[Ord. No. 386, 4/14/2020]
1.
The developer shall install, at no expense to the Township, all the improvements shown on the final plat and required by this chapter or any condition attached to the Township's approval in accordance with the standards outlined in Part 4 and with the requirements of this Part.
2.
The Board of Supervisors, at its discretion, may modify the improvements required of the developer, in accordance with the procedures outlined in Part 7 of this chapter for granting modifications, where unusual conditions are present and where normal application of the requirements would jeopardize the public safety or the safety of any occupants of the plan or subdivision or abutting properties.
[Ord. No. 386, 4/14/2020]
1.
Monuments and markers cannot be set within the plan prior to grading
of the streets. Monuments shall be set permanently at the intersections
of all lines forming angles in the boundary of any subdivision, land
development or mobile home park. Prior to acceptance of the streets,
monuments shall be set at points of changes of direction along all
street lines. The cost of the placement of the monuments shall be
included in the preparation of development costs.
2.
Monuments shall be made of precast concrete 30 inches long by six
inches square in cross section and shall be set flush with the ground
level. A brass pin shall be set in the top of each monument and scored
or marked to indicate the exact point of crossing of the intersection
lines.
3.
Markers may be of solid metal at least 30 inches long and 3/4 of
an inch in outside diameter and shall be driven into the ground to
finished grade. They shall be scored to indicate the exact point of
crossing of intersecting lines.
4.
Any monuments or markers that are removed shall be replaced by a
registered surveyor at the developer's expense until such time
as the developer's involvement in the subdivision or land development
plan ceases, after which abutting property owners shall share the
expense.
[Ord. No. 386, 4/14/2020]
1.
Streets shall be graded, surfaced and improved to the widths and
dimensions shown on plans, profiles and cross-sections submitted by
the developer and approved by the Board of Supervisors.
2.
Streets shall be constructed in accordance with the standards of
construction and specifications as adopted by resolution of the Board
of Supervisors and the design standards of § 402 of this
chapter.
3.
The size of the storm drainage structures shall be computed by using
"Rational Method" or other comparable contemporary engineering standard.
Structures shall be in accordance with the Township Grading Ordinance.[1] Slopes of banks measured perpendicular to the center line
of the street shall be measured in accordance with the Township Grading
Ordinance.
4.
All cement concrete shall be Pennsylvania Department of Transportation
Class AA and shall be installed in accordance with current Pennsylvania
Department of Transportation specification, Publication 408.
5.
All bituminous concrete pavement shall be installed in accordance
with the current Pennsylvania Department of Transportation specifications.
[Ord. No. 386, 4/14/2020]
1.
Street name signs shall be placed at all street intersections within
the plan and at the intersections of all existing and proposed streets.
The street name signs are to be provided by the Township and conform
to the Township specifications.
2.
Signs and supports will be provided by the Township at the developer's
expense and installed by the Township in accordance with the Township
standards.
[Ord. No. 386, 4/14/2020]
1.
Streetlights shall be provided by the developer in all major subdivisions,
land development plans or mobile home parks. Streetlights shall also
be provided where the Township determines that lighting will improve
a dangerous traffic situation. Streetlights must be installed at all
intersections of streets in subdivisions.
2.
Lights shall be on their own standards and shall be served from an
underground source. The developer shall be responsible for payment
of the installation as determined by the electric utility.
3.
Lights and standards shall be mutually acceptable to the Township,
the developer and the electric company.
4.
The HOA shall assume the costs of electric power after installation,
except that owners of subdivisions, land developments or mobile home
parks in which streets remain as private thoroughfares shall bear
the costs of electric power.
[Ord. No. 386, 4/14/2020]
1.
Sidewalks shall be required to be constructed on one side of all
arterial and collector streets and in major subdivisions. Sidewalks
shall be constructed to the main entrance of a subdivision. The Board
of Supervisors reserves the right to require sidewalks on any other
streets it deems necessary.
2.
On sidewalks constructed for access to a building on grades exceeding
8%, steps, step ramps, landings and suitable railing shall be installed.
3.
Sidewalks shall be at least four feet in width or, if pedestrian
traffic appears to warrant it, wider, at the direction of the Planning
Commission.
4.
Sidewalks shall be concrete at least four inches thick on four inches
of crushed stone and reinforced with six-inch by six-inch grid no.
8 welded wire fabric. Cut joints shall occur not less frequently than
every six feet and expansion joints not less frequently than once
every 30 feet. Surfaces shall receive a nonskid finish, and be sloped
for drainage. Cement concrete shall be Pennsylvania Department of
Transportation Class AA and shall be installed in accordance with
current Pennsylvania Department of Transportation Specification 408.
5.
Sidewalks shall be placed in the street right-of-way, preferably
separated from the street curb by at least two feet, or in their own
rights-of-way when crossing blocks.
6.
Standards of the Americans with Disabilities Act (ADA) shall be applicable
to the design and construction of sidewalks.
7.
All sidewalk maintenance will be the responsibility of the property
owner for which the sidewalk fronts.
[Ord. No. 386, 4/14/2020]
1.
Every structure in any subdivision, land development plan or mobile
home park shall be connected to a public sanitary sewerage disposal
system, when available.
2.
A public sanitary sewerage disposal system shall be considered "available"
to a subdivision, land development plan or mobile home park when the
interceptors, collectors, laterals or sewerage treatment plant of
the existing public system are within the appropriate distance, as
defined by the Code of the Township of North Strabane, of the subdivision,
land development plan or mobile home park and all necessary rights-of-way
can be obtained.
3.
When a subdivision, land development plan or mobile home park is
proposed in an area of the Township that has been designated by the
Township or by the Authority serving it by an official plan or plan
revision of a Sewage Facilities Plan (Act 537 Plan) as an area to
be connected to the public sanitary sewerage disposal system in the
future, the developer may elect to construct, in accordance with the
standards of the Authority, the necessary interceptors, collectors,
laterals or other facilities connecting to the public sanitary sewerage
disposal system.
4.
Where a subdivision, land development plan or mobile home park is
proposed beyond the future reach of the public sanitary sewerage disposal
system, as described in the official plan or plan revision of the
Sewage Facilities Plan (Act 537, most recent update[1]) of the Township, the developer shall provide individual
on lot septic systems as agreed upon by the Township or a disposal
system acceptable to the Department of Environmental Protection of
the Commonwealth of Pennsylvania and the North Strabane Township Municipal
Authority.
[1]
Editor's Note: See the Pennsylvania Sewage Facilities Act,
35 P.S. §§ 750.5 et seq.
5.
Before any sewer interceptor, collector or lateral which will become
a part of the public sanitary sewerage disposal system is covered
with dirt or other material, it shall be inspected by the Authority
and shall not be covered until authorized by the Authority. On-lot
septic systems shall be inspected before covering by the Township
Sewage Enforcement Officer, and the person shall authorize covering
of such system.
6.
Storm sewers, footer drains and down spouts shall not be connected
to the sanitary sewers.
7.
Sanitary sewers shall not be less than eight inches inside diameter,
and lateral lines shall not be less than four inches inside diameter.
[Ord. No. 386, 4/14/2020]
1.
The developer shall provide within his subdivision, land development
plan or mobile home park a complete water supply system acceptable
to the Authority or company providing service in the area, when available.
A water supply system shall be considered available where adjacent
to, or within a reasonable distance of, the proposed plan and all
necessary rights-of-way can be obtained.
2.
Where the plan is proposed in an area that has been designated by
the Township or by the Authority or company serving it as an area
to be connected in the future, the developer may elect to construct
the necessary water distribution system to meet the Authority or company
standards and connect to the then-existing public system.
3.
Where a plan is proposed beyond the likely future reach of the public water supply system, the developer shall provide individual systems on each lot or a supply system acceptable to the State Department of Environmental Protection in the case of a development plan or mobile home park, if permitted by the Township Zoning Ordinance (Chapter 27).
4.
Before any waterline is covered, it shall be inspected by the Authority
or company which will supply the water. No line shall be covered until
directed by the Authority or company.
5.
All water supply systems shall meet the requirements of the State
Department of Environmental Protection as to quality, quantity and
pressure.
6.
Where connection has been or will be made to a public system, the
installation shall include fire hydrants at street intersections or
at a reasonable distance from all existing structures, measured along
the most likely route that the fire company would utilize to lay its
lines, following established roadways or other reasonable means of
access. The location of fire hydrants shall be reviewed by the fire
company in whose coverage the plan lies, and its recommendations shall
guide approval of the location of hydrants. The installation of hydrants,
where required, shall be guaranteed to the Township under the bond
covering installation of other improvements in the plan or by a separate
surety bond or certified check. The type of hydrant shall be subject
to approval by the Township.
7.
Water distribution lines shall be not less than eight inches inside
diameter.
8.
Water supply shall be adequate for the size of the structures proposed
as specified by the Insurance Service Office (ISO) Standards for Required
Fire Flows.
9.
Booster pumps must be installed by the developer where sufficient
pressure for both domestic and fire protection cannot be achieved
as determined by the water system supplier. No occupancy permits will
be issued until the booster pump is installed.
[Ord. No. 386, 4/14/2020]
1.
All electric and telephone lines serving any subdivision, land development
plan or mobile home park not in the rights-of-way of streets existing
prior to the development shall be placed underground in street rights-of-way
or other recorded easements, in accordance with P.U.C. Order of July
8, 1970. Any exceptions shall be made only after successful appeal
to the P.U.C.
2.
Where easements or rights-of-way are shared by several utilities,
each shall be placed with respect to the requirements of the others
relative to separation, depth, etc.
3.
Transformers, switch gear and other appurtenances to electric and
telephone systems shall be placed either in secured vaults in the
ground or pad mounted in secured steel containers made as inconspicuous
as possible by landscaping.
4.
The developer shall submit his utility plans to each utility involved.
No final approval for a subdivision or land development plan may be
given until written approval has been received from each utility.
[Ord. No. 386, 4/14/2020]
In any areas of the Township where maps or data prepared by the U.S. Department of Housing and Urban Development, Flood Insurance Administration (Flood Hazard Area Maps), indicate a floodplain exists, development of any kind proposed to take place within or adjacent to such floodplain shall not be approved and no building permits for construction shall be issued until the requirements of the North Strabane Township Floodplain Management Ordinance (Chapter 8) have been met.
[Ord. No. 386, 4/14/2020]
1.
Where a subdivision, land development or mobile home park plan includes
earth disturbance, the appropriate Department of Environmental Protection
land disturbance permit and/or National Pollution Discharge Elimination
System (NPDES) permits shall be obtained prior to final issuance of
a grading permit approval by the Township. All regulations and guidelines
of the regulatory agencies shall be complied with. In development
exempt from receipt of formal permits, approval by the Washington
County Soil Conservation District shall be obtained prior to final
plan approval by the Township. The plan shall include as a minimum:
A.
The topography of the project area.
B.
Types, depth, slope and area extent of the soils throughout the project
area.
C.
Proposed alteration of the area.
D.
Amount of runoff from the project area and the upstream watershed.
E.
The proposed staging of earthmoving activities.
F.
Temporary and permanent control measures and facilities for use while
earthmoving is in progress and after work is completed as permanent
installation.
G.
Proposed construction schedule.
2.
The preparer of the erosion and sedimentation control plan shall
use as a guide the Chapter 102 regulations and the "Erosion and Sedimentation
Pollution Control Manual" of the Pennsylvania Department of Environmental
Protection (DEP).[1]
[1]
Editor's Notes: See 25 Pa. Code Ch. 102, Erosion and Sediment
Control.
3.
The developer shall be responsible for the following:
A.
Restoration of disturbed areas including off-site borrow or spoil
areas until surface stabilization is accomplished. Restoration shall
include maintenance of sedimentation control facilities during stabilization
period and removal of unnecessary control facilities at end of stabilization
period with planting of disturbed areas resulting from such removal.
All erosion and sedimentation controls must be removed upon the NPDES
termination and prior to the bond for the grading permit being released.
B.
Removal of sedimentation created by the project from all adjoining
surfaces, drainage systems and watercourses and repair of damage thus
created.
C.
Maintenance of all watercourses and drainage facilities within his
development until stabilization of surfaces is achieved.
D.
Prevention of any alteration of flow in established watercourses
crossing his development unless approved by the Department of Environmental
Protection (DEP).
E.
Provision of drainage easements or rights-of-way to contain watercourses
crossing his development in approximately the existing alignment of
such watercourses and of sufficient width to preserve natural drainage.
4.
Where a developer proposes to alter the land surface drainage patterns,
the person shall:
A.
Collect runoff from the development for discharge at stabilized points
entering the natural watercourse of the drainage area.
B.
Design his drainage system to accommodate stormwater runoff generated
from the potential full development of the area upstream from his
property.
C.
Provide and install all erosion and sedimentation control measures
and facilities at his expense in accordance with the approved erosion
and sedimentation control plan.
[Ord. No. 386, 4/14/2020]
1.
All areas of a subdivision, land development plan or mobile home
park to be developed with streets, residential lots or sites, recreation
areas or other uses shall be graded to ensure positive drainage away
from structure.
2.
Storm sewers, culverts and related installations shall be provided
to ensure the controlled flow of natural watercourses and to guarantee
the drainage of all low points along the curb or gutter lines, as
well as at intervals related to slope, of all streets in or adjacent
to the plan. Where driveways cross gutter lines or on streets without
curbs, they shall be designed to allow passage of stormwater along
the gutter line or passage via a pipe below the driveway entrance
of proper type and size to carry the runoff. In no case shall stormwater
flowing down a driveway be permitted to cross a public street.
3.
In designing the storm drainage system, the developer shall use as
his guide the publication "Urban Hydrology for Small Watersheds,"
Technical Release No. 55, U.S. Department of Agriculture, Soil Conservation
Service, June 1986, and as amended. The pre-development condition
of the parcel to be developed shall consider the state of the land
surface on the date that the developer entered into an agreement to
purchase the property. The developer may pass through stormwater originating
upstream of his property, but if the person elects to control it,
bypass devices the person installs shall be capable of handling the
100-year twenty-four-hour peak flow, and the person may trade off,
as compensation for such installations, control measures that would
normally be required on his property, provided that the total control
system results in equal or better protection for downstream properties.
If a property is to be laid out in lots, no reduction in lot size
shall be permitted to accommodate storm drainage detention structures.
The developer shall consult with the Washington County office of the
Soil Conservation Service before developing his storm drainage plans.
The Township and others reviewing a stormwater control plan will use
discretion in considering unusual conditions, such as drainage from
several basins on the same property under development.
4.
The stormwater drainage plan of a subdivision, land development plan
or mobile home park shall be designed to ensure that, after development,
stormwater does not leave the property at a greater velocity or volume
per second than before development commenced.
A.
Volumes of runoff from the drainage area(s) must be calculated to
determine the sizing of temporary and permanent facilities to control
stormwater and erosion. For the purpose of this Part, storm events
are based on the amount of runoff during a period of 24 hours, as
follows:
|
Storm Frequency
|
Inches of Rainfall
|
|---|---|
|
2-year
|
2.3
|
|
5-year
|
3.3
|
|
10-year
|
3.9
|
|
25-year
|
4.4
|
|
100-year
|
5.2
|
B.
Storm sewer system within a development shall be designed to handle
the peak rate of runoff from a twenty-five-year frequency storm. Where
the provisions of federal and state laws impose a greater design frequency,
particularly in areas where drainage systems cross highways, they
shall prevail.
C.
All stormwater retention/detention facilities shall be designed on
the basis of providing adequate control for all storm frequencies
of a twenty-four-hour duration up to and including the twenty-five-year
storm. All designs shall provide emergency overflow facilities for
the 100-year, twenty-four-hour duration storm, unless positive measures
are installed to control the inflow so as not to exceed the safe capacity
of the retention/detention facility.
D.
The retention volume required shall be that necessary to handle runoff
of a twenty-five-year, twenty-four-hour duration storm from the development,
less that volume discharged during the same duration at the approved
release rate.
E.
The approved peak release rate of stormwater from all retention/detention
facilities for any storm event shall be that which was experienced
prior to development for the twenty-four-hour duration of the same
storm event up to and including the twenty-five-year storm.
F.
Storm sewers shall be designed utilizing the Rational Method with
a Pennsylvania Department of Transportation twenty-five-year storm
from their intensity duration charts.
5.
Detention areas, where required to impede runoff, shall be designed
to meet or exceed the following standards:
A.
Except where a permanent pond is approved by the Board of Supervisors,
detention areas shall be designed to drain completely.
B.
The area to be occupied by the dam shall be cleared of all topsoil
and/organic materials prior to construction. The dam shall be built
up in layers not to exceed six inches in depth with equipment providing
95% compaction at optimum moisture conditions. The top of the dam
shall be constructed 10% higher than its designed height to allow
for settlement. Geotechnical Inspection and certification by a Geotechnical
engineer must be provided.
C.
The settled elevation of the top of the dam at its lowest point shall
be not less than one foot above the maximum water level to be impounded
behind the dam and not less than two feet above the elevation of the
emergency spillway.
D.
The surfaces of the dam shall be planted in a mixture of perennial
quick-catching grasses.
E.
The face of the dam shall not slope on either face less than one
foot of vertical rise for each two feet of horizontal run and not
more than a total on both faces of one foot of vertical rise for each
five feet of horizontal run.
F.
The horizontal drainpipe passing through the dam shall be smooth
steel, Schedule 40 or heavier, or reinforced concrete pipe with equivalent
strength and hydraulic characteristics. Anti-seepage collars shall
be placed not less than 28 feet apart along the length of the pipe.
Each collar shall be fabricated of not less than one-fourth-inch steel
plate, shall extend not less than two feet in all directions at right
angles from the outer face of the pipe, shall be welded in place all
around, and shall be completely enclosed within the dam fill.
G.
The top of the outlet structure to drain the pond shall be not less
than three feet in height above the invert elevation of the horizontal
pipe, shall have openings not less than four inches in diameter, and
shall be fitted with an anti-vortex device and a trash rack. All outlet
structures shall be constructed of concrete. Metal structures are
not permitted.
H.
The emergency spillway shall be capable of passing the flow created
by 100-year storm.
I.
The low edge of a parking area, curbed or not, may serve the purpose
of an emergency spillway to pass the overflow from a stormwater detention
area, provided that the embankment below the edge is well stabilized
with planting materials and the angle of the slope will not encourage
erosion, in the opinion of the Township and other reviewing agencies.
The maximum depth of water on a parking area used for stormwater management
purposes shall not exceed eight inches.
J.
All detention facilities and their associated grading must not be
located on residential lot and be on their own parcel.
K.
Access for maintenance for all detention area must be provided and
constructed as shown on the site plan.
6.
The owner or developer, when required by the Township, shall enter
into a legal agreement approved by the Township Solicitor which shall
hold the Township harmless from any and all liability relating to
storm drainage collection and its discharge during construction of
the system and thereafter. The agreement shall also make provisions
for maintenance of the system(s) constructed. The owner or developer
shall secure, where necessary, off-site easements for storm drainage.
7.
In order to maintain positive flows, all stormwater inlets shall
have a minimum of one foot of fall in the cartway.
8.
All inlets shall be placed on common lot lines or in the middle of
a lot, so as to not conflict with the driveway locations.
9.
Stormwater basins shall be on their own parcel of land and can be
congruent with required buffers and/or open space.
10.
Maintenance Standards for Stormwater Management Facilities. The following
requirements are established for the ownership and maintenance of
said facilities:
A.
Nonresidential facilities and maintenance thereof shall become the
responsibility of the property owner.
B.
In any case where a homeowners' association is established,
operation and maintenance of retention or detention facilities shall
become the responsibility of that entity.
C.
In cases where there is no homeowners' association, and stormwater
facilities are constructed that are "detention" in nature, and constructed
in accordance with the Township standards, and approved by the Township
Manager or their designee, the Township may consider acceptance of
the facility as a part of the public improvements. The developer shall
provide (to the permanent North Strabane Township Perpetual Maintenance
and Repair Fund for Stormwater Facilities) an amount determined by
the Township Manager or their designee which, at a rate of 6% per
annum, will provide sufficient interest income per year to the annual
maintenance of such facilities.
|
Example: Maintenance
|
$250 per year = $4,166.67 deposit
|
|
$500 per year = $8,333.33 deposit
|
(1)
Prior to the Township approving the final plan upon which stormwater
facilities are shown for dedication to the Township, the developer
or owner shall provide to the Township satisfactory surety as approved
by the Township Solicitor to ensure the payment of said required maintenance
amount to North Strabane Township Perpetual Maintenance and Repair
Fund for Stormwater Facilities, at the completion of construction
and prior to acceptance by the Township Manager or their designee.
Under no circumstances will the Township accept facilities that are
considered to be "retention" in nature.
11.
The costs of review and inspection by the Township Engineer of the
stormwater management system as proposed by the developer shall be
borne by the developer, whether or not the plan is ultimately approved.
The Engineer shall review such changes as the developer may make in
his plan for compliance with the Engineer's recommendations and
shall advise the Board of Supervisors whether the revised plan is
in compliance or not. The Board shall direct the Engineer to inspect
an approved dam during its various stages of construction and to point
out to the contractor, the developer and Board any deviations from
the design as approved.
12.
Catch basins shall be pre-cast concrete meeting at least the standards
of the current edition of Pennsylvania Department of Transportation's
specification sheet RC-52. Catch basins shall be located no further
apart than 400 feet, measured between catch basins on the same side
of the street. All catch basin in roadways shall have a minimum of
one inch of fall from one side of the road to the other.
13.
Graded areas shall be stabilized with erosion resisting plantings
placed immediately after the completion of grading. Graded slopes
produced by placing fill earth over the preexisting surface shall
be keyed into the original grade.
14.
Swales or open channels intended to provide drainage between lots
shall be established and easements provided where necessary. No property
owner shall be permitted to alter, fill or disrupt the operation of
an open channel.
15.
All persons, partnerships or corporations intending to excavate, fill or grade land in the Township shall be required to apply for a grading permit under the terms of Township Ord. No. 162, as amended (Chapter 9)[1], and shall have a valid grading permit in their possession prior to the start of any grading work. Work shall be undertaken in conformance with the requirements of Ord. No. 162 (Chapter 9).
[Ord. No. 386, 4/14/2020]
1.
In addition to all applicable standards specified in §§ 501
through 512, land developments, as defined herein, which propose multifamily
dwelling units or any nonresidential development shall comply with
the following standards:
A.
Coverage of the Property by Buildings. The property shall contain adequate space for required off-street parking, truck servicing and landscaping and shall not exceed the maximum lot coverage requirements of the Township Zoning Ordinance (Chapter 27).
B.
Setbacks of Buildings. Buildings shall be set back as required by the Township Zoning Ordinance (Chapter 27).
C.
Parking on the Property. Automobile parking spaces on the property shall be provided as required by the Township Zoning Ordinance (Chapter 27). Circulation into and through the parking area shall be the simplest possible, given the property size and shape. Advantage within the parking area shall be given the pedestrian. A fire lane shall be maintained around those sides of the building abutting the parking areas not less than 30 feet in depth, such distance measured from the face of the building to the edge of the nearest row of parking spaces. Where the ground beyond the edge of the parking area slopes downward and cars are to be parked at right angles to the slope, wheel stops or a curb shall be provided at the edge of the pavement. Parking spaces shall be marked off in traffic paint with lines not less than six inches wide.
D.
Access into the Property.
(1)
Where there are 50 or more units, a minimum of two public points
of access must be constructed. If an arterial or collector road serves
the subject development and said development is constructed on both
sides of the said road, the two points of access shall be constructed
on each side of the road.
(2)
Access into the property shall only be made at curb cut locations
approved by the Board of Supervisors. Not more than two such access
points shall be permitted if the property frontage is less than 400
feet on one street or no more than three access points if frontage
length is greater than 400 feet. Where a property fronts on two or
more streets, one access point may be required on each secondary street
in addition to those on the principal access street. A PennDOT highway
occupancy permit shall be obtained for all points of access onto a
state highway, and all site plans shall have this requirement noted
on the plan.
(3)
Access points shall be located to provide maximum sight distances
for car drivers leaving the property and those on the abutting street.
A sight distance of not less than 200 feet in each direction along
the street at each access point shall be considered an optimum condition,
measured 42 inches above the pavement at the access point. Obstructions
on the property reducing sight distances shall be removed.
(4)
Developers shall be responsible for providing permanent structures,
in the form of curbs, landscaped areas or other barriers, to limit
access to the approved locations. Access points shall not be less
than 24 feet nor more than 35 feet wide. Where curbing is employed,
a curb radius of not less than 25 feet shall be provided at the intersection
of the public street and access drive. The Board of Supervisors may
require, at its option, that certain access points be limited to specific
movements into or out of the property in order to ensure maximum public
safety. Further, the Board may require, in the case of large parking
areas, that entering traffic must proceed at least 60 feet along the
access drive into the property before turning into a parking lane.
(5)
In lieu of and solely at the discretion of the Board of Supervisors,
the Township may accept one of the aforesaid access points, if more
than one access is required, to be from an adjacent property, provided
that an express, permanent grant of access is provided by the adjacent
property owner to the applicant.
E.
Truck Loading Areas. When businesses receive and/or ship goods on the property, a loading area or areas for that purpose shall be provided in accordance with the requirements of the Township Zoning Ordinance (Chapter 27). Loading areas shall be set aside independent of off-street parking areas and arranged so that delivery vehicles may enter and leave the servicing area moving in a forward direction. Loading areas shall be to the side or rear of the commercial or industrial building.
F.
Pedestrian Walkways. Where parking spaces on a property are located
in excess of 140 feet from the building they are designed to serve,
a pedestrian walkway shall be provided in the parking area not less
than four feet in width connecting the parking spaces to the entrances
to the building. Such pedestrian walkways may occur between rows of
parking spaces where the spaces are at right angles to the building
or along the ends of rows where the spaces are arranged parallel to
the building. A walkway along the edge of the parking area adjacent
to the building, raised six inches above the parking area shall be
provided connecting to the building entrances. A handicapped ramp
or ramps shall be constructed between the parking area and raised
walkway adjacent to the building.
G.
Stormwater.
(1)
Stormwater shall be controlled on the property or properties
upon which it falls. Stormwater shall not be allowed to leave the
property at a greater velocity or volume per second than prior to
development nor to create erosion of ground surfaces either on the
property or downstream of it. Where easements must be secured for
passage of stormwater over downstream properties, they shall be secured
by the developer in writing.
(2)
Stormwater management facilities shall be provided in accordance
with the requirements of § 512 of this chapter.
(3)
Where an already developed property is to be further improved
and a severe stormwater problem exists, the Board of Supervisors shall
require remedial action to be taken by the developer to relieve the
problem as a condition of approving the plan. In addition to providing
for storm drainage, the developer shall prepare an erosion and sedimentation
control plan in accordance with § 511 of this chapter.
H.
Lighting of Property. In addition to those requirements of the Zoning Ordinance ([Chapter 27), the following conditions apply:
(1)
Parking and pedestrian areas on the property shall be lighted
to create a level of not less than 0.5 footcandle when measured three
feet above the pavement throughout the paved areas on the property.
Such lighting may be from freestanding lampposts within the parking
areas, from nearby streetlights or from lights as not to create glare
conditions on adjacent streets or properties. Light standards in parking
areas shall be protected from accidental damage by vehicles.
I.
Landscaping. In addition to those requirements of the Zoning Ordinance (Chapter 27), the following conditions apply:
(1)
All areas of the property not paved or occupied by buildings
shall be landscaped and maintained. At least 5% of the area of the
property lying between the abutting street and the principal building
or buildings on the property shall be set aside for landscaping. Where
the property abuts two streets, at least 8% of the area between the
streets and principal building or buildings shall be set aside for
landscaping. Lot areas not covered by buildings, sidewalks, pavement
or other improvements shall be seeded with grass or other appropriate
ground cover material compatible with the landscape and architectural
design and condition of the surrounding areas.
(2)
Landscaping may take the form of grassed areas, shrubbery, trees,
ground cover, mulching materials, boulders or other features in combination
and shall conform to accepted minimum standards. Landscaping materials
shall not obstruct sight distances at access points to the property.
(3)
The developer shall post a performance bond and a maintenance
bond or other security satisfactory to the Township Solicitor in an
amount approved by the Township Engineer, equal to the estimated cost
of the landscaping to guarantee implementation of the landscaping
plan and a percentage of the amount of the landscaping bond to be
held for two complete growing seasons to ensure stabilization and
growth of the landscaping materials.
J.
Garbage and Trash Containers. In addition to those requirements of the Zoning Ordinance (Chapter 27), the following conditions apply:
(1)
All organic rubbish and discarded materials shall be placed
in tight, verminproof containers on the property and shall be secured
in side or rear yards screened from public view by means of a solid
face fence or wall. Containers shall be emptied not less frequently
than once a week. On properties where food is served in paper containers,
covered waste receptacles shall be conspicuously located on the premises
for use by patrons. The management shall be responsible for maintaining
the property free of litter.
K.
Appearance of Buildings. Where several commercial or industrial buildings
occupy the same property, or several commercial or industrial enterprises
occupy the same building, there shall be an architectural continuity
in the design of the facades of the building or buildings facing the
street or streets to which the property has access. Evidence of continuity
may be shown by the use of a common wall finishing material, common
size, height and lettering style of signs, and similar window and
door sizes, heights and arrangements. Unpainted concrete block walls
will be permitted only where they are hidden from public view and
from the view from nearby residential properties.
L.
Use of Trailers or Shipping Containers on a Commercial or Industrial
Property. No vehicle towed to a site or driven there shall be used
for purposes of storage of materials or goods, for temporary expansion
of a business, or for sales or display of goods.
