The following design standards and requirements will be applied by the Planning Commission and Board of Supervisors for evaluating proposed subdivision and land development plans. The standards and requirements shall be considered the minimum standards and requirements for the protection of the public health, safety, and welfare. When the literal interpretation and compliance with these standards is demonstrated to be unnecessary or excessive, the Board of Supervisors may grant a waiver on matters not within the jurisdiction of the Zoning Hearing Board in accordance with the provisions of § 390-801 of this chapter.
Subdivisions and land developments shall be designed to achieve the major goals or outcomes listed in this section.
A. 
All subdivisions and land developments shall be designed to minimize damage to the environment by carefully fitting the proposed subdivision or land development to the natural environment of the site.
(1) 
Minimize grading. The layout of roads and building sites or lots shall be accomplished with as little disturbance of the land as possible. Roads should generally follow contours and minimize both cutting and filling.
(2) 
Protect steep slopes. Development shall be located to avoid disturbance of steeply sloped areas and to preserve the visual character of wooded hillsides.
(3) 
Protect watercourses and wetlands. Development shall be designed to preserve the Township's watercourses and wetlands.
(4) 
Preserve mature trees and woodlands. Except for regulated commercial timbering operations, the cutting of mature trees and clearance of woodland shall be permitted only after final approval of a plan for a subdivision or land development. Total clearance of vegetation and mass grading of development sites shall be prohibited.
(5) 
Protect other identified natural resources. During the design process, special care shall be taken to protect habitats of rare or endangered plants or animals, and other ecologically important sites.
(6) 
Protect historic, architectural, and archaeological resources. Sites containing structures of historical or archaeological significance, shall be designed to preserve and reuse such structures. Further, such resources must be protected in accordance with applicable state regulations.
(7) 
Protect the quality of the Township's air and water. All land development shall comply with federal, state and county laws and regulations concerning air and water pollution.
B. 
The design of subdivisions and land developments shall consider hazardous or potentially hazardous features. Necessary precautions shall be required to be taken to ensure that the development will be safe and the public health and welfare will be protected. Development shall not be approved until the public's safety can be ensured. Potentially hazardous situations which must be addressed include:
(1) 
Land subject to flooding, wetlands, or a high groundwater table.
(2) 
Land subject to mine subsidence or underground fires.
(3) 
Land containing significant areas with slopes greater than 25%, or land considered hazardous by the Board of Supervisors due to topography, means of access, or landslide potential.
(4) 
Land subject to ground pollution or contamination.
(5) 
Land subject to airport-related noise or where aircraft landings or takeoffs can be endangered by obstructions.
C. 
The general layout of subdivisions and land developments shall be coordinated with existing neighborhoods in the vicinity of the development, and be suited for the intended uses and be in conformance with Chapter 460, Zoning.
D. 
Land development shall include landscaping which is designed to improve community appearance, to contribute to the environmental quality and livability of new development areas, and to mitigate the negative impacts of development upon other areas of the community.
E. 
Provide a full range of improvements in subdivisions and land developments as required to ensure the public health, safety, and welfare and the creation of desirable communities for living, working, and recreation.
(1) 
A safe and sufficient supply of potable water shall be provided for every subdivision and land development. New development shall not degrade the quality of potable water supplies.
(2) 
Sanitary sewage facilities shall be provided in accordance with applicable regulations of the commonwealth and county.
(3) 
Every subdivision and land development shall manage stormwater flows in accordance with the Pennsylvania Storm Water Management Act.[1]
[1]
Editor's Note: See 32 P.S. § 680.1 et seq.
(4) 
Other public utilities shall include electricity, public water, fire hydrants, telephone, natural gas, and, where accessible, cable TV shall be provided to every subdivision and land development.
(5) 
All new development shall be provided a full range of community services and facilities, such as public safety and emergency services, schools, libraries, and recreation.
(6) 
The design and construction of subdivision and land developments shall include transportation facilities that will provide access to all lots, buildings, and to open spaces intended for use by people. Transportation facilities developed for subdivisions and land developments shall be designed as part of the larger transportation system. Transportation facilities shall include streets, public transportation, sidewalks, bikeways, and multipurpose trails for nonmotorized transportation.
A. 
General.
(1) 
Proposed streets shall be properly related to such street plans or parts thereof as have been officially prepared and adopted by the Township and shall be coordinated with existing or proposed streets in adjoining subdivisions or land developments. Proposed streets shall further conform to such county and state road and highway plans as have been prepared, adopted or filed, as prescribed by law.
(2) 
All streets, when and wherever possible, shall connect with existing roads so as to form one street and shall not be less in width than such existing streets. All streets shall be graded to a minimum width in accordance with the Township's standards, and all bridges, culverts and storm sewers shall be constructed for the full width of the right-of-way of such streets or as specified by the Township Engineer.
(3) 
Streets shall be related to the topography so as to produce usable lots and acceptable grades.
(4) 
Every subdivision shall have access to a public street. Access shall be given to all lots and portions of the tract in the subdivision or land development and to adjacent unsubdivided territory unless the topography makes the connection not feasible. Streets shall be improved to the limits of the subdivision or land development according to the Township's specifications. Reserve strips and landlocked areas shall not be created.
(5) 
The design of a street shall be appropriate to its function. Streets are classified as local access streets, collectors, and arterials.
(a) 
Local access streets conduct traffic between dwelling units and higher order streets, and shall be designed to discourage through traffic. These streets and roads should be designed for operating speeds of 25 miles per hour or under.
(b) 
Collectors serve as the principal traffic artery that intercepts local streets and provides a route for carrying local traffic to arterial roads and community facilities. A collector street also provides access to abutting lots. Generally, these highways will accommodate operating speeds of 35 miles per hour. Streets classified as collector roads in North Franklin Township include Red Stone Road, Sanitarium Road, Scenic Drive, U.S. Route 40 west of I-70.
(c) 
Arterials are a public streets which serves large volumes of high speed and long distance traffic. Arterial streets should have no residences on them. Generally, these highways should accommodate operating speeds of 35 to 55 miles per hour. Streets classified as arterial roads in North Franklin Township include Franklin Farms Road, Park Avenue (SR 18), Washington and Prosperity Pike (SR 18) and U.S. Route 40 east of I-70.
(6) 
Where a proposed subdivision or land development contains, or is situated adjacent to, an existing (or proposed) arterial street or highway designated as a limited-access highway, a marginal access street shall be provided between the arterial street or limited-access highway. The marginal access street shall be provided at a distance suitable for the appropriate use of the land. The Board of Supervisors may also require rear service areas, double frontage lots, or such other treatment to protect abutting properties, reduce the number of intersections with local streets, and to separate local and through traffic.
(7) 
Where adjoining areas are not subdivided, streets shall be designed to provide for the proper projection of streets into the unsubdivided land at some time in the future.
(8) 
No street shall be laid out or opened which extends to, or crosses, any boundary between the Township and another municipality except with the specific approval of the Board of Supervisors and upon such condition as the Board of Supervisors may impose. If the street is proposed to serve a commercial, industrial or a residential area with 50 or more dwelling units in another municipality, the street shall not be approved unless the area is also served by a street in the adjacent municipality, and unless the Township's traffic facilities have adequate capacity to handle the anticipated volume. Where the Township's traffic facilities are incapable of handling the projected traffic loads, the developer may be required to provide financial security for the upgrading and expansion of the necessary facilities.
(9) 
The developer must submit a letter from the local postmaster certifying that the street names selected for the proposed subdivision or land development are not duplications of street names within the same post office service area. The developer shall supply street names to the Township for preparation of street name signs using Township standards. The developer must provide a fee equal to the cost of preparation and installation of such street signs prior to the Township's execution of the development agreement. These fees may be waived should the developer choose to prepare and install the street signs, following approval from the Board of Supervisors. All street signs must be installed prior to the sale of any lots in the development.
A. 
Right-of-way and cartway widths.
(1) 
Minimum widths for each type of public street shall be as follows:
Type of Street
Right-of-Way Width
Feet
Cartway Width
Feet
Arterial
80 to 120
46
Collector
60
24
Local access
50
18
(2) 
Where lots abut existing streets whose rights-of-way are less than Township standards, there shall be dedicated for public use, as part of such existing street, additional right-of-way equal to 1/2 of the total right-of-way needed to satisfy the requirement for new streets under this chapter, or as required by the Board of Supervisors for county and state road rights-of-way.
(3) 
Where lots abut an existing Township street where the cartway is not paved and curbed in accordance with this chapter and the Township's standards, the developer shall be required to pave and curb the street in accordance with the Township's standards for 1/2 of the cartway width along the frontage of the proposed development. The Board of Supervisors may accept other acceptable security in lieu of the actual required paving and curbing. The Board of Supervisors, acting on the advice of the Township Engineer, shall decide if such paving and curbing, or security thereof, shall be required in these instances. The Board of Supervisors may require additional right-of-way and cartway widths when special conditions require it to promote public safety.
(4) 
All streets shall have a uniform width throughout their respective lengths except where otherwise required by the Board of Supervisors pursuant to Subsection B(4).
B. 
Cul-de-sac and dead-end streets.
(1) 
Dead-end streets shall be prohibited, except as stubs (with adequate turning capability) to permit future street extension into adjoining tracts, or when designed as culs-de-sac.
(2) 
A cul-de-sac street serving residential development shall not comprise the sole access for more than 24 dwellings, or a maximum of 250 vehicle trips per day.
(3) 
A cul-de-sac street serving nonresidential development shall not exceed the lesser of 600 feet in length or 500 vehicle trips per day.
(4) 
Cul-de-sac streets, whether permanent or temporary, shall end in a turnaround which has a paved cartway not less than 24 feet in width, with the following exceptions:
(a) 
Hammerhead turnarounds may be provided if the cul-de-sac street does not provide access for more than eight dwelling units.
(b) 
A temporary turnaround shall be provided at the end of dead-end streets which are intended to be extended as through streets in the future. If the length of a dead-end street exceeds the depth of one lot, the temporary turnaround shall be constructed with an all-weather surface, a minimum cartway radius of 25 feet, and its use shall be guaranteed to the public.
(5) 
A "no outlet" sign shall be erected an the entrance to every cul-de-sac or dead-end street, in compliance with the standards of the jurisdiction owning the intersecting street.
C. 
Street alignment.
(1) 
Whenever street lines are deflected by more than 5°, connection shall be made by horizontal curves.
(2) 
The minimum radius at the center line for horizontal curves on collector and arterial streets shall be 300 feet, and for local streets the minimum radius shall be 100 feet.
(3) 
On local access streets, the minimum tangent between reverse curves shall be at least 100 feet; on collector and arterial streets, the minimum tangent shall be at least 250 feet.
(4) 
Safe stopping sight distances shall be provided on both horizontal and vertical curves as measured four feet above grade in accordance with the following table.
Safe Stopping Sight Distances
Design Speed
(mph)
Distance
(feet)
20
110
25
150
30
200
35
250
D. 
Street grades.
(1) 
The minimum grade on all streets shall be 0.5%.
(2) 
The maximum grade on collector or arterial streets shall be less than 10% and on local access streets 12%.
(3) 
Vertical curves shall be used in changes of grade exceeding 1% and shall provide proper sight distances as specified hereinabove.
E. 
Street intersections.
(1) 
Streets shall be all laid out to intersect as nearly as possible at right angles. Local streets shall not intersect with collector or arterial streets at less than a 75° angle; two local streets shall not intersect at less than a 60° angle.
(2) 
The minimum distance between intersections, measured from center line to center line on the same side of the street, shall be 300 feet between local streets intersecting with arterial roads, 300 feet between local streets intersecting with collector streets, and 200 feet between local streets intersecting with local streets, unless the streets are directly opposite each other.
(3) 
Multiple intersections involving the junction of more than two streets shall be avoided. Where this proves impossible, such intersections shall be designed with extreme care for both pedestrian and vehicular safety.
(4) 
Minimum curb radius at the intersection of two local streets shall be at least 20 feet; and minimum curve radius at an intersection of a local street and a collector street, or between two collector streets, shall be at least 25 feet.
(5) 
There shall be provided and maintained at all intersections clear sight triangles of 75 feet in all directions measured along the center line from the point of intersection. Nothing which obstructs the vision of a motorist shall be permitted in this area.
(6) 
Intersections shall be designed with a flat grade wherever practical. Where the grade of any street at the approach to an intersection exceeds 7%, a leveling area shall be provided having a grade of not greater than 3% within 100 feet distance of an intersection on collector roads, and 5% maximum within 50 feet of an intersection as measured from the nearest right-of-way line of the intersecting street.
F. 
Pavement design.
(1) 
All components of the pavement structure shall be designed and constructed in accordance with Pennsylvania Department of Transportation Specifications, Form 408.
(2) 
Minimum requirements. The following shall be considered to be minimum standards for street construction in Township:
Alternates
Type
Local Access Streets
(Inches)
Collector and Arterial Streets
(Inches)
Rigid Pavement
Plain cement concrete
6
6
Subbase
6
6
Flexible Pavements
Surface
ID-2
1-1/2
1-1/2
Base
Bituminous
4
6
Subbase
6 (if required)
6 (if required)
Surface
ID-2
3
3
Base
Crushed aggregate (regular or dense grade)
6
10
Subbase
6 (if required)
9 (if required)
Surface
ID-2
3
3
Base
Modified stone aggregate
8
10
Subbase
6 (if required)
9 (if required)
G. 
Alleys and driveways.
(1) 
Alleys may be permitted as long as they are not used as the only means of access to the lots. In residential developments, alleys shall have a minimum right-of-way of 16 feet, and a minimum cartway of 12 feet.
(2) 
Alleys in nonresidential developments shall have a minimum right-of-way of 20 feet and a minimum cartway of 16 feet.
(3) 
Driveways shall enter public streets at safe locations. No driveway or access drive shall enter a public street closer to an existing intersection than 50 feet, and a reasonable sight distance shall be provided. The maximum grade on residential driveways shall be 12% and on nonresidential driveways shall be 10%. A leveling area for all driveways and access drives shall be provided, for a minimum distance of 20 feet as measured from the back of the right-of-way line, at a maximum grade of 5%.
A. 
Curbs.
(1) 
Curbs shall be required on all new streets in subdivisions or land developments in which the average lot width of interior lots at the required building setback line is 100 feet or less. Curbs may also be required in any subdivision in which the lot areas or lot widths exceed the above minimum, when the center line street grade of any street exceeds 3%. In such cases curbs or other drainage controls shall be installed to properly control surface drainage and protect the streets from erosion.
(2) 
Curbs shall be provided on all streets and parking compounds located within multifamily and apartment building developments.
(3) 
All curbs shall be depressed at intersections to sufficient width to accommodate wheelchairs, and the depression shall be in line with existing sidewalks.
(4) 
Curbs may be either the vertical type or rolled curb and gutter type. Rolled curb and gutter shall not be used on collector streets with the transition from one type of curb to another occurring at street intersections.
(5) 
Curbs should be portland cement concrete placed freestanding or placed monolithic and treated for salt protection with the pavement or bituminous concrete wedge.
Also see Chapter 372, Stormwater Management.
A. 
Lots shall be laid out and graded to provide positive drainage away from buildings. The Board of Supervisors may require a grading and drainage plan for individual lots indicating a buildable area within each lot, complying with the setback requirements, for which positive drainage is assured.
B. 
No person, corporation, or other entity shall block, impede the flow of, alter, construct any structure, or deposit any material or thing, or commit any act which will affect normal or flood flow in any perennial or intermittent watercourse without having obtained prior approval from the Township or Department of Environmental Protection, whichever is applicable.
C. 
Where a subdivision or land development is traversed by a natural watercourse, there shall be provided a drainage easement or right-of-way conforming substantially with the line of such watercourse width.
D. 
The Township will assure that all perennial or intermittent streams, not under the jurisdiction of other official agencies, are maintained open and free-flowing. Easements shall be provided on both sides of the stream for a width of 50 feet.
E. 
The subdivider or developer, and each person, corporation, or other entity which makes any surface changes, shall be required to:
(1) 
Collect on-site surface runoff and dispose of it to the point of discharge into the common natural watercourse of the drainage area.
(2) 
Design drainage facilities to handle runoff from upstream areas, assuming full development of those areas, based upon the Township's Zoning Map.
(3) 
Design, construct, and install such drainage structures and facilities as are necessary to prevent erosion damage to the subdivision or land development, adjacent property and downstream property. Such structures and facilities shall satisfactorily convey such surface waters to the nearest practical street, storm drain, or natural watercourse. Note: detention ponds (dry) may only be used during construction, not to exceed 90 days.
[Amended 4-18-2007 by Ord. No. 4-2007]
F. 
Flow of natural watercourses, to drain all low points along streets, and to intercept stormwater runoff along streets at intervals reasonably related to the extent and grade of the area drained.
G. 
Storm sewers, as required, shall be placed in front of the curb or curbline when located in a street right-of-way. When located in undedicated land, they shall be placed within an easement not less than 15 feet wide, as approved by the Township Engineer, who may require additional width of easement as circumstances warrant.
H. 
Street drainage will not be permitted to cross intersections or the crown of the road.
(1) 
Maximum spacing of street inlets shall not exceed 600 feet.
(2) 
Concrete inlet tops must be treated for salt protection. Cast iron should also be an option.
(3) 
All culvert ends shall be provided with either reinforced concrete headwalls or pipe end sections.
(4) 
Minimum pipe size shall be fifteen-inch diameter.
(5) 
When material for storm drain systems is not specified, PennDOT specifications will govern.
I. 
Basin shall have a minimum of one foot of freeboard above the maximum pool elevation of the basin and basins shall have an emergency spillway capable of discharging the full 100-year post-development storm. Basins should be inspected by the landowner/developer or responsible entity on the following basis:
(1) 
Annually for the first five years;
(2) 
Once every three to five years thereafter;
(3) 
Immediately after the cessation of a 100-year or greater storm event.
J. 
All springs and sump pump discharges shall be collected so as not to flow in the streets or cause damage to adjacent property.
K. 
Stormwater roof drains shall not discharge water directly over a sidewalk, or into sanitary sewers.
L. 
Stabilized outlets shall be provided for footer drains, floor drains, and downspouts and shall not be discharged directly onto streets or roadways.
M. 
The Soils Cover Complex Method of the Natural Resources Conservation Service of the U.S. Department of Agriculture shall be used as the primary means of estimating stormwater runoff.
N. 
The Rational Method may be used for analysis of storm sewer systems and for stormwater management facilities in minor subdivisions, but shall not be used for calculations exceeding 20 acres.
O. 
Where the estimated runoff based upon the above methods is doubtful, several recognized methods should be studied and compared.
P. 
The minimum design criteria shall be a two- and ten-year storm.
Q. 
Runoff calculations must include complete hydrologic and hydraulic design and analysis of all control facilities.
R. 
Control facilities.
(1) 
Permanent control measures/facilities shall be designed to assure that the maximum rate of stormwater runoff is not greater after development than prior to development for a two- and a ten-year storm frequency.
(2) 
Control Facilities shall be designed to meet, as a minimum, the design standards and specifications of the "Erosion and Sedimentation Control Handbook for Townships and Counties."
[Amended 4-18-2007 by Ord. No. 4-2007]
(a) 
Detention ponds (dry) may only be used during construction, not to exceed 90 days.
(b) 
Retention ponds will not be used in North Franklin.
(3) 
A maintenance program for control facilities must be included as part of the grading and drainage plan.
(a) 
Maintenance during development activities of a project shall be the responsibility of the contractor, developer, and owner.
(b) 
Arrangement for maintenance of permanent control facilities after completion of development activities shall be made before approval of final plans is given by the Board of Supervisors.
(c) 
In cases where permanent control facilities are owned by an entity, it shall be the responsibility of that entity to maintain control facilities (e.g., homeowners' association). In such cases, a restrictive covenant shall be included in the deed to the property in perpetuity providing for maintenance of all permanent and nonpermanent erosion control facilities, including the inspection by the Township.
S. 
Performance guarantee. The applicant shall provide a financial guarantee to North Franklin Township for the timely installation and proper construction of all stormwater management controls as required by the approved stormwater plan and this chapter in accordance with § 390-612.
T. 
Maintenance responsibilities.
(1) 
The stormwater management plan for the development site shall contain an operation and maintenance plan prepared by the developer and approved by the municipal engineer. The operation and maintenance plan shall outline required routine maintenance actions and schedules necessary to insure proper operation of the facility(ies).
(2) 
The stormwater management plan for the development site shall establish responsibilities for the continuing operating and maintenance of all proposed stormwater control facilities, consistent with the following principals:
(a) 
If a development consists of structures or lots which are to be separately owned and in which streets, sewers and other public improvements are to be dedicated to the municipality, stormwater control facilities should also be dedicated to and maintained by the municipality.
(b) 
If a development site is to be maintained in a single ownership or if sewers and other public improvements are to be privately owned and maintained, then the ownership and maintenance of stormwater control facilities should be the responsibility of the owner or private management entity.
(3) 
The Board of Supervisors, upon recommendation of the Municipal Engineer, shall make the final determination on the continuing maintenance responsibilities prior to final approval of the stormwater management plan. The Board of Supervisors reserves the right to accept the ownership and operating responsibility for any or all of the stormwater management controls.
U. 
Maintenance agreement for privately owned stormwater facilities.
(1) 
Prior to final approval of the site's stormwater management plan, the property owner shall sign and record a maintenance agreement covering all stormwater control facilities which are to be privately owned. The agreement shall stipulate that:
(a) 
The owner shall maintain all facilities in accordance with the approved maintenance schedule and shall keep all facilities in a safe and attractive manner.
(b) 
The owner shall convey to North Franklin Township easements and/or rights-of-way to assure access for periodic inspections by North Franklin Township and maintenance, if required.
(c) 
The owner shall keep on file with North Franklin Township the name, address and telephone number of the person or company responsible for maintenance activities; in the event of a change, new information will be submitted to the Township within 10 days of the change.
(d) 
If the owner fails to maintain the stormwater control facilities following due notice by North Franklin Township to correct the problem(s), the Township may perform the necessary maintenance work or corrective work and the owner shall reimburse the Township for all costs.
(2) 
Other items may be included in the agreement where determined necessary to guarantee the satisfactory maintenance of all facilities. The maintenance agreement shall be subject to the review and approval of the Municipal Solicitor and Board of Supervisors.
V. 
Schedule.
(1) 
The facility owner shall retain a qualified professional engineer to inspect and submit a certified report to North Franklin Township on the following schedule:
(a) 
Annually for the first five years;
(b) 
Every five years thereafter;
(c) 
Within 30 days following a 100-year-storm event.
(2) 
The inspection report shall state the facility's condition and recommend necessary maintenance to insure adequate operation and compliance with the provisions of this chapter.
W. 
Municipal Stormwater Maintenance Fund.
(1) 
Persons installing stormwater storage facilities shall be required to pay a specified amount to the Municipal Stormwater Maintenance Fund to help defray costs of periodic inspections and maintenance expenses. The amount of the deposit shall be determined as follows:
(a) 
If the storage facility is to be privately owned and maintained, the deposit shall cover the cost of periodic inspections and maintenance performed by the municipality for a period of five years, as estimated by the Municipal Engineer. After that period of time, inspections will be performed at the expense of the municipality.
(b) 
If the storage facility is to be owned and maintained by the municipality, the deposit shall cover the estimated costs for maintenance and inspections for five years. The Municipal Engineer will establish the estimated costs utilizing information submitted by the applicant.
(c) 
The amount of the deposit to the fund shall be converted to present worth of the annual series values. The Municipal Engineer shall determine the present worth equivalents which shall be subject to the approval of the Board of Supervisors.
(2) 
If a storage facility is proposed that also serves as a recreation facility (e.g. ballfield, lake) the Township may reduce or waive the amount of the maintenance fund deposit based upon the value of the land for public recreation purposes.
(3) 
If, at some future time, a storage facility (whether publicly or privately owned) is eliminated due to the installation of storm sewers or other storage facility, the unused portion of the maintenance fund deposit will be applied to the cost of abandoning the facility and connecting to the storm sewer system or other facility. Any amount of the deposit remaining after the costs of abandonment are paid will be returned to the depositor.
Also see Chapter 212, Grading and Excavation.
A. 
Blocks and lots shall be graded to provide proper drainage away from buildings and to prevent the collection of stormwater in pools. Minimum 5% slopes away from structures shall be required.
B. 
Lot grading shall be of such design as to carry surface waters to a storm drain or natural watercourse. Where drainage swales are used to deliver surface waters away from buildings, their grade shall not be less than 1% nor more than 4%. The swales shall be sodded, planted or lined as required by the Pennsylvania DEP's Erosion and Sediment Pollution Control Handbook. A grading and drainage plan shall be required for all subdivisions and land developments, except minor subdivisions.
C. 
No final grading shall be permitted with a cut face steeper in slope than two horizontal to one vertical, except where a concrete or stone masonry wall may be constructed according to sound engineering standards. Plans must be submitted to the Township Engineer for review and approval.
D. 
No final grading shall be permitted which creates any exposed surface steeper in slope than two horizontal to one vertical, except under one or more of the following conditions:
(1) 
The fill is located so that settlement, sliding or erosion will not result in property damage or be hazardous to adjoining property, streets, alleys, or buildings.
(2) 
A written statement from a civil engineer, licensed by the Commonwealth of Pennsylvania and experienced in erosion control, certifying that he has inspected the site and that the proposed deviation from the slope specified above will not endanger any property or result in property damage, is submitted to and approved by the Township Engineer.
(3) 
A wall is constructed to support the face of the fill.
E. 
The top or bottom edge of slopes shall be a minimum of three feet from property or right-of-way lines of streets or alleys in order to permit the normal rounding of the edge without encroaching on the abutting property. All property lines where walls or slopes are steeper than one horizontal to one vertical and five feet or more in height shall be protected by a protective fence no less than three feet in height approved by the Township Engineer.
F. 
All lots must be kept free of any debris or nuisances whatsoever.
A. 
The length, width, shape, and design of blocks shall be determined with due regard to the provision of adequate sites for buildings of the type proposed, to the land use and/or zoning requirements of the Township, the topography of the land being subdivided, and the requirements for safe and convenient vehicular and pedestrian circulation.
B. 
Unless the topography of the land being subdivided or the existing pattern of development in the immediately adjacent area shall be otherwise than herein required, the following minimum standards for the design and size of blocks and lots shall prevail:
(1) 
Blocks shall not exceed 1,600 feet in length, nor be less than 500 feet in length.
(2) 
Residential blocks shall generally be of sufficient depth to accommodate two tiers of lots, except where reverse frontage lots bordering an arterial or collector streets are used, or where, due to the contour of the land, or the necessary layout of the subdivision, there is insufficient depth between intersecting streets for such two tier design.
(3) 
Crosswalks or interior pedestrian walks shall be required in blocks exceeding 1,000 feet in length to provide for pedestrian circulation or access to community facilities. Such walks shall be paved for width of not less than four feet, shall be located in easements not less than 10 feet in width, and shall, insofar as possible, be located in the center of any such block.
(4) 
Blocks for commercial and industrial areas may vary from the elements of design contained in this section if the nature of the use requires other treatment. In such cases, off-street parking for employees and customers shall be provided along with safe and convenient limited access to the street system. Space for off-street loading shall also be provided with limited access to the street system. Extension of streets, railroad access rights-of-way, and utilities shall be provided as necessary.
(5) 
Lot lines shall be substantially at right angles to intersecting street lines or radial to street lines.
(6) 
Lots shall front on a street which has already been dedicated to the Township, or which the subdivider or developer proposes to dedicate to the Township in connection with approval of the final plan. This requirement may be waived by the Board of Supervisors in commercial or industrial subdivisions or land developments where access is proposed to be provided by private streets within the subdivision or land development.
(7) 
The Township shall assign house numbers to each lot within a subdivision.
(8) 
Minimum lot sizes shall be in accordance with Chapter 460, Zoning.
(9) 
Remnants of land smaller than required for a lot shall not be permitted within any subdivision. Such remnants shall be incorporated in existing or proposed lots, or dedicated to public use, if acceptable to the Board of Supervisors.
(10) 
Double frontage lots are prohibited, except in accordance with § 390-508B(2), above.
(11) 
No new residential lots shall be created which front upon an arterial or collector streets, as defined herein, except by special exception.
[Amended 11-21-2000 by Ord. No. 21-2000; 4-18-2007 by Ord. No. 4-2007]
A. 
All subdivided lands shall have, where appropriate, immediate access to a public street. The Township recognizes the need for limited exceptions to this policy, because of unique property configuration, location and access to public streets.
B. 
No subdivision will be approved on a private street or road if more than two lots already front on such street or road, or if, after subdivision, more than two lots will front on such private street or road.
A. 
In order to promote the highest environmental quality possible, the degree to which the applicant of a subdivision or land development plan has preserved existing salient natural features and land forms intrinsic to the site shall be assessed. Terms of approval of a plat may be subject to the manner in which the layout or design of the plan has preserved existing natural features, such as, but not limited to, trees, wooded areas and watercourses.
B. 
Open space. Where the applicant is offering for dedication, or is required by this chapter or Chapter 460, Zoning, to establish a reservation of open space or preserve an area of scenic or historic importance, a "limit of work," which will confine excavation, earth moving procedures and other changes to the landscape, may be required to ensure preservation and prevent despoliation of the character of the area in open space.
C. 
Tree preservation. Whenever possible, trees shall not be removed unless they are located within the proposed street right-of-way, within the proposed building area, or within utility locations and equipment access areas. In areas where trees are retained, the original grade level shall be maintained, if possible, so as not to disturb the trees.
D. 
Topsoil preservation. All of the topsoil from areas where cuts and fills have been made should be stockpiled and redistributed uniformly after grading. All areas of the site shall be stabilized by seeding or planting on slopes of less than 10% and shall be stabilized by sodding on slopes 10% or more and planted in ground cover on slopes 20% or greater.
E. 
Landscaping. For all multifamily, apartment, office, commercial, and industrial subdivisions or land developments, a landscaping plan shall be provided and shall include sufficient plantings for the required open space, planting strips, screenings, formal gardens, shade trees and natural barriers in accordance with the provisions of § 460-1409 of Chapter 460, Zoning.
F. 
Buffer planting requirements. Buffer yard requirements should be as specified in § 460-1409 of Chapter 460, Zoning.
G. 
Preserved landscaping. When there is a conscientious effort to preserve the existing natural integrity and character of a site and where such preservation effectuates areas of woodland and trees comparable to required planting improvements, i.e., landscaping and buffer screening, the plan may be received in lieu of additional landscaping requirements.
H. 
Watercourse protection. Where a subdivision or land development is traversed by a natural watercourse, there shall be provided a drainage easement or right-of-way conforming substantially with the line of such watercourse and of such width as will be adequate to preserve natural drainage. Such easement shall be in addition to the open space required in § 390-510B.
A. 
Although priority should be given to providing recreational facilities for the residents of the proposed subdivision or land development, it is this Township's policy to provide recreational facilities for all the residents of the Township. Centralized facilities are preferred over local neighborhood facilities. New and additional facilities are required in direct proportion to increase in population. Developers causing increases in population by new residences must share in the cost of additional recreational facilities.
B. 
A contribution for recreation purposes shall be made at the rate of $200 per dwelling unit, payable upon and as a condition of obtaining an occupancy permit pursuant to this chapter of this Township Code.
C. 
The requirements of § 390-511(B) shall be noted upon the final subdivision plan, which notation shall be deemed not to constitute a lien or encumbrance on the title of the land.
D. 
All monies paid to the Township in this manner shall be kept in a capital reserve fund established as provided by law. Monies in such fund may be combined for investment purposes, if permitted by law, but shall be used only for the acquisition of land or capital improvements for open space and park and recreation purposes.
E. 
The foregoing provisions of this section shall not apply to any subdivision for which a preliminary plan has been approved by this Township before the effective date of this chapter which provides for active recreational facilities (i.e., swimming pools, tennis courts, baseball/softball fields, etc.) as distinguished from passive recreational facilities (i.e. yards, open play fields, walking trails, etc.); it being the intention of this Township to extend a credit against the monetary contribution above provided to any developer who has heretofore planned to provide active recreational facilities agreeable to the Township.
A. 
General purpose.
(1) 
The Board of Supervisors finds that the minimization of erosion and control of sedimentation in connection with land development and subdivision are in the public interest, affecting public health, safety and welfare, and, therefore, those regulations governing erosion control and sedimentation control are necessary for the Township.
(2) 
No changes shall be made in the contour of the land, no grading, excavating, removal or destruction to 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 processed with and reviewed by the Township Engineer and/or Washington County Soil and Water Conservation District, or there has been a determination by the above entities that such plans are not necessary.
(3) 
No subdivision or land development plan shall be approved unless 1) there has been an erosion and sedimentation control plan approved by the Board of Supervisors, or their designated representatives, that provides for minimizing erosion and sedimentation consistent with this section, and an improvement bond or other acceptable securities are deposited with the Township, or their designated representatives, 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 Board of Supervisors, or their designated representatives, that a plan for minimizing erosion and sedimentation is not necessary.
(4) 
Where not specified in this chapter, measures used to control erosion and reduce sedimentation shall, as a minimum, meet the standards and specifications of the Washington County Soil and Water Conservation District. The Township Engineer, or other designated representatives of the Township, shall ensure compliance with the appropriate specifications, copies of which are available from the Soil and Water Conservation District.
B. 
Performance principles. The following measures are effective in minimizing erosion and sedimentation and shall be included where applicable in the control plan:
(1) 
Stripping of vegetation, regrading, or other development shall be done in such a way that will prevent erosion.
(2) 
Development plans shall preserve salient natural features, keep cut-fill operations to a minimum, and ensure conformity with topography so as to create the least erosion potential and adequately handle the volume and velocity of surface water runoff.
(3) 
Whenever feasible, natural vegetation shall be retained, protected, and supplemented.
(4) 
The disturbed area and the duration of exposure shall be kept to a practical minimum.
(5) 
Disturbed soils shall be stabilized as quickly as practicable.
(6) 
Temporary vegetation and/or mulching shall be used to protect exposed critical areas during development.
(7) 
The permanent final vegetation and structural erosion control and drainage measures shall be installed as soon as practical in the development.
(8) 
Provisions shall be made to effectively accommodate the increased runoff caused by changed soil and surface conditions during and after development. Where necessary, the rate of surface water runoff will be structurally retarded.
(9) 
Sediment in the runoff water shall be trapped until the disturbed area is stabilized by the use of debris basins, sediment basins, silt traps, or similar measures.
C. 
Grading for erosion and other environmental controls. In order to provide suitable sites for building and other uses, improve surface drainage, and control erosion, the following requirements shall be met:
(1) 
Streets shall be improved to a mud-free or otherwise permanently passable condition as one of the first items of work done on a subdivision or development. The wearing surface shall be installed in accordance with § 390-504F and as approved in the final plan.
(2) 
Provisions shall be made to prevent surface water from damaging the cut face of excavations or the sloping surfaces of fills, by installation of temporary or permanent drainage across or above these areas.
(3) 
Fill shall be placed and compacted so as to minimize sliding or erosion of the soil.
(4) 
Fills placed adjacent to watercourses shall have suitable protection against erosion during periods of flooding.
(5) 
During grading operations, necessary measures for dust control will be exercised.
(6) 
Grading equipment will not be allowed to enter into flowing streams. Provisions will be made for the installation of temporary or permanent culverts or bridges.
D. 
Responsibility.
(1) 
Whenever sedimentation damage is caused by stripping vegetation, grading or other development, it shall be the collective responsibility of the land developer and subdivider, and of the contractor, person, corporation and other entity causing such sedimentation to remove it from all adjoining surfaces, drainage systems and watercourses and to repair any damage at his expense as quickly as possible.
(2) 
Maintenance of all erosion and sedimentation control facilities during the construction and development period is the responsibility of the land developer or subdivider.
(3) 
It is the responsibility of any developer or subdivider, and any person, corporation, or other entity doing any act on or across a communal stream, watercourse or swale, or upon the floodplain or right-of-way, to maintain as nearly as possible in its present state the stream, watercourse, swale, floodplain or right-of-way during the pendency of the activity, and to return it to its original or equal condition after such activity is completed.
(4) 
The subdivider or land developer shall provide and install, at his expense, in accordance with Township requirements, all drainage and erosion control improvements (temporary and permanent) shown on the erosion and sediment control plan.
E. 
Compliance with regulations and procedures.
(1) 
The Board of Supervisors, or their designated representative, in their consideration of all preliminary plans of subdivision and land development, shall condition its approval upon the execution of erosion and sediment control measures as contained in §§ 390-512B and 390-512C hereof, as well as 25 Pa. Code, Chapter 102.
(2) 
The installation and design of the required erosion and sediment control measures shall be in accordance with standards and specifications of the Washington County Soil and Conservation District.
F. 
Stream channel construction. Stream channel construction on watersheds with drainage areas in excess of one-half square mile, or in those cases where downstream hazards exist, will conform to criteria established by the Pennsylvania Department of Environmental Protection, Dam Safety and Encroachments Act,[1]and 25 Pa. Code Chapters 105 and 106.
[1]
Editor's Note: See 32 P.S. § 693.1 et seq.
G. 
Neither the submittal of any plan, granting of any approval, or issuance of any permit as required by § 390-512 shall relieve the land developer/landowner or agent thereof of the responsibility of submitting plans or acquiring approvals and permits as required by 25 Pa. Code Chapter 102.
A. 
Purpose. The specific purposes of these special provisions are:
(1) 
To regulate the subdivision or development of land within any designated floodplain area in order to promote the general health, welfare, and safety of the community.
(2) 
To require that each subdivision lot in flood-prone areas be provided with a safe building site with adequate access; and that public facilities which serve such uses be designed and installed to preclude flood damage at the time of initial construction.
(3) 
To prevent individuals from buying lands which are unsuitable for use because of flooding by prohibiting the improper subdivision or development of unprotected lands within the designated floodplain districts.
B. 
Abrogation and greater restrictions. To the extent that this section imposes greater requirements or more complete disclosure than any other provisions of this chapter, in any respect, or to the extent that the provisions of this section are more restrictive than such other provisions, it shall control such other provisions of this chapter.
C. 
Disclaimer of municipal liability. The grant of a permit or approval of a plan for any proposed subdivision or land development to be located within any designated floodplain area shall not constitute a representation, guarantee, or warranty of any kind by the Township or by any official or employee thereof of the practicability or safety of the proposed use, and shall create no liability upon the Township, its officials, employees or agents.
D. 
Application procedures and requirements.
(1) 
Preapplication procedures.
(a) 
Prior to the preparation of any plans, it is suggested that prospective developers consult with the Pennsylvania Department of Environmental Protection concerning soil suitability when on-site sewage disposal facilities are proposed.
(b) 
Prospective developers shall consult the County Conservation District representative concerning erosion and sediment control and the effect of geologic conditions on the proposed development. At the same time, a determination should be made as to whether or not any flood hazards either exist or will be created as a result of the subdivision or development.
(2) 
Preliminary plan requirements. The following information shall be required as part of the preliminary plan and shall be prepared by a registered engineer or surveyor:
(a) 
Name of engineer, surveyor, or other qualified person responsible for providing the information required in this section.
(b) 
A map showing the location of the proposed subdivision or land development with respect to any designated floodplain area, including information on, but not limited to, the 100-year flood elevations, boundaries of the floodplain area or areas, proposed lots and sites, fills, flood or erosion protective facilities, and areas subject to special deed restrictions.
(c) 
Where the subdivision or land development lies partially or completely within any designated floodplain area, or where the subdivision of land development borders on a floodplain area, the preliminary plan map shall include detailed information giving the location and elevation of proposed roads, public utilities, and building sites. All such maps shall also show contours at intervals of five feet, and shall identify accurately the boundaries of the floodplain areas.
(d) 
Such other information as is required by this chapter.
(3) 
Final plan requirements. The following information shall be required as part of the final plan and shall be prepared by a registered engineer or surveyor:
(a) 
All information required for the submission of the preliminary plan incorporating any changes requested by the Board of Supervisors.
(b) 
A map showing the exact location and elevation of all proposed buildings, structures, roads, and public utilities to be constructed within any designated floodplain area. All such maps shall show contours at intervals of five feet within the floodplain area and shall identify accurately the boundaries of the flood-prone areas.
(c) 
Submission of the final plan shall also be accompanied by all required permits and related documentation from the Department of Environmental Protection, and any other commonwealth agency or local municipality, where any alteration or relocation of a stream or watercourse is proposed. In addition, documentation shall be submitted indicating that all affected adjacent municipalities have been notified in advance of the proposed alteration or relocation. The Department of Community Affairs, and the Federal Insurance Administration shall also be notified in advance of any such proposed activity, and proof of such notification shall be submitted in advance of the Planning Commission meeting at which such plan is to be considered.
E. 
Design standards and improvements in designated floodplain areas.
(1) 
General.
(a) 
Where not prohibited by this or any other laws or ordinances, land located in any designated floodplain area may be platted for development with the provision that the developer construct all buildings and structures to preclude flood damage in accordance with this and any other laws and ordinances regulating such development.
(b) 
No subdivision or land development, or part thereof, shall be approved if the proposed development or improvements will, individually or collectively, increase the 100-year flood elevation more than one foot at any point.
(c) 
Building sites for residences or any other type of dwelling or accommodation shall not be permitted in any floodway area. Sites for these uses may be permitted outside the floodway area in a floodplain area if the lowest floor (including basement) is elevated to the regulatory flood elevation. If fill is used to raise the elevation of a site, the fill area shall extend laterally for a distance of at least 15 feet beyond the limits of the proposed structures and access shall meet the requirements of § 390-513E(3) hereinbelow.
(d) 
Building sites for structures or buildings other than for residential uses shall not be permitted in any floodway area. Sites for such structures or buildings outside the floodway in a floodplain area shall be protected as provided for in § 390-513E(1)(c) above. However, the Board of Supervisors may allow the subdivision or development of areas or sites for commercial and industrial uses at an elevation below the regulatory flood elevation if the developer otherwise protects the area to that height or assures that the buildings or structures will be floodproofed to the regulatory flood elevation.
(e) 
If the Board of Supervisors determines that only a part of a proposed plat can be safely developed, it shall limit development to that part and shall require that development proceed consistent with this determination.
(f) 
When a developer does not intend to develop the plat himself and the Board of Supervisors determines that additional controls are required to insure safe development, they may require the developer to impose appropriate deed restrictions on the land. Such deed restrictions shall be inserted in every deed and noted on every recorded plat.
(2) 
Drainage facilities.
(a) 
Storm drainage facilities shall be designed to convey the flow of surface waters without damage to persons or property. The system shall insure drainage at all points along streets, and provide positive drainage away from buildings and on-site waste disposal sites.
(b) 
Plans shall be subject to the approval of the Board of Supervisors. The Board of Supervisors may require a primary underground system to accommodate frequent floods and a secondary surface system to accommodate larger, less frequent floods. Drainage plans shall be consistent with local, county and regional drainage plans. The facilities shall be designed to prevent the discharge of excess runoff onto adjacent properties.
(3) 
Streets and driveways. The finished elevation of proposed streets and driveways shall not be more than the one foot below the regulatory flood elevation. Profiles and elevations of streets and driveways to determine compliance with this requirement and as required by other provisions of this chapter shall be submitted with the final plan. Drainage openings shall be sufficient to discharge flood flows without unduly increasing flood heights.
(4) 
Sewer facilities. All sanitary sewer systems located in any designated floodplain area, whether public or private, shall be floodproofed up to the regulatory flood elevation.
(5) 
Water facilities. All water systems located in any designated floodplain area, whether public or private, shall be floodproofed up to the regulatory flood elevation.
(6) 
Other utilities and facilities. All other public or private utilities and facilities, including gas and electric, shall be elevated or floodproofed up to the regulatory flood elevation.
A. 
Sanitary sewers. All sanitary sewers shall be designed in accordance with the requirements of the Pennsylvania Department of Environmental Protection (PaDEP) as to flows, capacities, manholes and supports and cover, but in no case will a slope of less than 1% be approved. In addition to these requirements, all service lines and lateral service lines shall be extended to the property line of the property being served. Required vents shall be so located that they will not permit the entry of surface water or stormwater into the sanitary sewer. All construction related to sanitary sewers shall be in conformity with the Township Standards.
B. 
Septic tanks. Where sanitary sewer service is unavailable, septic tanks for individual homes or buildings may be installed and used until such time as sanitary sewer service shall become available. Septic tanks shall be designed and constructed in conformity with the minimum requirements of the Federal Housing Administration and PaDEP, and must be approved by the Washington County Health Department.
C. 
All storm and sanitary sewer installations, including laterals and house connections, shall be certified as meeting Township standards and good engineering practice by the Zoning Officer or Township Engineer.
A. 
All subdivisions and land developments shall specify the depth from the surface to underlying mining as closely as can be determined using available data from the Bureau of Mines or other local sources of information.
B. 
Any subdivision or land development where mining has occurred within 100 feet of the surface on any portion of the parcel shall be required to submit a detailed engineering study describing the areas of potential mine subsidence and the methodology to protect the future development from mine subsidence. Included with these plans shall be a description of core borings taken at surveyed points. These plans shall be prepared by a registered engineer with previous experience in mine reclamation and development of mine subsidence areas. The study shall be reviewed by the Township Engineer who shall make comments on the methodology used in the study and the potential means of development of this area given the hazards of the underlying mining. The developer may be required by the Board of Supervisors to complete all or portions of the recommended methodology to correct any mining subsidence hazards. Such a determination shall consider the advice of the Township Engineer regarding the evaluation of the developer's study and the suitability of the site for the proposed development. In any case, the Board of Supervisors may require additional information if it can not adequately determine the level of mine reclamation necessary for the safe development of the parcel.
The Board of Supervisors may require a traffic analysis to be completed by a qualified traffic consultant for any proposed subdivision exceeding 10 lots or any land development. Said analysis shall address the anticipated traffic impact on all roads in the vicinity of the subdivision or development, including those not directly abutting the subdivision or development. All applicable state and local requirements shall be considered in the traffic analysis. The subdivider or developer can be required to pay for all, or a portion of, the cost of off-site traffic improvements which are required in part due to the development.
Detailed plans and specifications (herein, before and after "township standards") shall specify how any improvements required by this chapter shall be constructed. The township standards shall include, without limitations, street standards and sewer standards. The township standards in effect on the date of enactment of this chapter are hereby adopted and made a part hereof as if fully set forth herein.
If water is to be provided by means other than by private wells owned and maintained by individual owners of lots, applicants shall present evidence to the Board of Supervisors, that the lots are to be supplied 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 said certificate, a cooperative agreement, or a commitment or agreement to serve the area in question, whichever is appropriate, shall be acceptable evidence.