Code, Chapter 105, "Dam Safety and Waterways
Management." (Permits to meet both sets of requirements, administered
by the U.S. Army Corps of Engineers and the PA DEP, respectively,
can be applied for using a joint application.) Zoning permits shall
not be issued by the Township until both the Federal and State regulations
have been met.
[Ord. 250, 10/12/2010]
1.
The management and regulation of subdivision or development in identified
floodplain areas of Old Lycoming Township shall be accomplished in
accordance with the standards and requirements of the National Flood
Insurance Program and the Pennsylvania Floodplain Management Act,
32 P.S., § 679.101. The provisions of this section are intended
to protect property owners from increased flood hazards resulting
from inappropriate development of the floodplain, and to protect potential
buyers from purchasing land which may not be suitable for development.
A.
General Requirements.
(1)
Subdivision and land development proposals for properties located in an identified floodplain area must comply with the Floodplain Management Regulations contained in the Old Lycoming Township Zoning Ordinance [Chapter 27], enacted August 11, 1992, as amended through August 2009, or as may hereafter be further amended as required by the Federal Emergency Management Agency (FEMA).
(2)
Land areas susceptible to flooding shall be identified using
the most current National Flood Insurance Program mapping, prepared
by FEMA, for the Township. In areas of the Township where detailed
flood mapping is not provided by FEMA, the best available elevation
and floodway information from Federal, State, and other acceptable
sources shall be used to determine the flood hazard area.
(3)
Subdivision and land development proposals for property located within the floodplain may be approved by the Township, with the stipulation that any planned or future development of the property shall comply with the Floodplain Management Regulations contained in the Old Lycoming Township Zoning Ordinance [Chapter 27].
(4)
The Township may require the subdivider, as a stipulation of
subdivision or land development approval, to include a notice on the
plot plans and in every deed stating that the subdivision is located
in a floodplain and that development of lots within the subdivision
must occur in accordance with all. Federal, State and Township floodplain
management regulations.
B.
Design Standards. All subdivisions or land developments proposed to be located within any identified floodplain area shall be designed in accordance with the standards contained in the Old Lycoming Township Zoning Ordinance [Chapter 27], as enacted August 11, 1992, as amended through August 2009, or as may hereafter be further amended as required by FEMA.
C.
Plan Requirements.
(1)
All plans for subdivision or development of property located
within an identified floodplain must show the location of the 100-year
floodplain boundary and the location of the floodway, if available,
according to the most current National Flood Insurance Program flood
mapping for the Township.
(2)
Where applicable, and as may be required by the Pennsylvania
Department of Community and Economic Development, a copy of a special
permit application shall be submitted to the Township for evaluation
along with the subdivision or land development plans.
[Ord. 250, 10/12/2010]
1.
Monuments and markers shall be constructed and located as provided
below and shall be set by a registered professional land surveyor
prior to final plan approval.
A.
Material and Size. Monuments and markers shall be constructed of
the following materials and shall be of the following sizes:
|
Construction
|
Minimum Size
| |
|---|---|---|
|
Monument
|
Concrete or Stone
|
6 inches by 6 inches by 30 inches or 4 inches diam by 30 inches
|
|
Monument
|
Concrete-filled, Cast Iron Pipe
|
4 inches diameter by 30 inches
|
|
Marker
|
Iron Pipes or Iron or Steel Bars
|
3/4 inch by 30 inches
|
B.
Placement and Markings. Monuments and markers must be placed by a
registered professional land surveyor so that the scored or marked
point coincides exactly with the point of intersection of the lines
being monumented. The top of the monument or marker must be level
with the surface of the surrounding ground. Concrete monuments shall
be marked on top with a copper or brass dowel. Cut stone monuments
shall have a point marking. All monuments and/or markers shall be
set prior to the granting of final plan approval.
C.
Location of Monuments. Monuments must be set at:
(1)
The intersections of major street right-of-way lines.
(2)
The intersections of lines forming angles in the boundaries
of the subdivision.
(3)
Such intermediate points as may be required by the Township.
|
In subdivisions or land developments involving five or fewer
lots or dwelling units, the Township may approve the substitution
of iron pipes set in concrete for monuments.
|
E.
Maintenance or Removal. It shall be the responsibility of the subdivider
or developer to see that all monuments or markers are properly maintained
until such time as the lot or tract is conveyed. Maintenance of such
monuments or markers shall then become the responsibility of the new
owner. Any monuments or markers that are to be permanently removed
shall be removed by a registered professional land surveyor.
