The following principals of subdivision and land development, general requirements and minimum standards of design shall be observed by the applicant in all instances.
A. 
All portions of a tract being subdivided shall be taken up in lots, streets, public lands or other proposed uses so that remnants and landlocked areas shall not be created.
B. 
When less than an entire tract is being subdivided or developed, the application shall make adequate provision for the balance of the tract to be logically developed in conformity with the requirements of this chapter, Chapter 320, Zoning, and all other applicable ordinances.
C. 
Applicants shall use best efforts to preserve tree stands, waterways, scenic points, historic sites and other community assets and landmarks.
D. 
Subdivision and land developments shall be planned to minimize cut or fill in connection with the installation of improvements.
E. 
In all respects in which standards for requirements are not set forth herein or referenced hereunder, the applicable requirements of the Pennsylvania Departments of Transportation and Environmental Preservation shall govern. All work shall be performed in the manner prescribed in the standard specifications of said departments.
F. 
Where, due to special conditions existing on the subject property, a literal enforcement of the provisions of this chapter and/or its accompanying appendixes and regulations would result in unnecessary hardship, the Board of Supervisors may make such reasonable exceptions thereto as will not be contrary to the public interest and will be in conformity with existing community development. Such exceptions may be made subject to such reasonable conditions as the Board, in its discretion, may determine.
G. 
The applicant shall construct and install, with no expense to the Township, the streets and improvements specified within this chapter. Construction and installation of such improvements shall be subject to inspection by appropriate Township officials during the progress of the work, and the subdivider, developer or builder shall pay for such inspection.
A. 
Monuments shall be indicated on all final plans on all corners of the original tract, except when the corners fall within a road right-of-way, and on one side of the right-of-way of new streets at angle points, beginning and end of curves, corners and as otherwise required. Monuments shall be installed upon completion of a new street. Monuments shall be thirty inch long concrete hexahedron with a four inch square top and a six inch square bottom. A drill hole shall indicate the exact location of the point.
B. 
Markers shall be indicated on all final plans and located at all lot corners that are not monuments. Markers shall be thirty-six-inch-long iron or steel pipes or bars.
A. 
Public streets.
(1) 
General.
(a) 
Streets shall be graded to the full width of the right-of-way and improved to the grades and dimensions shown on the approved final plans, profiles and cross sections for the tract.
(b) 
Street name signs, as well as other appropriate streets signs, shall be provided by the developer. Their design and location shall be approved by the Board of Supervisors.
(c) 
Streets shall follow natural contours of the land where practical, so as to reduce excessive ground disturbance.
(d) 
The developer shall consider solar access when locating streets so as to provide a lot design which facilitates utilizing natural illumination and heating of buildings.
(e) 
New half or partial streets shall be prohibited, except where essential to reasonable subdivision of a tract. Satisfactory assurance for dedication of the remaining part of the street shall be given. Such partial street shall be provided with a temporary turnaround.
(2) 
Design.
(a) 
Streets shall be designed and constructed in accordance with standards and specifications adopted from time to time by the Board of Supervisors.
(b) 
No more than two streets shall intersect at the same point.
(c) 
Right angle intersections shall be used where possible, and the angle of intersection shall not be less than 75°.
(d) 
Whenever a subdivision abuts an arterial or collector street or road, the Board of Supervisors may require restriction of access to said street or road.
(e) 
Where it is determined that public safety will be promoted, the following shall be required:
[1] 
Clear sight triangles at intersections, including driveway intersections.
[2] 
Deceleration and acceleration lanes adjacent to subdivision entrances.
[3] 
Left-turn lanes to serve subdivision entrances.
(f) 
Sheet pavement width:
Type of Street
Minimum Pavement Width
(Feet)
Arterial highways and major streets, four lanes
48
Arterial highways, two lanes
20 to 24
Collector streets
22
Minor streets and rural roads
20
Alleys
14
(3) 
Cul-de-sac streets.
(a) 
Dead-end streets are prohibited, unless designed as cul-de-sac streets.
(b) 
Streets permanently designed with a cul-de-sac shall not exceed 750 feet in length, nor be less than 250 feet in length.
(c) 
A cul-de-sac shall be provided with a right-of-way having a radius of 60 feet and a cartway width having a radius of 45 feet.
(d) 
When planting circles are proposed, cartway width within the cul-de-sac turnaround shall be a minimum of 30 feet. Where future extension is considered practical and desirable by the Board of Supervisors, the turnaround right-of-way shall be placed adjacent to the tract boundary to provide for the extension.
(e) 
Drainage of cul-de-sac streets shall preferably be towards the open end.
B. 
Private streets.
(1) 
Private streets are prohibited within subdivisions unless adequate off-street parking is shown to exist and proper maintenance of all improvements is guaranteed by the developer or landowner organization.
(2) 
A maintenance agreement forming a private corporation of all involved lots shall be presented to the Board, noted on the final plan and included in the deed to each participating lot.
(3) 
There shall be a note on each preliminary and final plan indicating those streets that are not intended for dedication.
(4) 
Private streets shall adhere to all design standards of a public street.
A. 
Insofar as reasonably practical, side lot lines should be at right angles to straight street lines and radial to curved street lines.
B. 
Lot lines should follow municipal boundaries where practical.
C. 
Lots shall conform to the provisions of Chapter 320, Zoning.
D. 
Reverse frontage lots are required if feasible by reasonable design and engineering standards along all streets except subdivision streets.
A. 
The length, width and shape of blocks shall be based on providing safe and convenient vehicular and pedestrian circulation and the natural features of a tract.
B. 
Blocks shall have a minimum length of 500 feet and a maximum length of 1,500 feet.
C. 
Blocks shall have a depth which accommodates two lots of minimum size. Where the block fronts on an arterial road, the block depth may be reduced to one lot deep to permit reverse frontage access.
A. 
At the time of construction, all principal buildings shall be provided with an on-site sanitary sewage disposal system meeting the design standards of Title 25, Chapter 73, Rules and Regulations of the Pennsylvania Department of Environmental Resources. Systems shall be in accord with any county or local plan.
B. 
Where on-site sanitary sewage facilitates are to be utilized, each lot shall be supplied with adequate area and dimensions to accommodate two absorption fields at least 20 feet apart, designated as primary and backup absorption areas and with appropriate isolation distances. The backup absorption area shall be made an easement and restricted to be free of all structures. Both absorption areas shall meet the standards set by the Pennsylvania Department of Environmental Protection or other commonwealth agencies.
C. 
Soil percolation tests shall be performed for all subdivisions. Tests shall be made in accordance with the procedure required by the Department of Environmental Protection, as executed by the County Health Department, at a minimum rate of one test per lot; area of said test to be considered the primary absorption area. Deep hole tests shall be performed for both the primary and backup absorption areas. For each proposed lot in an on-lot sewage management district, as defined Chapter 254, Article I, On-Lot Sewage Disposal Systems,, a percolation test of the backup absorption area must be performed in addition to tests mandated in this § 282-506 of this chapter. Percolation tests of backup absorption areas on lots not in on-lot sewage management districts may be performed at the discretion of the governing health department.
A. 
Each lot shall be provided with an individual on-site water supply system. Lots shall be of appropriate area and dimensions to provide proper isolation distances.
B. 
The developer will provide a minimum of one test well for each 10 proposed dwelling units, with a minimum of one test well for each major subdivision, to assure an adequate supply of water is available. This is required for subdivisions in formations noted for marginal water yields or adjacent to developed lands which rely on individual wells.
C. 
For subdivisions with 50 or more units or operations each requiring a well with anticipated use in excess of 3,000 gallons per day, a water resources impact study shall be submitted, including but not limited to:
(1) 
Site hydrology analysis;
(2) 
Anticipated water needs;
(3) 
Projected draw down effect on the aquifer;
(4) 
Type and number of wells proposed;
(5) 
Determination of the system that would have the least effect on the aquifer.
D. 
If water is to be provided by means other than by private wells owned and maintained by the individual owners of lots within the subdivision or development, applicants shall present evidence that the subdivision or development is to be supplied by a certificated 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.
A. 
Storm drainage facilities shall be provided, as necessary, to permit unimpeded flow of natural watercourses, insure adequate drainage of low points along streets and provide drainage away from sewage tile fields and foundations.
B. 
Storm drainage facilities shall be designed to maintain the existing peak rate of flow off the property. Subsurface drainage facilities (dry wells, infiltration trenches, etc.) are required unless soil conditions render them impractical.
C. 
Design criteria.
(1) 
Drainage system.
(a) 
Design element: catch basins, gutters, pipes, swales, etc.
(b) 
Return period: 10 years; 25 years in and from sump.
(c) 
Methodology for discharge determination: Rational Method.
(2) 
Culverts.
(a) 
Design element: pipe or box culverts.
(b) 
Methodology: Standards and Specifications for Infiltration Practices prepared by Maryland Department of Natural Resources.
D. 
Other design methodologies then those specified in Subsection C, above, may be used if adequate documentation is furnished demonstrating their validity.
E. 
Pipes are required under driveways crossing the roadside swale. The minimum pipe size is 15 inches. The driveway pipe shall have adequate cover to avoid crushing under normal traffic. A detail on the driveway pipe shall be shown on the preliminary and improvement construction plans.
F. 
Driveways shall be designed so that stormwater runoff does not result in erosion debris being carried onto the street.
A. 
Ground disturbance during construction shall be kept to a minimum so as to preserve natural vegetation. All ground surfaces not covered by paving or structures shall be protected with vegetative growth.
B. 
All streets shall be provided with shade trees planted within the right-of-way not more than three feet from the edge of the right-of-way. Trees shall be planted on each side of the street with a minimum of one tree per 50 linear feet, except that no trees shall be planted within the clear sight triangles of intersections.
C. 
Shade trees shall be at least eight feet in height and 1.5 inches in caliper, measured 4.5 feet from the ground.
D. 
No portion of tree masses having a caliper of four inches or greater, measured 4.5 feet from the ground, shall be removed, unless diseased or aged, or clearly necessary for completion of a subdivision or land development. Applicants shall make all reasonable efforts to protect and preserve existing trees and desirable vegetation.
E. 
See Appendix G for acceptable landscaping materials.[1]
[1]
Editor's Note: Appendix G is included as an attachment to this chapter.
A. 
The specific purposes of these provisions are:
(1) 
To regulate the subdivision and/or development of land within any designated floodplain district in order to promote the general health, welfare and safety of the community.
(2) 
To require that each subdivision lot in flood-prone areas include a safe building site with adequate access, and that public facilities which serve such uses be designed and installed to minimize flood damage.
(3) 
To protect individuals from buying lands which are unsuitable for use because of flooding by prohibiting the improper subdivision and/or development of unprotected lands within the designated floodplain districts.
B. 
General provisions.
(1) 
Abrogation and greater restrictions. This chapter supersedes any ordinances currently in effect in flood areas. However, any other applicable ordinances shall remain in full force and effect to the extent that those provisions are more restrictive.
(2) 
Municipal liability. The grant of a permit or approval of a plan for any proposed subdivision and/or land development to be located within any identified floodplain area or district shall not constitute a representation, guarantee, or warranty of any kind by the municipality or by any official or employee thereof, of the practicability or safety of the proposed use, and shall create no liability upon the municipality, its officials or employees.
C. 
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) 
A map showing the location of the proposed subdivision and/or land development with respect to any identified floodplain area or district, including information on the 100-year flood elevations.
(c) 
Where the subdivision and/or land development lies partially or completely within any identified floodplain area or district, the preliminary plan map shall include the following information:
[1] 
The location and elevation of proposed roads, utilities and building sites, fills, flood or erosion protection facilities.
[2] 
The 100-year flood elevations.
[3] 
Areas subject to special deed restrictions. All such maps shall show contours at intervals of two or five feet depending upon the slope of the land and identify accurately the boundaries of the identified floodplain areas or districts.
(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 information required in this section.
(b) 
A map showing the location of the proposed subdivision and/or land development with respect to any identified floodplain area or district, including information on the 100-year flood elevations.
(c) 
Where the subdivision and/or land development lies partially or completely within any identified floodplain area or district or where such activities border on any identified floodplain area or district, the preliminary plan map shall include the following information:
[1] 
The location and elevation of proposed roads, utilities and building sites, fills, flood or erosion protection facilities.
[2] 
The 100-year flood elevations.
[3] 
Areas subject to special deed restrictions.
(d) 
All such maps shall show contours at intervals of two or five feet depending upon the slope of the land and identify accurately the boundaries of the identified floodplain areas or districts.
(3) 
Final plan requirements.
(a) 
The following information shall be required as part of the final plan and shall be prepared by a registered engineer or surveyor:
[1] 
All information required for the submission of the preliminary plan incorporating any changes requested by the Board.
[2] 
A map showing the exact locations and elevation of all proposed buildings, structures, roads and public utilities to be constructed within any identified floodplain area or district. All such maps shall show contours at intervals of two feet and identify accurately the boundaries of the floodplain areas.
(b) 
Submission of the final plan shall also be accompanied by all required permits and related documentation required by 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 of the proposed alteration or relocation. The Department of Community and Economic Development and the Federal Insurance Administrator shall also be notified whenever any such activity is proposed.
D. 
Design standards for improvements in designated floodplain districts.
(1) 
General.
(a) 
Where not prohibited by this chapter or any other laws or ordinances, land located in any identified floodplain area or district may be platted for development with the provision that the developer construct all buildings and structures to preclude flood damage in accordance with this chapter and other laws and ordinances regulating such development.
(b) 
Building sites for residences or any other type of dwelling or accommodation shall not be permitted in any identified floodplain area or district. Sites for these uses may be permitted outside the floodplain if the sites or dwelling units are elevated up to the regulatory flood elevation. If fill is used to raise the elevation of a site, the fill areas shall extend out laterally for a distance of at least 15 feet beyond the limits of the proposed structure.
(c) 
Building sites for structures or buildings other than for residential uses shall also not be permitted on any floodplain area or district. Also, such sites for structures or building outside the floodplain shall be protected as provided for in Subsection D(1)(b), above. However, the governing body may allow the subdivision and/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 building or structures will be floodproofed at least up to that height.
(d) 
If Hopewell Township determines that only a part of the proposed plat can be safely developed, it shall limit development to that part and shall require that development proceeds consistent with this determination.
(e) 
When a developer does not intend to develop the plat himself and Hopewell Township determines that additional controls are required to insure safe development, it 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) 
Excavation and grading. Where any excavation or grading is proposed or where any existing tree, shrubs or other vegetative cover will be removed, the developer shall consult with the County Conservation District representative concerning plans for erosion and sediment control and also obtain a report on the soil characteristics of the site so that a determination can be made as to the type and degree of development the site may accommodate. Before undertaking any excavation or grading, the developer shall obtain a grading and excavation permit if such is required by the municipality.
(3) 
Drainage facilities.
(a) 
Storm drainage facilities shall be designed to convey the flow of stormwater runoff in a safe and efficient manner. The system shall insure proper drainage along streets, and provide positive drainage away from buildings.
(b) 
Plans shall be subject to the approval of the Township. The Township may require a primarily underground system to accommodate frequent floods and a secondary surface system to accommodate larger, less frequent floods. Drainage plans shall be consistent with local and regional drainage plans. The facilities shall be designed to prevent the discharge of excess runoff onto adjacent properties.
(4) 
Street. The finished elevation of proposed streets shall not be more than the one foot below the regulatory flood elevation. The Township may require profiles and elevations of streets to determine compliance with the requirements. Drainage openings shall be sufficient to discharge flood flows without unduly increasing flood heights.
(5) 
Sanitary sewer facilities. All sanitary sewer systems, whether public or private, shall be floodproofed up to the regulatory flood elevation.
(a) 
The installation of sewage disposal facilities requiring soil absorption systems shall be prohibited where such systems will not function due to high groundwater, flooding, or unsuitable soil characteristics or within designated floodplain areas or districts. The Township may require that the developer note on the face of the plat and in any deed of conveyance, the soil absorption fields are prohibited in any such area or district.
(b) 
The Township may prescribe adequate methods for waste disposal. If a sanitary sewer system is located on or near the proposed subdivision and/or land development, the Township shall require the developer to provide sewage facilities to connect to this system where practical, and shall prescribe the procedures to be followed by the developer in connecting to the system.
(6) 
Water facilities. All water systems, whether public or private, shall be floodproofed up to the flood elevation. If there is an existing public water supply system on or near the subdivision, the Township shall require the developer to connect to this system where practical, and shall prescribe the procedures to be followed by the developer in connecting to the system.
(7) 
Other utilities and facilities. All other public and private utilities and facilities, including gas and electric, shall be elevated or floodproofed up to the regulatory flood elevation.