Township of Moore, PA Required Improvements and Design Standards

Grading and seeding of road or street rights-of-way and grading and seeding of slopes outside the road or street right-of-way.

Grading and seeding of all drainage swales on public property, or within public easements.

Grading and seeding of all open space and recreations areas to produce a smooth usable surface and accomplish proper drainage, unless the open space and recreation area is intended to remain in a natural or undisturbed condition.

Implementation of soil erosion control and sedimentation control facilities.

Replacement of topsoil and vegetative restoration in disturbed areas not stabilized with building, paving or other nonvegetative ground cover.

Removal of temporary soil erosion and sedimentation control facilities when they are no longer required.

Street or road subbase, base and paving.

Curbs and gutters.

Sidewalks, crosswalks and pathways.

Underground facilities for electric, telephone and television cable lines.

Storm sewers and drainage facilities.

A public or centralized sanitary sewer disposal system including but not limited to sanitary sewer laterals, submains, mains and a treatment plant (if required).

A public or centralized water supply and distribution system, including but not limited to wells, pumping equipment, water laterals and submains.

Street name signs at all street intersections and regulatory signs.

Permanent monuments and lot pins.

Fire hydrants and streetlighting.

Trees and landscaping.

Recreation area improvements.

Open space and/or recreation areas.

Off-site improvements. When the development or subdivision proposed is of such a nature as to cause a specific overload on an existing Township and/or public facility, the developer and the Township shall work together to take corrective action required to alleviate the overload. The developer is encouraged to propose such corrective action required, including any action which he is willing to undertake to make the necessary corrections or any contribution he is willing to make toward the cost of the necessary correction.

§ 260-31 Modifications, waivers, and deferments of requirements.

The standards of design in this chapter should be used to judge the adequacy of subdivision and land development proposals. Where, in the opinion of the Township Planning Commission, the literal application of these standards in certain cases would work undue hardship or be plainly unreasonable, the Township Planning Commission may recommend to the Supervisors such reasonable exceptions as will not be contrary to the public interest. All modifications granted shall be consistent with § 260-72.

The Board of Supervisors may also approve deferring certain improvements/requirements until some future date. If deferments are granted, the final plan must note the specific improvements/requirements and note the timing of compliance with specific responsibilities for their construction.

§ 260-32 Construction of facilities.

The developer shall construct and install, with no expense to the Township, the streets, curbs, sidewalks, water mains, sanitary and storm sewers, surface drainage facilities, fire hydrants, landscaping, monuments, lot pins, streetlighting and other facilities and utilities specified in this chapter on or adjacent to the subdivision or development being proposed and off-site, as may be required. Construction and installation of such facilities and utilities shall be subject to inspection by appropriate Township, public agency, or public utility officials during the progress of the work and shall be in conformance with the standards and specifications of the Township, the public agency or public utility regulating the improvement.

§ 260-33 General standards.

The following principles of subdivision and land development, general requirements and the minimum standards of design, shall be observed by the developer in all instances:

Low-lying land subject to flooding shall not be plotted for residential development or for such other uses as may involve danger to health, safety, morals and general welfare of the citizens.

All subdivision and land development plans shall show the location of existing and proposed structures and impervious cover (e.g., driveways and parking areas). All subdivisions and land development plans shall contain a note as follows: "Individual lot owners are responsible to ensure that the lots are graded in conformance with the plan's stormwater design. In any case, each lot owner assumes responsibility for the grading of each private lot outside of any Township right-of-way or Township easement."

When a new public or centralized public water supply is proposed for a subdivision or development, the developer shall obtain from the Pennsylvania Department of Environmental Protection certificates of approval as to the quality and adequacy of the water supply proposed to be utilized by the developer and approval of the type and construction methods to be employed in the installation of the proposed water supply system.

Soil testing shall be undertaken prior to preliminary subdivision or development approval to assure that adequate on-site sewage disposal systems can be provided when connection to the Township sewer system is not possible or practical.

Proposed subdivisions and land development shall be coordinated with the existing nearby neighborhood so that the community as a whole may develop harmoniously. Provision shall be made to assure that the street patterns, pedestrian facilities, open space and recreation facilities, and any other public facilities included in a proposed subdivision shall complement the existing or proposed streets shown on the current Township Official Map, and on nearby planned and/or approved developments.

Improvement construction requirements will be completed in accordance with Township regulations and standards, the Pennsylvania Department of Transportation construction specifications, the Pennsylvania Department of Environmental Protection regulations, or regulations or standards of other appropriate agencies or public utility, whichever specifications shall result in the more favorable interpretation of this chapter by the Board of Supervisors.

All proposed subdivision and land developments shall be consistent with Chapter 300, Zoning, and the Official Map.

The final subdivision or land development plan shall contain the following legend:

[Added 8-7-2007 by Ord. No. 2007-03]

Prior to the issuance of a building permit or commencement of construction for any individual lot or parcel shown hereon, the applicant shall submit to the Township Engineer for review and approval, three copies of a final grading plan drawn at a scale of one inch equals 20 feet. The grading plan shall be sealed by the professional engineer or land surveyor responsible for the preparation of the plan. The plan shall contain the following information:

Lot lines with bearings and distances, lot area, locations of all existing and proposed lot corner monumentation, and tax parcel identification number for the subject property.

Existing and proposed contour elevations at intervals of two feet, including the subject lot, adjoining street(s) and 50 feet beyond the subject property, as approved on the final grading plan. If the average slope of the property is less than 3%, contour elevations at intervals of one foot shall be provided.

Spot elevations for the first-floor level of any structure, primary on-lot sewage disposal systems (where applicable), finished road elevations, at point of entry, and any other area as deemed necessary by the Township Engineer.

North reference, building restriction lines, easements, and rights-of-way within or adjacent to the subject property.

(e)

Locations, sizes, and elevations of all existing or proposed storm drainage structures within or adjacent to the subject property.

(f)

All property adjoiners and names of adjoining street(s).

(g)

Locations of all percolation test holes and soil probes and the locations and dimensions of primary and secondary on-lot, sewage disposal systems, where applicable.

(h)

The exact location and dimensions of any proposed structure, appurtenant structure, road or driveway, with tie-in dimensions to property line.

(i)

Individual lot soil erosion and sedimentation controls in accordance with the approved subdivision plan or current conservation district standards.

(j)

All covenants and conditions from the plan of record, if the subject property is part of an approved and recorded subdivision plan.

§ 260-34 Streets and roads - general requirements.

All new streets, culs-de-sac and widened portions of all existing rights-of-way intended for public use shall be dedicated to the Township or state, subject to final acceptance based on compliance with the following requirements:

Arrangements. Streets shall be arranged and considered in relation to both existing and planned streets, as shown on the Township Official Map, and located to allow proper development of surrounding properties in accordance with the Comprehensive Plan.

Construction details. All construction details for street improvements shall be reviewed and approved by the Township Engineer.

Street planning. Proposed streets shall be properly related to the road and highway plans of the state and Township.

Traffic pattern. Local residential streets shall be laid out to discourage through traffic, but provisions for street connections into and from adjacent areas will be generally required.

Street classification. The Township Engineer, with the approval of the Board of Supervisors, shall determine the classification of streets, e.g., arterial, collector or local.

Conformity with topography. Street profile grades shall be adjusted to the contour of the land to produce usable lots and streets of reasonable grade. A transition slope from the right-of-way line to the elevation of the abutting property(s) must be provided.

Grading. Street shoulder strips shall be graded to the full width of the street right-of-way. If areas adjacent to the right-of-way permit stormwater to drain toward the right-of-way, grading shall be done in such a way as to prevent silting or erosion within the street right-of-way.

Street width. The minimum widths of the right-of-way and the paving shall not be less than those of an existing street of which the new street is to be a continuation.

All proposed streets and streets adjacent to a development or along the frontage of a proposed development shall meet the following requirements. If an existing street does not meet these requirements, the developer is required to upgrade the street to meet these requirements by improving the road or paying a contribution to a Township road improvement fund (if so adopted by the Township):

	Width in Feet
Type	Ultimate Right-of-Way	Paving
Arterial street or highway	80	44
Collector street	60	32
Local street	60 or 50 depending on development type	36, 32 or 28 depending development type

Arterial roads shall have an eighty-foot design right-of-way minimum and at least two fourteen-foot traffic lanes and two paved eight-foot pull-off lanes/shoulders. Curbs and/or sidewalks are required at the discretion of the Board of Supervisors.

Collector roads shall have a sixty-foot design right-of-way minimum, and at least two twelve-foot traffic lanes and two four-foot paved shoulders. Curbs and sidewalks are required at the discretion of the Board of Supervisors.

Local streets shall have a fifty-foot right-of-way minimum for single-family detached lot subdivisions and sixty-foot right-of-way for nonresidential or townhouse and multifamily subdivisions or subdivisions with densities of three dwelling units per acre or more.

In nonresidential developments and residential developments with townhouses or multifamily dwellings or with a density of three dwelling units per acre or more, the local street shall consist of at least;

Sixty-foot right-of-way.

Two ten-foot traffic lanes.

Two eight-foot parking/gutter lanes.

Total paved width 36 feet.

Concrete curb and concrete sidewalk are required in residential subdivisions.

In residential subdivisions with a density of less than three dwelling units per acre but more than one dwelling unit per acre, the local street shall consist of at least;

Fifty-foot right-of-way.

Two twelve-foot traffic lanes.

Two four-foot paved shoulders/gutters lanes.

Total paved width 32 feet.

Concrete curb and concrete sidewalk.

In residential subdivisions with a density of one or less than one dwelling unit per acre the local streets shall consist of at least;

Fifty-foot right-of-way.

Two ten-foot traffic lanes.

Two four-foot paved shoulders.

Total paved width 28 feet.

Concrete curb.

All paved shoulders, pull-off lanes, gutters and widened portions of road are to be constructed to the same standard as required for the abutting road, but the cross-slope shall be 4% (where curb is not proposed).

Residential density for the purpose of this section of this chapter shall be interpreted as being the number of dwelling units in the total development divided by the area of the development, excluding dedicated street rights-of-way and dedicated park or open space areas.

Cul-de-sac construction standards shall be the same as construction standards for local streets.

Wearing course may not be applied without specific permission from the Township.

All major subdivisions shall have two points of access via public roads. For subdivisions proposing less than 20 lots, one of the points may be a road extension to an undeveloped property. For subdivisions proposing 20 lots or more, two points of access to existing public roads must be provided.

§ 260-35 Streets and roads - specific requirements.

Where necessary for public safety and convenience, additional street widths or paving may be required as determined by the Board of Supervisors upon the advice of the Township Engineer.

Where existing public or private streets traversing or bordering the subdivision or land development do not provide the proper widths or alignment, in accordance with this chapter, the developer shall upgrade the road in accordance with this chapter by improving the road to Township Standards or contributing to a Township road improvement fund (if so adopted by the Township).[1] The developer shall also be responsible to ensure proper access to his development, which may include the installation of a traffic light(s).

Editor's Note: Ord. No. 2006-7, on file in the Township offices, established a Roadway Improvement Fund and provided that the formula which is used to calculate contributions to the fund may be set from time to time by resolution of the Township Board of Supervisors.

Culs-de-sac may be approved at the discretion of the Board of Supervisors. Culs-de-sac, when permitted, shall be provided with a right-of-way diameter of at least 100 feet and a paved diameter of 80 feet. Maximum lengths of culs-de-sac shall be 1,000 feet, measured from the center of the intersecting road to the center of the cul-de-sac. The minimum length of a cul-de-sac street shall be 250 feet. Culs-de-sac shall serve a maximum of 20 lots. Culs-de-sac shall be connected to the approach road with a right-of-way radius arc of at least 30 feet and a paving radius arc of at least 40 feet.

Stub streets. To provide an integrated street system, all proposed or existing stub streets of abutting subdivisions shall be incorporated into the proposed street system, including the removal and restoration of any temporary turnaround pavement extension.

Dead-end streets. Dead-end streets other than stubs and culs-de-sac shall be prohibited.

Intersections:

Right-of-way. Wherever practicable, right-of-way lines shall intersect at right angles, and shall be rounded by a tangential arc having a minimum radius of 35 feet.

Clear sight triangle.

Clear sight triangles shall be provided and maintained at all intersections. These triangular areas shall be shown on the plans, and they shall be established by drawing a line between two points on the street center line, each point being 75 feet from the center line intersection for local Township streets, 100 feet for any intersection involving a collector, and 150 feet for any intersection involving an arterial roadway. No buildings or obstruction that would obscure the vision of a motorist shall be permitted in this area.

In addition, intersections with collector, arterial, or Pennsylvania Department of Transportation roads shall meet the required Pennsylvania Department of Transportation sight distance.

Grade separated interchanges. In the vicinity of a grade separated interchange, by deed restriction, by lease restriction, or by plan amendment, whichever method is applicable, no building or structure shall be located less than 100 feet from an interchange right-of-way line. At an exit or entrance ramp, no structure, driveway and/or street shall be constructed within 50 feet from the street right-of-way line for a distance of 300 feet from the outer intersection point of the ramp right-of-way line with the street right-of-way line.

Curblines/shoulder lines. Curblines/shoulder lines shall be rounded with a minimum radius which shall conform to Township Standards of 20 feet if both streets are local and 30 feet if one or both streets are not local. The grade lines of the curbs at intersections shall intersect if the tangents are extended.

Minimum angle of intersection. Right angle intersections shall be required at all intersections.

Through street. Intersections with arterial or collector streets shall be kept to a minimum.

Intersection of more than two streets shall not be allowed.

Center lines of intersecting streets. Two streets intersecting a third street from opposite sides shall either intersect with a common center line, or their center lines shall be offset a minimum distance of:

Eight hundred feet, if any street is an arterial street.

Four hundred feet, if at least one street is a collector street and the other streets are either collector or local streets.

One hundred fifty feet, if all streets are local streets.

All proposed intersections onto Township roads or state highways shall meet the PennDOT criteria for required safe stopping and sight distances.

All proposed intersections with state highways shall be designed and constructed to the criteria approved by the state whether the intersection is to be publicly or privately owned. Subdivision and land development plans which will require access to a state highway under the jurisdiction of the Pennsylvania Department of Transportation (PennDOT) shall contain a plan note specifying that a highway occupancy permit is required from PennDOT before road or driveway access to the state highway is permitted. The plan note shall also specify that plan approval does not guarantee that a PennDOT permit will be issued.

Street grading. All streets shall be constructed to the grades shown on the approved street profile and cross-section plan. The work shall be inspected and checked for accuracy by the Township Engineer.

Alignment and geometry:

Horizontal curves. To ensure adequate sight distances, when street center lines deflect more than 1°, connection shall be made by horizontal curves. The minimum center line radii for local streets shall be 150 feet for slopes less than 8% and 200 feet for local roads with slopes 8% or greater, for collector streets shall be 300 feet, and for arterial streets shall be 500 feet.

A minimum tangent of 75 feet shall be required between a curve and street intersection.

A minimum tangent of 100 feet shall be required between curves on local roads and 200 feet on collectors and arterials.

Vertical curves. Vertical curves shall be used at changes in grade exceeding 1%. The length of the curve shall approximate 50 feet on collector streets and arterial streets, and 30 feet for local streets for each 1% of change in grade. Over summits or in depressions, vertical curves shall not produce excessive flatness in grade.

Grade:

Maximum-minimum. Unless otherwise approved by the Board of Supervisors, the maximum and minimum grades on streets shall be:

Type of Street	Maximum Grade	Minimum Grade
Arterial	6%	0.75%
Collector	8%	0.75%
Local	11%	0.75%
Cul-de-sac (turnaround portion)	5%	2%

Street intersections. The grade within 60 feet of the nearest center line intersection street shall not exceed 4%.

Where measured. The grade shall be measured along the center line.

Curve grade combinations. A combination of minimum radius horizontal curves and maximum grades will not be approved.

Road construction specifications. All roads and streets shall be constructed and built in accordance with current Pennsylvania Department of Transportation Specifications Publication 408 and with the following standards;

Width and grading of streets shall be as shown on Appendix A;[2] and

Editor's Note: Said appendix is included as an attachment to this chapter.

Subgrade shall be compacted and crowned with the required street crown and shall be prepared to PennDOT Publication 408, Section 210 requirements.

Subbase shall be provided and installed in accordance with PennDOT Publication 408, Section 350, to a compacted depth of five inches for collectors and six inches arterials and to a compacted depth of four inches for all local roads.; 2A aggregate may be utilized.

[Amended 11-1-2022 by Ord. No. 2022-4]

Base shall be provided and installed in accordance with PennDOT Publication 408 to the following specification section (note - all depths are measured after compaction):

[Amended 11-1-2022 by Ord. No. 2022-4]

Section 313.

Superpave 25.0 millimeter asphalt base course.

Six-inch depth for arterials.

Five-inch depth for collectors.

Four-inch depth for local roads.

Tack coat material shall be required just prior to the construction of the surface course. Such tack coat shall be applied to the base in accordance with PennDOT Publication 408, Section 460.

Surface course shall be provided and constructed in accordance with PennDOT Publication 408 to the following specification sections (note - all depths are measured after compaction):

[Amended 11-1-2022 by Ord. No. 2022-4]

Section 413.

Superpave 19.0 millimeter binder and Superpave 9.5-millimeter asphalt wearing laid as individual courses.

Two-inch depth binder, one-and-one-half-inch depth wearing for arterials and collectors.

One-and-one-half-inch depth wearing course only for local roads.

Repairs shall be made to the same specification as new paving. Repairs shall be done neatly and shall be sealed at the joint with hot bituminous material. The seal is to be at least 12 inches wide and is to be coated with sand or screenings.

Crown is to be 2% on the cartway and 4% on the shoulder (without curb) unless the street has a designed super elevation.

Any fill or embankment material placed in the street right-of-way or adjacent thereto, for street construction purposes, shall be placed in accordance with PennDOT Publication 408, Section 206.

Any utility, storm sewer, sanitary sewer, water line or any trenching for any purpose within street right-of-way areas or proposed street right-of-way areas shall be backfilled in accordance with the following standards and requirements:

The pipe shall be properly bedded and backfilled with crushed aggregate tamped in such a way as to protect the pipe to at least one foot above the pipe. The initial crushed aggregate bedding and backfill material shall be to a specification satisfactory to the utility owner.

Trench backfill above the referenced "initial backfill" shall be with "suitable material" provided and placed in accordance with PennDOT Specifications, Publication 408, Section 206, Embankment, if the final road paving course (wearing course material) is not being placed in the same construction season as the utility construction and backfill.

If the developer or his contractor intend to finish the road construction and final wearing course paving in the same construction season as the installation of the utility or any trenching associated with the installation or repair of the utility in roadway areas, then in that event the trench backfill shall be 100% crushed aggregate backfill to the subbase elevation of the street paving. Such crushed aggregate backfill shall be supplied and placed in accordance with PennDOT Specifications, Publication 408, Section 350, Subbase.

Concrete curbing and sidewalk shall be provided when required as shown on Appendix B.[3]

Concrete material and placement and curing shall be provided as required by the Pennsylvania Department of Transportation Specification Publication 408 (current edition) for Type A concrete 3300 PSI twenty-eight-day strength, in section 704.

All exposed surfaces are to be finished.

Expansion joints of one-half-inch premoulded bituminous expansion joint material are to be provided at intervals of 30 feet or less and against all structures.

Contraction joints shall be provided at equal intervals of five feet or less for sidewalks and 10 feet or less for curb.

Sidewalk and curb depressions are to be provided at intersections for handicap access. A maximum slope of sidewalk of 1:12 and a maximum exposure of curb of 1/2 inch will be allowed. The access ramp shall be at least four feet wide.

Subgrade or base must be tamped and stable prior to placement of concrete.

Editor's Note: Said appendix is included as an attachment to this chapter.

Provisions of streets for future development:

If the lots resulting from the original development are large enough for resubdivision or other land development or if a portion of the tract is not subdivided, suitable access and possible street openings for such an eventuality shall be provided. Such suitable access must be at a location that meets all sight distance criteria for an intersection. Such suitable access and possible street openings shall consist of a minimum width of 50 feet with a minimum width of 25 feet on each side of that 50 feet protected by an easement that would grant the owner of the proposed street area the following rights:

The right to perpetually enter the land and clear obstructions from the land to improve sight distance and intersection visibility.

The right to grade or slope the land and/or install drainage facilities and improvements above or below the surface or the land to properly grade and drain the proposed street areas.

The right to grant easements over or under the land to the Township, the Authority or any public utility company for the purposes of road or utility installation or maintenance.

The right to build a street and associated improvements along or adjacent to the grantee and keep it private or to dedicate the street or associated improvement to the Township or appropriate public agency or utility without objection of the grantee.

Streets must be extended through to the property line of adjacent properties. If no connecting street is presently available, a temporary turnaround shall be provided to the full width of the right-of-way.

Half street. The dedication of half streets at the perimeter of a new subdivision is prohibited. If circumstances render this impracticable, adequate provision for the concurrent dedication of the remaining half of the street must be furnished by the developer. When there exists a half street or a portion of a street in an adjoining property, the remaining half or portion shall be provided by the proposed development.

No alleys will be permitted.

Traffic signs:

Street names must be submitted to the U.S. Postal Service and approved by the Board of Supervisors. Sign posts and name plates approved by the Board of Supervisors shall be placed at street intersections. Duplication of street or road names within the Township or within the postal district shall be prohibited.

The developer shall provide and show on the subdivision and land development plans all stop signs, directional signs, and speed limit signs required to meet PennDOT standards and as may be required by the Township.

Street signs shall be required to have six-inch-high letters placed on a sign nine inches by 36 inches. All signs shall have Type III "high density grade" sheeting.

Obstructions:

No fences, hedges, walls, plantings, utility poles, concrete or masonry mailbox supports, open pipe ends, or other similar obstructions shall be located within a right-of-way, except as might be permitted within this chapter.

Existing obstructions located within existing or proposed rights-of-way in all major subdivisions and land developments must be relocated.

Existing obstructions located within existing or proposed rights-of-way in minor subdivisions must be relocated only when necessary when they are located in areas of required road improvements and/or required right-of-way grading.

Upstream pipe ends within the existing or proposed right-of-way must be fitted with inlet tops in the center line of swale. Downstream pipe ends within the existing or proposed right-of-way must be extended to the edge of right-of-way and fitted with an endwall.

Reserve strips. Reserve strips controlling access or egress are prohibited. New streets shall be provided through to the boundary lines of the development, especially if it adjoins acreage suitable for future development.

Streetlights. The location of poles or standards for streetlights or area lighting shall be located on the preliminary plan. Streetlighting shall be provided in accordance with these regulations.

Private streets, other than driveways, shall be permitted only in developments which are to be retained under single ownership.

The specifications and provisions for private streets in all subdivisions and land developments shall be subject to the review and approval by the Board of Supervisors and shall be designed to meet the Township standards for public streets contained in this chapter.

Road striping. A double yellow line shall be painted along the road center line. Single white lines shall be painted along the cartway edge (i.e., between the cartway and shoulder) where no curb is proposed. Line painting shall meet Pennsylvania Department of Transportation Publication 408, Section 962.

§ 260-36 Easements.

Easements, where required for electric service, sewer, water, gas mains or other utilities (whether proposed now or for possible future extension), shall be 20 feet wide generally apportioned equally, between abutting properties.

Such easements shall follow either rear or side lot lines. Easements for crosswalks shall be at least 20 feet in width. Such easements shall follow either rear or side lot lines. The developer shall provide storm drainage easements, as required, to assure unimpeded flow of natural drainage within and across the area being subdivided.

A ten-foot-wide utility easement is required along all road rights-of-way.

§ 260-37 Sidewalks and pathways.

To provide adequate and proper nonmotorized traffic movement, sidewalks or pathways are required within and along major subdivisions and land developments. Such sidewalks shall be provided at locations specified and to the design specified in these regulations.

Adequate pedestrian access must be provided to all open space and recreation areas via sidewalk or pathway.

If a pedestrian pathway is shown on the Township's Official Map passing through a proposed subdivision or land development, the developer shall provide for this pathway in his development.

§ 260-38 Blocks.

Length. Blocks shall be a maximum of 2,000 feet in length for subdivisions with a lot density less than one unit/AC and a maximum of 1,500 feet for a lot density of one unit/AC or greater. All blocks shall have a minimum length of 500 feet.

Width. Blocks shall be of such width as will provide two tiers of lots of the minimum size permitted under the applicable zoning classification, except in the case of reverse frontage lots.

Crosswalk. Crosswalks shall be required where necessary to provide access to schools, churches, business sections, parks, public and private recreation areas.

§ 260-39 Lots.

The lot size, width, depth, shape, orientation, and the minimum building restriction lines shall be appropriate for the location of the subdivision and for the type of development use contemplated in accordance with Chapter 300, Zoning. Front and rear setbacks from the property line, easement line or right-of-way line and side clearances for all improvements, including driveways, shall be a minimum meeting the requirements of Chapter 300, Zoning. Dimensions of irregularly shaped lots shall be indicated for each side of such lot. Any major change in lot or street lines approved on a preliminary plan will be considered a resubdivision.

The lot dimensions shall conform to the requirements of Chapter 300, Zoning, for specific designated uses with the following additional requirements:

Any lot served by on-lot sanitary sewer facilities shall be a minimum of one acre in area. However, if such lots fall within an area of the Township planned for public sewer service and if the developer provides a capped sanitary sewer system within his development which can be connected to a proposed Township system, planned as part of the Township's approved Act 537 Plan, the lot sizes shall be a minimum of 20,000 square feet in area.

Any lot served by a public or a centralized sanitary sewer system and served by an on-lot water supply shall be a minimum of 20,000 square feet in area. For any lot served by both public or centralized water and sewer, Chapter 300, Zoning, requirements strictly control.

No residential lots shall be divided by a street, road, alley or other lot.

Depth and width of properties reserved or laid out for commercial and industrial purposes shall be adequate to provide for the off-street service and parking facilities required by the type of use and development contemplated.

Generally, lot depth shall vary between one to 2 1/2 times lot width, wherever feasible.

All lots shall front on a public street with at least 50 feet of frontage measured at the ultimate right-of-way, except for row house or townhouse lots. All lots must meet the required minimum lot width in Chapter 300, Zoning. Flag lots are not permitted.

The area of a lot outside of all floodplains and drainage easements shall be a minimum of 5,000 square feet with a maximum slope of 15% prior to plan approval. Additionally, there must be sufficient area for primary and secondary on-lot sewer disposal systems without filling or encroaching into the drainage easements or floodplains.

Corner lots shall respect the minimum front setback from the right-of-way lines of both streets.

No residential lot shall have direct access to an arterial or collector street.

Double frontage and reverse frontage lots shall be avoided except where essential to provide separation of residential development from traffic arteries or to overcome specific disadvantages of topography and orientation. Where a reverse frontage lot is permitted on a collector or arterial street, access to other local streets shall be provided. A planting screen and associated planting easement of at least 20 feet across which there shall be no right of access shall be provided along the rear line of reverse frontage lots.

Where a residential lot abuts a collector or arterial street or other uses with an adverse effect upon adjacent properties, a planting screen and associated planting screen easement at least 20 feet wide shall be provided along the abutting side with no right of access onto or through said screen.

Side lot lines shall be substantially at right angles or radial to street lines. The lot lines of corner lots shall be rounded to a minimum radius of 35 feet.

Off-street parking. The off-street parking requirements of Chapter 300, Zoning, shall apply.

Driveways:

Access permits:

Driveways shall not be permitted to have direct access to state roads or highways, unless authorized by PennDOT through issuance of a highway occupancy permit.

Subdivision and land development plans which will require access to a state highway under the jurisdiction of the Pennsylvania Department of Transportation (PennDOT) shall contain a plan note specifying that a highway occupancy permit is required from PennDOT before driveway access to the state highway is permitted. The plan note shall also specify that plan approval does not guarantee that a PennDOT permit will be issued. (Refer to Appendix C.)[1]

Editor's Note: Said appendix is included as an attachment to this chapter.

Intersection. Driveways shall intersect streets at right angles.

Grades. Driveway grades shall not exceed 15% and the following:

Maximum 4% within 20 feet right-of-way and then the next 80 feet shall have a maximum slope of 7% when access to an arterial street or highway is permitted.

Maximum 7% within 20 feet of right-of-way.

Location. Unless the center lines are directly aligned, the center line of a driveway at the point of access to a street shall not be located closer to a street intersection than the following distances:

For residential driveways;

One hundred fifty feet if either street is an arterial street.

One hundred feet if one street is a collector and the other street is either a collector or local street.

Seventy-five feet if both streets are local streets.

For nonresidential driveways:

Three hundred feet if either street is an arterial street.

Two hundred feet if one street is a collector and the other street is either a collector or local street.

One hundred fifty feet if both streets are local streets.

The minimum distance between a nonresidential driveway and any other driveway on either side of the street shall be 40 feet.

The location of driveways near a grade separated interchange is subject to special engineering review.

All proposed driveways shall be provided with adequate sight distance in accordance with PennDOT criteria whether the driveway is attaching to a state highway or Township road.

Widths:

Driveways for multifamily residential, mobile home parks and all nonresidential subdivisions and developments shall not exceed 30 feet in width at the road right-of-way line and shall be clearly defined by use of curbing.

Driveways for single family residential lot shall not exceed 20 feet in width at the road right-of-way line.

Entrance. All driveways with access to an arterial or collector street shall have sufficient space to permit a vehicle to turn around and enter the street head-on.

Woodland preservation required. Properties which contain woodlands, as defined by this chapter, shall be subject to the following regulations:

If a lot contains woodlands outside of any proposed yard areas as defined in Chapter 300, Zoning, (i.e., within a proposed building envelope), the minimum lot area, minimum lot width, maximum density of development permitted, and maximum lot coverage for each affected lot containing said woodlands is established in accordance with the following requirements:

Residential Lot Size, Lot Width Development Density, and Cover Factors
Percentage of Total Lot Area Covered By Woodland	Lot Area and Width Factor*	Development Density and Cover Factor**
0% to 25%	1.0	1.0
25.1% to 50%	1.5	0.67
51% to 100%	2.0	0.50

Nonresidential, Development Density and Cover Factor
Percentage of Total Lot Area Covered By Woodland	Development Density and Cover Factor**
0% to 25%	1.0
25.1% to 50%	0.85
50.1% to 100%	0.75

NOTES:
*	This factor shall be multiplied by the Zoning District minimum lot area and minimum lot width requirement to obtain the adjusted minimum lot area and width.
**	This factor shall be multiplied by the Zoning District density and maximum land lot coverages (building and total impervious) to obtain the adjusted maximum allowed development density and lot coverage.

Removing woodlands or existing trees to avoid requirements of this chapter is hereby prohibited.

A minimum of 80% of woodlands area shall be preserved as undisturbed woodlands, except for removal of dead or diseased trees, and/or except for normal removal of trees for prudent forest management to allow for proper tree growth. This calculation of 80% in both cases shall be made after the lot size criteria of this chapter have been met as listed above. If the preservation of woodlands (as required by this section) results in less development density and on-lot coverage than otherwise allowed, the more restrictive requirement shall be utilized.

Proposed yard areas may be increased above minimums in Chapter 300, Zoning; however, proposed building envelopes may not be reduced to less than 10,000 square feet.

Subdivision and land development plans shall note the maximum extent of woodlands removal allowed conforming with this chapter and the plan shall protect the remaining woodlands by preventing their removal with a plan note and covenant.

Where possible (as detailed solely by the Board of Supervisors), no public improvements including roads, detention basins, etc., shall encroach into woodland areas. Any trees greater than eight inches in diameter measured at a height of 14 inches above ground removed for the construction/grading of public improvements shall be replaced by a tree of similar species at least three inches in diameter measured at a height 14 inches above ground.

In the case of property containing both steep slopes and woodland, the more restrictive minimum lot size, minimum lot width, maximum density and maximum coverage shall be applied.

Steep slopes. In areas of natural (i.e., not man-made) steep slopes, i.e., those above 15%, the following standards shall apply.

Fifteen percent to 25%. If any part of a lot located outside of the proposed yard area as defined in Chapter 300, Zoning, (i.e., within a proposed building envelope) contains slopes of 15% to 25%, the required minimum lot area and required minimum lot width shall double and the required maximum density and maximum building and total impervious coverage shall be halved.

Twenty-five percent or more. If any part of a lot located outside of the proposed yard area as defined in Chapter 300, Zoning, (i.e., within a proposed building envelope) contains slopes greater than 25%, the required minimum lot area and required maximum lot width shall triple and the required maximum density and maximum building and total impervious coverage shall be one third of the specified maximum. Any existing land with a slope in excess of 25% shall remain as open space.

Performing grading to avoid requirements of this chapter is hereby prohibited.

Proposed yard areas may be increased above minimums in Chapter 300, Zoning; however, proposed building envelopes may not be reduced to less than 10,000 square feet.

In the case of property containing both steep slopes and forests, the more restrictive minimum lot size, minimum lot width, maximum density and maximum coverage shall be applied.

The Planning Commission and the Board of Supervisors may require that the design and development of subdivisions and land developments shall preserve, insofar as possible, natural, scenic, and historic features, which will add attractiveness by providing parks, adequate open space for recreation, light and air by proper distribution of population thereby creating conditions favorable to the health, safety, morals and general welfare of the citizens and for the harmonious development of the Township. Some of these features are the natural terrain and natural drainage, large trees or groves, watercourses and falls, wetlands, historic areas and structures, scenic views and landmarks, and other community assets as may be identified on the Township Comprehensive Plan.

House numbers. House numbers will be assigned by the Board of Supervisors prior to approval of a final plan.

Lot numbers. For purposes of development, each subdivision shall have an overall system of lot numbers, the number one being assigned to a lot in the first section to be developed. (Such systems of lot numbers shall not be confused with the regular house or building numbering system based on a Township-wide plan.)

Lot pins. All lot corner markers shall be permanently located and shall be at least 3/4 inch steel or iron pin or steel or iron pipe with a minimum length of 30 inches, located in the ground flush to existing grade.

Survey monuments. Concrete survey monuments shall be provided in accordance with these regulations.

§ 260-40 Open space and community facilities.

School sites. The Planning Commission and/or the Board of Supervisors, with the advice of the school district serving the Township, may require the developer of residential subdivisions to reserve land to be conveyed for a consideration to the school district for school sites.

Fire, police, library and other public buildings. The Planning Commission and/or the Board of Supervisors may require any developer to reserve land to be conveyed for a consideration or dedicated to the Township as open land provision for future facilities to be located on public grounds.

Street rights-of-way reservation. The Board of Supervisors may require the developer to dedicate land to the Township for future street widening for the purposes of the protection and preservation of the public's health and safety, and to conform to local and/or regional comprehensive street plans and/or the Township's Official Map.

Recreational and open space areas. The policy of the Board of Supervisors is to provide for dedication of land by the developer for future recreational and open space use, active or passive, exclusive of paved areas. The Board of Supervisors reserves the right to accept or reject, in whole or in part, any offer to dedicate land. The amount of land to be so dedicated to the Township shall be determined by the following standards:

For single-family detached or attached subdivisions and land developments: 2,000 square feet per dwelling with a minimum required area of one acre, (with road access) meeting all requirements for a lot contained in Chapter 300, Zoning.

Where public recreation/open space areas already exist in the Township, and such areas are deemed adequate by the Board of Supervisors to fulfill the recreation/open space needs of the proposed subdivision, development as determined by the Board of Supervisors of land or in the case of a subdivision with less than a one acre dedication requirement, contributions of money shall be accepted in lieu of recreation/open space within the proposed subdivision. The money, so collected, shall be used to provide park and recreation improvements which bear a reasonable relationship to the expected utilization of such facilities by the future inhabitants of the subdivision or land development.

Where a monetary contribution is made in lieu of land dedication, value or amount of such contributions shall be based upon the anticipated need for park and recreation facilities generated by the future inhabitants of the subdivision or development. Such contribution shall be a minimum of $1,500 per lot (after one lot). This amount shall be adjusted annually, on or about July 1, upon certification of the Township Engineer based on estimated cost computed from change in cost indexes obtained from Engineering News Record, or its equivalent, and the new amount will apply to preliminary plans submitted thereafter.

The total amount of recreation fees is due prior to recording the final plan.

For multifamily dwelling developments. Land shall be reserved, improved by the developer and privately maintained by the landowner for recreational and open space use at 1,000 square feet per dwelling unit, 5,000 square feet minimum, exclusive of roofed or paved areas and outside all required minimum front, side or rear yard setbacks. The improvements provided by the developer shall be those which could be anticipated to be needed by the inhabitants of the development.

The developer shall provide a recreation facility proposal based upon the anticipated need for facilities along with a recreation impact study at the time of the preliminary plan submission. The study and proposal for facilities shall be subject to Board of Supervisors review and approval. In its review and approval, the Board of Supervisors shall consider the developer's proposal in light of the recreation impact study and generally accepted park and recreation design standards and recommendations and the standards set forth in the "Township Recreation Plan."

The developer's impact study and proposal for facilities may include public park open space and recreation facilities if the developer is providing pro rata contributions and/or dedications or improvements to those facilities in proportion to the added demand his development is placing on those facilities, but such public land areas, improvements or contributions shall not relieve the developer from providing the private recreation and open space minimum area required by this chapter section. At least 50% of the private recreational and open space land provided by the developer shall be suitable for recreation use and shall be flatter than 8% and shall be located outside of detention basins and outside the twenty-five-year floodplain.

For nonresidential developments. The amount of land or cash fee from nonresidential subdivisions and land developments shall be determined by the number of dwelling units that would result if 80% of the tract were occupied by one-acre lots for single-family dwellings (i.e., 100-acre tract = 80 dwelling units). [See § 260-40D(1).] When the computation of dwelling units results in a fractional number, only the fraction of 1/2 or more shall be counted as one.

The public dedication of land and/or payment of monies in lieu thereof shall at all times be conditioned on the following:

The land or monies, or combination thereof, are to be used only for the purpose of providing park or recreational facilities accessible to the subdivision or land development.

The recreational land to be dedicated, and/or facilities to be purchased with the monies contributed under this section, are in accordance with the definite principals and standards contained in a recreation plan formally adopted by the Board of Supervisors and the provisions of this chapter.

The amount and location of land to be dedicated or the monies to be paid shall bear a reasonable relationship to the use of the park and recreational facilities by future inhabitants of the land development or subdivision. Any park or open space area owned by the Board of Supervisors shall be deemed to satisfy this requirement.

Any monies contributed to the Township in lieu of the dedication of land shall be deposited in an interest-bearing account, clearly identifying the specific recreation facilities for which the monies were received. Interest earned on such accounts shall become monies of those accounts. Monies from such accounts shall be expended only in properly allocable portions of the cost incurred to construct the specific recreation facilities for which the funds were collected. Any expenditure of fees in accordance with the Township's recreation plan shall be deemed to satisfy this requirement.

(e)

Upon the request of any person who paid any monies in lieu of the dedication of land, the Board of Supervisors shall refund such monies, plus interest accumulated thereon from the date of the payment, if the Township had failed to utilize the monies paid for the purposes set forth in this chapter within three years from the date such fee was paid.

(f)

Land areas dedicated to the Township shall be provided in a clean and environmentally stable condition. If such areas are intended to be lawn areas, they shall be smooth graded and tilled, fertilized, seeded and mulched to PennDOT Publication 408 Standards, Section 800, with Formula "B" bluegrass mixture.

(g)

Detention basin areas shall not be considered open space or recreation areas.

(h)

The minimum land amount proposed for dedication shall be located outside of the 100-year floodplain and wetlands.

(i)

The land proposed for dedication must be usable for the recreation use planned for by the Board of Supervisors, or the Board of Supervisors shall not accept this land as meeting the requirements of this section.

(j)

The Board of Supervisors may accept the dedication of environmentally sensitive and/or passive recreation areas within a subdivision and/or land development to meet the requirements of this § 260-40.

§ 260-41 Landscaping.

Trees. All healthy trees, wherever possible, shall be preserved in subdivision and land development.

Topsoil protection. Grading and cut/fill operations shall be kept to a minimum to ensure conformity with the natural topography, to minimize the erosion hazard and to adequately handle the surface runoff. No topsoil shall be removed from the subdivision site except that topsoil stripped from street cartway areas or other paved areas. A minimum of four inches of topsoil is to be uniformly distributed over areas stripped for construction beyond those areas covered by structures and paving. The developer must comply with the provisions of the state erosion control regulations.

Street trees and landscaped screens and buffers. Planting in rights-of-way, and in required tree and shrub buffer yards or screens shall be maintained, continuously, in good order by the property owner abutting the right-of-way or owning the yard or screen. Such planting shall be done in accordance with the following standards, unless otherwise approved by the Board of Supervisors:

No new plantings are allowed in the Township street rights-of-way.

In subdivisions and land developments, street trees may be planted at the option of the developer along both sides of all streets at a minimum interval of 100 feet. Such trees are to be of good quality and to have a trunk at least two two-and-one-half-inch caliper measured "above the root ball." Such trees are to be staked to prevent root movement in the first year.

If proposed, street trees shall be located in a planting strip 10 feet wide outside of the street right-of-way.

Permitted street trees in areas where no overhead wires are anticipated are: red oak, scarlet oak, white oak, pin oak, columnar sugar maple, red maple, October glory, maidenhair tree (male gingko), little leaf European linden, Japanese zelkova, and green ash. Alternates to this list will also be considered by the Board of Supervisors.

Permitted street trees in areas where overhead wires do or do not exist are: dwarf Norway maple, sourwood, flowering dogwood and ginnala or amur maple. Alternates to this list will also be considered by the Board of Supervisors.

Prohibited street trees include; box elder, silver maple, horse chestnut, honey locust, mulberry, willows, poplars, elm, female gingko.

All street trees are to be long stem varieties.

When required by this chapter or other ordinances, buffer screens and buffer yards shall be well landscaped and planted with at least the material contained in Appendix E.[1]

Editor's Note: Said appendix is included as an attachment to this chapter.

When required by other ordinances, a dense screen, such as a junkyard screen, shall include a six-foot-high durable solid fence such as a stockade fence, or chain-link fence with full aluminum slatting. Such screen shall also include evergreen material on the property line side of the fence. Such evergreen material shall have a minimum planted height of eight feet and shall be spaced at a maximum spacing of 10 feet.

If a detention basin is fenced, landscaping around detention basins shall consist of at least two five-foot evergreens and three thirty-six-inch-high shrubs and two six-foot-high flowering trees per 100 feet of perimeter fence, planted no closer than five feet from the fence and no more than 15 feet from the fence, outside the fence, but inside the area or easement set aside or dedicated for the detention basin.

(11)

All street tree and buffer planting areas shall be protected by an easement which requires maintenance by the property owner, prohibits removal, and requires replacement of any dead landscaping.

§ 260-42 Storm drainage.

Stormwater management plan.

A stormwater management plan shall be prepared and submitted as part of any subdivision and land development application for preliminary plan approval, or, if none, for final plan approval. Except, however, stormwater management plans shall not be required for minor land developments or minor subdivisions, unless the Township Engineer finds a need for such a plan during his review of the plans. This plan shall be prepared by a registered engineer and shall be prepared in conformance with:

Department of Environmental Protection Chapter 102 erosion control regulations;[1]

Editor's Note: See 25 Pa. Code Ch. 102.

PennDOT Publication No. 13 "D.M. Highway Design, Part 2, latest edition";

Chapter 241, Stormwater Management, and Chapter 247, Stormwater Management: Monocacy Creek Watershed, of this Code, as amended.

Where a conflict arises between standards, the Township standards shall govern all facilities not connected to or adjacent to PennDOT roads or facilities. PennDOT standards of design, however, govern facilities connected to and adjacent to PennDOT roads.

State approvals. Drainage structures that are located on or adjacent and discharging onto state highway rights-of-way shall be approved by the Pennsylvania Department of Transportation. The stormwater management plan must be reviewed and approved by the Department of Environmental Protection when required by state regulations.

Both approvals must be received and forwarded to the Board of Supervisors prior to preliminary plan approval, where preliminary plans are provided and otherwise prior to final plan approval of subdivisions or land developments.

Basic construction criteria. Construction of stormwater management and erosion control facilities shall be in accordance with the approved plans and accompanying specifications, if any. The construction details and standards of the following publications in their most recent revision shall be acceptable:

County-approved erosion and sedimentation control plans.

PennDOT Form 408, Specifications.

PennDOT, RC Series, Roadway Construction Standards.

This chapter.

Chapter 241, Stormwater Management, and Chapter 247, Stormwater Management: Monocacy Creek Watershed, of this Code.

Construction:

A set of approved design plans shall be maintained on file at the site during construction, as record drawings. Upon completion of the project and as a prerequisite for the release of any guarantee, the owner or his representative shall provide a certification of completion from an engineer or other qualified person verifying that all proposed stormwater management facilities have been constructed in compliance with the approved plans and specifications.

Observations of construction shall be conducted by the Board of Supervisors or their designated representative to verify compliance with this chapter and approved plans. The review and comments of the Northampton County Conservation District shall be considered during completion and implementation of the stormwater management plan.

Drainage easements shall be provided as follows:

Twenty feet along side and rear lot lines, centered along the line.

One hundred feet centered along any stream bank of those major or minor streams as shown on the Official Zoning or Official Map.

Twenty feet centered on all proposed swales and pipes not contained with a street right-of-way.

Ten feet along any street right-of-way.

§ 260-43 Sanitary sewerage.

The developer shall provide at no expense to the Township the most effective type of sanitary sewage disposal consistent with the Township's Official Plan for sewage facilities prepared in accordance with the Pennsylvania Sewage Facilities Act (Act 537),[1] and Chapter 71 of the Pennsylvania Department of Environmental Protection regulations,[2] for the subdivision or development.

Editor's Note: See 35 P.S. § 750.1 et seq.

Editor's Note: See 25 Pa. Code Ch. 71.

Sewer service for residential dwelling units other than mobile homes in a mobile home park shall be served by way of individual on-lot sanitary sewer disposal systems or by way of extension of and connection to a publicly owned community sanitary sewer system. Residential dwellings other than mobile homes in mobile home park shall not be permitted to connect to a privately owned community sanitary sewer system. No new proposed (i.e., not an extension of an existing public system) publicly owned community sewage system shall be planned or designed for service to less than 200 dwelling units or equivalent dwelling units.

Sewer service to nonresidential developments and/or mobile home parks may be provided by way of:

Individual sewage systems;

Private community sewer systems;

Public community sewer systems.

Connection to a public community sewage system shall be required for the following instances:

For any subdivision or land development within 1,000 feet of an available public community sewage system, unless the Board of Supervisors determines that the Township Official Sewage Facilities (Act 537) Plan cannot provide for public or centralized service for the development or subdivision within five years of the date of preliminary plan approval.

For any subdivisions or land development which propose a density of less than one acre per equivalent dwelling unit. For nonresidential flow calculation purposes, one equivalent dwelling unit is equal to 400 gpd sewage flow.

For any multifamily or planned residential development.

Capped sewer system:

Where a public community sewage system is not yet accessible to the site but is planned for extension within a five-year period of the date of preliminary plan approval by the Township's approved Act 537 Plan, the developer shall install sanitary sewer lines within the subdivision boundary to the point where the future connection to a public system will be made and dedicate such system to the Township or appropriate authority.

Lateral connections shall be constructed for all lots or buildings.

Connections shall be available in the structures so as to allow the switch from the use of the on-lot systems to the public system.

Such sewer systems shall be capped until ready for use.

Individual on-lot sewage systems constructed in accordance with state regulations shall be provided for interim use.

If a pump or lift station is required to connect the system to the main system, such station shall be completely constructed or monies shall be escrowed for the construction of the station in the future. This shall be determined by the Township or Authority.

The design, installation and testing of all such capped sewers and appurtenances shall be subject to Board of Supervisors and any applicable Authority review, inspection and approval.

The capped system shall provide a complete collection system within the development.

In subdivision/land developments where neither connection to a public community sewage system nor a private community sewage system is contemplated, on-lot sewage disposal systems shall be provided in accordance with the Pennsylvania Sewage Facilities Act,[3] Chapter 73 of the DEP regulations[4] and the requirements of the Municipal Sewage Enforcement Officer.

Editor's Note: See 35 P.S. § 750.1 et seq.

Editor's Note: See 25 Pa. Code Ch. 73.

Sanitary sewerage systems shall be located and/or designed to minimize flood damage and minimize or eliminate infiltration of floodwaters into the system or discharges from the system into floodwaters.

On-lot sewage disposal systems shall be located and/or designed to avoid impairment to them or contamination from them during flooding. No component of the on-lot system may be located within a 100-year floodplain.

Design and construction of, and connection to, a public or centralized sanitary sewer system shall be provided in accordance with the following standards;

Moore Township Municipal Authority rates, rules and regulations, standards and specifications.

Pennsylvania Department of Environmental Protection regulations.

All lots must be able to connect the first floor of the structure to the sewer main via gravity.

Sewer design standards in Appendix F[5] of this chapter.

Editor's Note: Said appendix is included as an attachment to this chapter.

The developer must extend the public sewer to the upstream end of his property and streets.

No preliminary plan shall be approved with lots or buildings requiring on-lot sanitary sewage disposal systems until each such proposed lot or proposed building site has been found by the Board of Supervisors to be suitable for on-lot disposal. Testing which includes probe and percolation testing (if applicable) shall include a suitable area for a primary and backup drain field site for each lot.

[Amended 12-2-2008 by Ord. No. 2008-05]

The Board of Supervisors may require larger lots in subdivisions with on-lot sewage disposal, than as required by Chapter 300, Zoning, if the space requirements for septic tanks and primary drainage fields and one backup drain field warrant such an increase.

Cesspools and drilled sinks are prohibited.

Plan notice (refer to Appendix C).[6]

[6]

Editor's Note: Said appendix is included as an attachment to this chapter.

§ 260-44 Water supply, distribution and fire protection.

The developer shall provide, at no expense to the Township, all lots, buildings, and leased units in a subdivision or land development with adequate supply of water by one of the following methods:

Connection to a public or centralized water system designed and constructed by the developer to standards of the Pennsylvania Department of Environmental Protection, applicable local public water department and/or private water company approved by the Pennsylvania Public Utility Commission and this chapter.

Individual on-lot water system in accordance with minimum standards approved by the Pennsylvania Department of Environmental Protection.

Connection to a public water system shall be required in the following subdivisions:

In all subdivisions or developments with lot sizes less than 20,000 square feet in area, or densities of more than two equivalent dwelling units per acre.

In all subdivisions with lot size 20,000 square feet in area or larger, but less than one acre, and having on-site sewage disposal system.

Multiple-family or planned residential developments.

If an available public water system is within 1,000 feet of a proposed subdivision or land development.

The minimum working pressure during flow at the service entrance to each lot or leased unit, in the outlying parts of the distribution system, shall be 30 pounds per square inch. In the central or built-up sections of the distribution system, normal working pressures shall be 60 pounds per square inch and shall not be less than 35 pounds per square inch. A minimum of 20 pounds per square inch shall exist at any point in the system during periods of fire flow.

In those cases where a public or centralized water system is not available or practical, a well shall be provided for each lot. Wells shall be placed uphill from sewage disposal systems. Wells shall not be placed within 100 feet of any part of the absorption field of any on-site sewage disposal system and they shall not be placed within 50 feet of lakes, streams, ponds, quarries, etc. Wells shall not be placed within 100 feet of active agricultural lands.

Subdivision and land development plans shall contain a plan note specifying the source of water supply. Plans not proposing the use of public or centralized water shall contain a note specifying that the lot(s) has not been tested for the availability of water of adequate quality or quantity and no guarantee of water availability is provided. (Refer to Appendix C.)[1]

Editor's Note: Said appendix is included as an attachment to this chapter.

When proposed or required, water systems for community or public needs shall be provided, installed, and maintained in conformance with the following regulations;

Pennsylvania Department of Environmental Protection standards.

Pennsylvania Public Utilities Commission standards for systems under their jurisdiction.

Regulations or specifications of the water service company or Authority providing the water service (such as the Pennsylvania American Water Company).

Specifications to be provided by the developer at the time of preliminary plan review which specifications must meet or exceed the minimum standards and specifications of the Moore Township Municipal Authority and which are subject to review and approval by the Board of Supervisors.

Water system specifications contained in the Appendix F of this chapter.[2]

Editor's Note: Said appendix is included as an attachment to this chapter.

Fire service must be provided for all developments in existing areas of public water supply. Such fire service must provide for at least 500 GPM at each fire hydrant for two hours with at least 20 psi residual pressure. Fire hydrants shall be located no more than 500 feet from any proposed structure.

Public water systems must be extended along the full length of a developer's property and/or streets to allow extension by the next property.

One copy of all plans submitted shall be forwarded to the Township Fire Department for review and comment.

§ 260-45 Swimming pools.

Swimming pools where permitted in accordance with Chapter 300, Zoning, constructed for private or public use shall be regulated by applicable state or local regulations.

§ 260-46 Electrical and gas utilities.

All electrical utilities, including electric power, telephone and television cable lines, shall be placed underground, unless prohibited by the utility. The installation of underground facilities for all utilities shall be performed in accordance with the current standards of the utility company(s) serving the subdivision.

Electrical and gas utilities easement. Easements for the installation of underground facilities for electric power, telephone, television cable, and gas lines shall be provided along all street rights-of-way and lot lines.

Width. Such easements shall have a total width of 20 feet, except along dedicated street right-of-way, where they may be 10 feet wide.

No portion of a water supply and distribution system and no portion of a sewage collection and disposal system shall be permitted parallel to and within such gas or electric easements.

§ 260-47 Unusual hazards.

Land subject to unusual hazards to life, health, or property as may arise from fire, floods, disease, quarries, cliffs, swamps, excessive noise, falling aircraft or considered to be uninhabitable for other reasons shall not be subdivided or developed for building purposes, unless:

The hazard is eliminated; or

The plans show adequate safeguards to protect against the recognized hazards.

Land subject to any unusual hazards shall be set aside for uses that will not be endangered by such hazards or their adverse influences.

§ 260-48 Soil and erosion control.

Whenever any major subdivision or major land development is proposed, or when construction activities require a Department of Environmental Protection permit, an application to the Northampton County Conservation District and submission of a soil and erosion control plan, with a copy of said plan submitted to the Board of Supervisors shall be submitted for review prior to any activity, construction, grading, or re-landscaping of the affected tract being undertaken. No earthmoving shall commence until the District has issued an adequacy letter.

No topsoil shall be removed from the site or used as spoil without approval of the Township Supervisors. Topsoil must be removed from the areas of construction and stored separately. Upon completion of the construction, the topsoil must be uniformly redistributed on the site. All areas of the subdivision shall be stabilized by seeding or planting. Slopes steeper than 15% shall be further protected by mulching which shall be adequately tied down.

The owner of the land shall be responsible for carrying out the requirements of the erosion and sedimentation control plan during earthmoving activities. The following activities require no soil and erosion control plan submission:

Improvements, such as erection of retaining walls, driveway paving, minor regrading or activities on a property which do not significantly affect the natural overland or subsurface flow of stormwater or the drainage of any property.

Farming, gardening, lawn installation or lawn restoration, except that sod farming does require a soil and erosion control plan.

§ 260-49 Wetlands or waterway encroachment.

State and federal permits are required for work encroaching on or altering wetlands or waterways. As wetlands are not always easily identifiable, a wetlands determination report prepared by a registered geologist or registered soils scientist shall be submitted for any subdivision or development which includes areas of disturbance within or within 50 feet of hydric or hydric inclusion soils as defined by the Army Corps of Engineers or the Northampton County Conservation District.

The Township may require the developer to obtain a jurisdictional determination from the Army Corps of Engineers.

§ 260-50 Streetlighting.

Complete streetlighting facilities shall be provided by the developer, at his expense, at each fire hydrant, and at each street intersection with a collector or arterial road. Streetlights shall be separated by at least 100 feet from each other. Plans for the placement shall be prepared in cooperation with appropriate public utility and by the Board of Supervisors. The subdivider shall have the right to select public utility approved metal poles; however, the type selected shall be the only type installed in the entire development, and such type shall be of the type approved by the Board of Supervisors. Streetlighting design must conform to Chapter 300, Zoning.

§ 260-51 Survey monuments and lot pins.

Concrete survey monuments shall be provided along one side of each proposed or existing street on the right-of-way line at each point of curve or change in direction, and at every tract boundary corner unless existing monumentation is found for that corner. The location of all monuments shall be shown on the final plan. The concrete monuments shall be 24 inches long and four inches in diameter with one one-quarter-inch steel bar protruding or a drilled hole or such monuments as the Township Engineer may approve. The top of the monument or bar shall be set flush with the final grade of the property.

One monument shall be required for each minor subdivision.

Iron pins at least 30 inches long shall be required at all lot corners, unless concrete monuments are proposed or existing corners are found.

§ 260-52 Subdrains.

Subdrains may be required adjacent to concrete curb or edge of road during construction of roads, at locations determined by the Township Engineer during or before construction where such drains are necessary to preserve road integrity in high water table conditions. Such subdrains shall be installed in accordance with Appendix "B."[1] The developer must provide a suitable outlet for each subdrain outside the Township right-of-way or into the storm piping system.

Editor's Note: Said appendix is included as an attachment to this chapter.

§ 260-53 Additional setbacks.

Proposed structures shall be set back the following specified distances from the following natural features. Building restriction lines shall be adjusted, even if more restrictive than those listed in Chapter 300, Zoning:

Wetlands - per Chapter 300, Zoning.

Stream banks - per Chapter 300, Zoning.

Pond or lakes - 100 feet for primary residential structures; 25 feet for other structures.

Detention basin 100-year water surface elevation:

One hundred feet for primary residential structures.

Twenty-five feet for other structures.

§ 260-54 Impact assessments.

All subdivisions and land development plans proposing 20 or more residential units or nonresidential sewage flow greater than 800 gpd shall include an impact assessment showing their affect the following. Impact studies may be required by the Township on smaller developments/subdivisions if deemed necessary by the Board of Supervisors.

Township fire service.

Public schools.

Public police protection.

Groundwater quality (prepared by a registered professional geologist or professional soil scientist). This study must meet all requirements of a Department of Environmental Protection "Preliminary Hydrogeologic Study." For any subdivision or land development proposing greater than 50 residential units and/or nonresidential sewage flow greater than 20,000 gpd, the study shall meet all requirements of a Department of Environmental Protection "Detailed Hydrogeologic Study."

Sufficient groundwater availability (if on-lot water is proposed) without adverse impact on adjacent properties (prepared by a registered professional geologist).

Traffic study showing the development's impact on area intersections and existing roadway's levels of service. This study must be prepared by a registered professional engineer and meet the following standards:

General site description. The site description shall include the size, location, proposed land uses, construction, staging and completion date and types of dwelling units, if applicable. A brief description of other major existing and proposed land developments within 1/2 mile of the proposal which shall constitute the study area, except that a study area of one mile from the proposal shall be used for any commercial development of greater than 200,000 square feet of total floor area.

Traffic facilities description. The description shall contain a full documentation of the proposed internal and existing highway system. The report shall describe the external roadway system within the area. Major intersections in the area shall be identified and sketched. All future highway improvements which are part of proposed surrounding developments shall be noted and included in the calculations.

Existing traffic conditions.

Existing traffic conditions shall be measured and documented for all streets and intersections in the area. Existing traffic volumes for average daily traffic, peak highway hour(s) traffic, and for hour(s) of predicted peak development generated hour(s) traffic shall be recorded. Traffic counts at major intersections in the study area shall be conducted, encompassing the peak highway and predicted peak development generated hour(s), traffic shall be recorded. Traffic counts at major intersections in the study area shall be conducted, encompassing the peak highway and predicted peak development generated hour(s), and documentation shall be included in the report. A volume/capacity analysis based upon existing volumes shall be performed during the peak highway hour(s) and the predicted peak development generated hour(s) for all streets and major intersections in the study area. Levels of service shall be determined for each major road segment and turning movement. Detailed traffic counts of existing local streets not provided or proposed for through access are not required. A tabulation of accident locations during a recent three-year period shall be shown.

This analysis will determine the adequacy of the existing roadway system to serve the current traffic demand. Roadways and/or turning movements experiencing Levels of Service D, E, or F, as described in Highway Capacity Manual, Special Report No. 209, dated 1985, shall be noted as congestion locations.

Traffic impact of the development. Estimation of vehicular trips to result from the proposal shall be computed from the average daily peak hour(s). Vehicular trip generation rates to be used for this calculation shall be obtained from the Trip Generation Manual, published by the Institute of Transportation Engineers, or, at the request of the Township, said calculations shall be substantiated by physical counts at similar type developments. These estimated developments generated traffic volumes shall be provided for both inbound and outbound traffic movements, and the reference source(s) and methodology followed shall be documented. All turning movements shall be calculated. These estimated volumes shall be distributed to the area and assigned to the existing streets and intersections throughout the area. Documentation of all assumptions used in the distribution and assignment phase shall be provided. Traffic volumes shall be assigned to individual access points. Any characteristics of the site that will cause particular trip generation problems shall be noted. For retail sales uses, the increased traffic during the holiday seasons and during weekends shall be forecast and analyzed.

Analysis of traffic impact.

The total future traffic demand shall be calculated. This demand shall consist of the combination of the existing traffic expanded to the completion year (straight line projections based on historical data), the development generated traffic and the traffic generated by other proposed developments in the study area. A second volume/capacity analysis shall be conducted using the total future demand and the future roadway capacity. If staging of the proposed development is anticipated, calculations for each stage of completion shall be made. This analysis shall be performed during the peak highway hour(s) for all roadways and major intersections in the study area. Volume/capacity calculations shall be completed for all major intersections.

All access points shall be examined as to the necessity of installing traffic signals. This evaluation shall compare the projected traffic to state warrant regulations for traffic signal installation.

Conclusions and recommendations. Levels of service for all streets and intersections shall be listed. All streets and/or intersections showing a Level of Service below C shall be considered deficient, and specific recommendations for the elimination of these problems shall be listed. This listing of recommended improvements shall include, but not be limited to, the following elements: internal circulation design, site access location and design, external roadway and intersection design and improvements, and traffic signal intersection and operation including signal timing. All physical street improvements shall be shown in sketches.

Cost of needed projects. Approximate costs for all needed transportation improvements shall be developed within a defined impact area.

Administration.

The full cost of the traffic study and Township reviews of the study shall be borne by the applicant.

The traffic study shall be reviewed by the Township Engineer or other professional reviewer designated by the Township.

The project manager for any traffic impact report shall be a professional traffic engineer or transportation planner with significant experience in traffic studies.

In place of individual traffic studies, the Board of Supervisors may by resolution establish a fee schedule for traffic studies. The applicant shall then pay such fees which shall be used for a coordinated study of more than one proposed development in an area of the Township.

(e)

The Board of Supervisors shall approve the traffic study as complete prior to granting final approval to a land development, subdivision, or conditional use application, unless a specific process for determining any needed traffic improvements is made a condition of such approval.

Applicant's responsibility. The applicant shall respond to the traffic impact report by stating to what degree he/she is willing to assist in funding or completing any off-site improvements that are needed and to state what on-site improvements he/she proposes. These improvements may include structural or nonstructural improvements. Nonstructural improvements include long-term commitments by employers or developers to support van pools, bus pools, staggered work hours or public bus service.